01-03-2023 Planning Commission MinutesOTSEGO PLANNING COMMISSION MEETING
OTSEGO PRAIRIE CENTER
JANUARY 3, 2023
7:00 PM
Call to Order.
Chair Offerman called the meeting to order at 7:00 PM.
Roll Call: Chair Alan OfFerman; Commissioners: Charles Foster, Vern Heidner, Aaron
Stritesky, and Laurie Jones*; Absent: Pam Black, Jim Kolles, Richard Nichols; Present:
City Council: Mayor Jessica Stockamp, CM Jeff Dahl*, CM Brittany Moores*, CM Ryan
Dunlap. City Staff: City Planner Daniel Licht and Deputy Clerk Bethany Benting. Those
indicated with a (*) attended via video conference.
1. Announcements:
City Planner Licht noted those members of the City Council and Planning Commission
who were online.
2. Consider the following minutes:
2.1 Planning Commission Minutes October 17, 2022.
2.2 Special Planning Commission Minutes November 7, 2022.
Commissioner Heidner motioned to approve the minutes as written for
October 17, 2022. Seconded by Commissioner Foster. All in favor. Motion
carried. 4-0.
Commissioner Heidner motioned to approve the minutes as written for
November 7, 2022. Seconded by Commissioner Foster. All in favor. Motion
carried. 4-0.
3. Public Hearing Items:
3.1 Mississippi Landing:
A. PUD District Amendment
B. PUD Development Stage Plan
C. Preliminary Plat
City staff is requesting that Mississippi Landing be postponed until Feb 6.
3.2 IOS Otsego:
A. Zoning Map Amendment
B. Preliminary Plat
C. Interim Use Permit for outdoor storage
Minutes of the Otsego Planning Commission
January 3, 2023
Page 2
City Planner Licht presented the Planning Report.
Applicant, Scott Dahlke, was present and agreed to the staff report. Mr. Dahlke
addressed City staff's recommendation for condition 10 is to limit the view of the
building stating that there is significant screening in place and explained the mound
that is about eight feet high right off of Kadler Avenue.
Chair Offerman opened the Public Hearing at 7:16 PM.
Don Houpt, the developer, was online and commented he is excited about the project.
Chair Offerman closed the Public Hearing at 7:19 PM.
Commissioner Heidner asked for the number of units that will be kept within the
outdoor storage area. Mr. Houpt said 10 outbound and 10 inbound construction trailers
per day and gave a rough calculation of up to a maximum of 300-400 units that could
be stored on the entire property. Commissioner Heidner asked if fire hydrants will be
put in place on the north side. City Planner Licht said there will be hydrants along 78th
Court and hydrant coverage of the building itself.
Commissioner Heidner asked if the construction trailers will have bathroom facilities as
he is concerned about a pumping station. Commissioner Heidner also asked if the lines
on the map were storm sewer lines and if so, was the pipe a gravity pipe. Mr. Dahlke
explained it is sanitary sewer lines and said yes, it is a gravity pipe.
Commissioner Stritesky asked about the long-term plan for the existing single-family
dwelling at the southeast corner of the subject site. Mr. Houpt said it will remain as a
single-family dwelling and said any future buyers would know what the use is on the
adjacent property. Commissioner Stritesky commented about the zoning for industrial
in the future and doesn't feel the house should stay. City Planner Licht explained once
Kadler is three to four lanes wide then the house will likely need to be removed.
Commissioner Heidner asked about direction of traffic. Mr. Dahlke explained the flow of
traffic from the subject site, noting that most traffic will utilize Kadler Avenue/70th
Street and La Beaux Avenue (CSAH 19) to reach I-94.
Commissioner Stritesky asked about abutting property to the south. City Planner Licht
explained that the parcel is zoned for industrial use, but nothing is planned right now.
Commissioner Heidner asked where the construction trailers are stored currently. Mr.
Houpt said 20050 75th Ave North in Hamel, MN.
Minutes of the Otsego Planning Commission
January 3, 2023
Page 3
Commissioner Heidner asked if this is an Interim Use Permit. City Planner Licht said
yes, which means it would expire if it is changed in ownership or occupancy effecting
an increase in traffic or impacting the effectiveness of screening.
Commissioner Stritesky asked other commissioners if they made the setback bigger if
that would help the appearance/screening. Commissioners explored options. Mr.
Dahlke did state they are proposing a berm because the house is at the top of the hill.
Chair Offerman said if the berm can be modified to better screen the industrial use from
view of the house, he would feel comfortable.
Commissioner Foster commented he wants to make sure to keep the look appealing.
City Planner Licht suggested modifying condition 10 to require the berm be extended to
the south property line.
Chair Offerman asked if a plan could be presented for the outdoor storage area. Mr.
Houpt explained with the 19 sites throughout the country they have not had a spacing
problem but he would bring examples to show to City Council. City Planner Licht
suggested the Commissioners add condition 21 for the developer to provide a site plan
for the outdoor storage area.
Commissioner Stritesky motioned to recommend approval of a Zoning Map
amendment rezoning the subject site to I-2, General Industrial District; IOS
Otsego preliminary plat; site and building plans; and interim use permit
subject to the conditions as stated in the planning report with the following
amendments:
10. The site plan shall be revised to extend the berm east of the principal building at
an approximate elevation of 988 feet to the south plat line to be landscape with
minimum eight -foot -tall evergreens, subject to review and approval of the Zoning
Administrator,
21. The developer shall provide a site plan for the outdoor storage area demonstrating
adequate access for emergency purposes, subject to review and approval of the
Zoning Administrator.
Seconded by Commissioner Heidner. All in favor. Motion carried. 4-0.
3.3 Waterfront Commons:
A. PUD Development Stage Plan
B. Preliminary Plat
Minutes of the Otsego Planning Commission
January 3, 2023
Page 4
C. Vacation of drainage and utility easement.
City Planner Licht presented the Planning Report.
Applicant, Steve Fischer of Arrow Companies, Inc., was present. Mr. Fischer noted
concerns regarding the timing and responsibility for construction of a turn lane on
southbound Quantrelle Avenue and utility connection locations. City Planner Licht said
the City Engineer will need to resolve these issues prior to final plat approval.
Commissioner Heidner asked when the start date for building would be. Mr. Fischer
said ASAP.
Chair Offerman opened the Public Hearing at 8:11 PM.
No public comments.
Chair Offerman closed the Public Hearing at 8:12 PM.
Commissioner Heidner asked about loading dock areas. City Planner Licht commented
most retail businesses and coffee shop uses load supplies through the front door.
Commissioner Stritesky commented about the parking asking about how many stalls for
parking are allocated. City Planner Licht stated that the initial plan is for 54 stalls with a
possible 103 stalls being added in future phases.
Commissioner Heidner stating the design of the parking stalls along the access to
Quantrelle Avenue effects visibility.
Commissioner Foster asked what the city can do about the future development on
those lots. City Planner Licht explained that the property is zoned to allow uses within
the B3 District and that the private market will decide specific users within future
phases.
Commissioner Stritesky asked about the future parking stalls. City Planner Licht said
that the uses within the plat can be looked at cumulatively, which may provide some
flexibility to reduce the number of required stalls, and that a deferred parking
agreement can be provided with Phase 1 to guarantee sufficient parking.
Mr. Fischer commented about future parking noting that the west side of the building
also has an entrance. Commissioner Stritesky suggested angling the parking which
would add width to the entrance. City Planner Licht recommended making this an
additional condition of approval.
Minutes of the Otsego Planning Commission
January 3, 2023
Page 5
Commissioner Stritesky motioned to recommend approval of PUD
Development Stage Plan, preliminary plat, and vacation of drainage and
utility easements for Waterfront Commons, subject to the conditions as
stated in the staff report, with the following addition:
19. The site plan shall be revised to angle the parking stalls east of the Phase 1
building, show the parking stalls to the east across the drive aisle as proof -of -
parking, subject to review and approval of the Zoning Administrator.
Seconded by Commissioner Foster. All in favor. Motion carried. 4-0.
3.4 Zoning Ordinance amendment:
A. Amendment of the Zoning Ordinance regarding commercial zoning
districts.
City Planner Licht presented the Planning Report.
Chair Offerman opened the Public Hearing at 8:30 PM.
No public comments were made.
Chair Offerman continued the public hearing to February 6, 2023.
Commissioner Stritesky motioned to continue on February 6, 2023. Seconded
by Commissioner Heidner. All in favor. Motion carried. 4-0.
4. Updates:
4.1 Updates on City Council actions.
Mayor Stockamp updated the Planning Commission on recent City Council actions.
4.2 Updates on future Planning Commission items.
City Planner Licht updated the commissioners on possible future agenda items.
5. Adjourn.
Commissioner Stritesky motioned to adjourn. Seconded by Commissioner
Foster. All in favor. Motion carried. 4-0.
Adjourned at 8:42 PM.
Respectfully Submitted,
By:
Bethany Benting, Deputy erk