Item 3.2 Well No.43601 Thurston Avenue
Anoka, MN 55303
763.231.5840
TPC@PlanningCo.com
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PLANNING REPORT
TO: Otsego Planning Commission
FROM: D. Daniel Licht
REPORT DATE: 15 February 2024
RE: Otsego – Utilities; Well House #4
TPC FILE: 101.01
BACKGROUND
The City of Otsego is proposing to expand the water utility facilities at Well House #4 to include
water treatment components. The expansion of the utility building requires consideration of a
Condition Use Permit for a government utility building within the INS District. A Conditional
Use Permit is also needed for variance from the front setback requirements from 90th Street. A
public hearing to consider the applications has been noticed for the Planning Commission
meeting on TUESDAY, 20 February 2024 at 7:00PM.
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
the service needs of existing and future users. The addition of water treatment facilities for the
water system is being undertaken to improve water quality for all users. The expansion f Well
House #4 with water treatment facilities is an essential service necessary to implement the
Comprehensive Plan policies in accordance with the Water System Master Plan.
Item 3.2
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Structure. The proposed facility expansion includes an addition onto the existing structure as
well as installation of below-grade tanks with less than three feet visible. The south wall of the
new building section will be moved 28 feet to the south and the new section of the building will
move 12 feet to the east. The existing 1,280 square foot building will be expanded to 2,660
square feet.
Zoning. The lot is zoned INS, Institutional District. 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. Expansion of the utility building requires approval of a Conditional Use Permit in
accordance with Section 11-4-4 of the Zoning Ordinance.
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 five acres unless reduced by Conditional Use Permit.
There is no minimum lot width requirement within the INS District. Well House #4 and Well
#10 are located on two lots with a combined area of 1.34 acres. Expansion of the Well House
#4 building does not effect the area of the City properties.
Setbacks. Section 11-90-7.B 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 proposed building is setback 98 feet from the Kadler Avenue right-of-way, 28 feet
from the 90th Street right-of-way. Well House #4 and Well #10 are located on two lots
with a combined area of 1.34 acres. Sections 11-36-1 and 11-90-6.K of the Zoning
Ordinance allows for a variance from required setbacks for service facilities by approval
of a Conditional Use Permit.
A two foot encroachment at the southwest corner of the proposed into the required
setback from 90th Street is necessary to incorporate the water treatment facilities within
the Well House #4 building. It is not practical or efficient to design the proposed
building to comply with the setback requirement. The variance from the setback
requirement will not impact the functionality of 90th Street or cause compatibility issues
with surrounding properties.
The proposed tanks located west of the expanded Well House #4 building are located
mostly below grade. The tanks are setback 55 feet from the Kadler Avenue right-of-way
and 10 feet from the 90th Street right-of-way. As the tanks will be less than three feet
above grade, they are not subject to building setback requirements. The location of the
tanks will not impact the functionality of 90th Street or cause compatibility issues with
surrounding properties.
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Exterior Materials. Section 11-17-4.F.2 of the Zoning Ordinance exempts City of Otsego public
utility building from exterior finish requirements of the Zoning Ordinance. The existing Well
House #4 building is constructed with rock face block with a pitched roof having asphalt
shingles. City staff will provide information regarding the building design at the Planning
Commission meeting.
Building Height. Section 11-90-8 of the Zoning Ordinance allows structures within the INS
District to be up to 3 stories or 40 feet in height. The existing Well House #4 building is a single
story structure that complies with the Zoning Ordinance. City staff will provide information
regarding the height of the building expansion at the Planning Commission meeting.
Access. Well House #4 and Well #10 are accessed via an existing driveway from 90th Street that
is surfaced with asphalt and the City is adding surmountable curb as part of the project in
compliance with Sections 11-21-7.C and 11-21-7.D of the Zoning Ordinance.
RECOMMENDATION
Our office recommends approval of a Conditional Use Permit for expansion of Well House #4.
POSSIBLE ACTIONS
A. Motion to recommend approval of a Conditional Use Permit for expansion of Well
House #4.
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.
c. Adam Flaherty, City Administrator/Finance Director
Audra Etzel, City Clerk
Ron Wagner, City Engineer
David Kendall, City Attorney
Site Location Map
230 ft
Overview
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