Item 3.5 - Well #10ITEM 3_5
TPC
The Planning Company
PLANNING REPORT
3601 Thurston Avenue
Anoka, MN 55303
763.231.5840
TPC@PlanningCo.com
TO: Otsego Planning Commission
FROM: D. Daniel Licht, AICP
REPORT DATE: 10 August 2022
RE: Otsego — Utilities; Well #10
TPC FILE: 101.01
BACKGROUND
The City of Otsego is proposing to improve construct a new well to expand water system
capacity to meet current and forecast demand. The City acquired an 0.76 acre lot at the
northeast quadrant of Kadler Avenue and 90th Street, north of an existing pumphouse facility
for the proposed well. The lot was platted with the Riverwood National Golf Course as a
location for a planned maintenance building that was not constructed. The development of the
well upon the property requires consideration of a Zoning Map amendment to include the lot
within the INS, Institutional District and a Condition Use Permit for a government utility building
within the INS District. A public hearing to consider the applications has been noticed for the
Planning Commission meeting on 15 August 2022 at 7:OOPM.
Exhibits:
■ Site Location Map
■ Site Plan
ANALYSIS
Comprehensive Plan. The Comprehensive Plan establishes that water utilities are to be
provided for the purposes of accommodating anticipated growth with a compact, urban form
with staged expansion polices to manage development, provide for a balance of residential use
types, and increase commercial and industrial development. The City has adopted a Water
System Management Plan to facilitate long-range development of utility infrastructure to meet
expended demand over time along with a Capital Improvement Plan to address timing and
financing for system improvements. Well #10 is an essential service necessary to implement
the Comprehensive Plan policies in accordance with the Water System Master Plan.
Zoning. The lot is zoned PUD, Planned Unit Development District as part of the Riverwood
National plat. City staff is recommending the lot be rezoned to INS District as part of the
development of Well #10 to reflect City ownership and the planned utility use. Government
utilities are allowed as a conditional use within the INS District as provided for by Section 11-90-
6.G of the Zoning Ordinance.
Structure. The only structure to be visible as part of the Well #10 facility is a well head. All
electrical and other control structures will be located inside the pumphouse building on the
abutting lot to the south.
Lot Requirements. Section 11-90-7.A.1 of the Zoning Ordinance requires uses within the INS
District to have a minimum lot area of 5 acres unless reduced by Conditional Use Permit. There
is no minimum lot width requirement within the INS District. The lot is 0. 76 acres in area.
Section 11-90-7.13 of the Zoning Ordinance requires that the utility structures be setback 30 feet
from public rights-of-way and 50 feet from side or rear lot lines. The area of the proposed
parcel is sufficient to accommodate the proposed well and above ground well head setback 60
feet from Kadler Avenue and 98 feet from the property line to the west. The site plan complies
with required setbacks of the Zoning Ordinance. The location of the planned structures comply
the setback requirements of the INS District established by Section 11-90-7.13.2 of the Zoning
Ordinance.
Access. The proposed well is to be accessed via extension of the existing driveway to the
adjacent pump house facility to the south. Section 11-21-7.C.1 of the Zoning Ordinance
requires this access to be surfaced with materials suitable to control dust and drainage and
Section 11-21-7.D of the Zoning Ordinance exempts the use from providing concrete curb. The
proposed driveway extension will be an asphalt surface consistent with the existing driveway.
RECOMMENDATION
Our office recommends approval of the Zoning Map amendment and Conditional Use Permit
for Well #10, subject to the conditions outlined below.
POSSIBLE ACTIONS
A. Motion to recommend approval of a Zoning Map amendment rezoning to INS District
and Conditional Use Permit for Otsego Municipal Well #10.
B. Motion to recommend the application be denied based on a finding that the request is
inconsistent with the Comprehensive Plan and intent of the Zoning Ordinance.
C. Motion to table.
2
Adam Flaherty, City Administrator/Finance Director
Audra Etzel, City Clerk
Ron Wagner, City Engineer
David Kendall, City Attorney
Site Location
Overview
Legend
Roads
^— CSAHCL
^— CTYCL
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— PRIVATECL
— TWPCL
Highways
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— State Hwy
— US Hwy
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