3.8 Well House 4Request for
City Council Action
DEPARTMENT INFORMATION
ORIGINATING DEPARTMENT REQUESTOR: MEETING DATE:
Planning City Planner Licht 11 March 2024
PRESENTER(s) REVIEWED BY: ITEM #:
Consent City Administrator/Finance Director Flaherty
City Engineer Wagner
Utility Operations Manager Neidermeier
3.8 – Well House #4
STRATEGIC VISION
MEETS: THE CITY OF OTSEGO:
X Is a strong organization that is committed to leading the community through innovative communication.
X Has proactively expanded infrastructure to responsibly provide core services.
Is committed to delivery of quality emergency service responsive to community needs and expectations in a
cost-effective manner.
Is a social community with diverse housing, service options, and employment opportunities.
Is a distinctive, connected community known for its beauty and natural surroundings.
AGENDA ITEM DETAILS
RECOMMENDATION:
City staff recommends the City Council approve a Conditional Use Permit for Well House #4.
ARE YOU SEEKING APPROVAL OF A CONTRACT? IS A PUBLIC HEARING REQUIRED?
No Yes, was held by Planning Commission 20 February 2024
BACKGROUND/JUSTIFICATION:
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 application was held by the Planning Commission at their meeting on 20 February
2024 at 7:00PM. There were no public comments. The public hearing was closed. The Planning Commission
discussed the layout of the proposed facility and the City’s plans for water treatment generally. Following their
discussion, the Planning Commission voted to recommend approval of the application.
SUPPORTING DOCUMENTS ATTACHED:
•Planning Report dated 15 February 2024
•Findings of Fact and Decision
POSSIBLE MOTION
PLEASE WORD MOTION AS YOU WOULD LIKE IT TO APPEAR IN THE MINUTES:
Motion to approve a conditional use permit for Well House #4 based on the Findings of Fact and Decision as
presented.
BUDGET INFORMATION
FUNDING: BUDGETED:
Fund 601 – Water Utility Yes
3601 Thurston Avenue
Anoka, MN 55303
763.231.5840
TPC@PlanningCo.com
1
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.
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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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CONDITIONAL USE PERMIT
FINDINGS OF FACT & DECISION
APPLICANT: City of Otsego
APPLICATION: Request for a Conditional Use Permit for expansion of Well House #4.
CITY COUNCIL MEETING: 11 March 2024
FINDINGS: Based upon review of the application and evidence received, the Otsego City Council now makes
the following findings of fact:
A. The legal description of the property is Lot 1, Block 1, Riverwood National 2nd Addition.
B. The property lies within the West Sewer District and is guided for rural residential land uses by the
2012 Otsego Comprehensive Plan, as amended.
C. The property is zoned INS, Institutional District.
D. The applicant is proposing to expand Well House #4 to add water treatment facilities; municipal utility
facilities are allowed as a conditional use within the INS District.
E. The Planning Commission and City Council must take into consideration the possible effects of the
request with their judgment based upon (but not limited to) the criteria outlined in Section 11-4-2.F of
the Zoning Ordinance:
1. The proposed action's consistency with the specific policies and provisions of the Otsego
Comprehensive Plan.
Finding: A goal of the 2023 Comprehensive Plan is that costs incurred for the provision of all
municipal utilities and services shall be financed by those who receive such service. This is
implemented through the policy of reducing the risk of payment for the provision of the utility
system by non-users through utility phasing, the identification of potential water revenue
sources, establishment of realistic growth expectations, and adoption of a Capital
Improvement Plan. The planned improvement of Well House #4 is consistent with the Capital
Improvement Plan.
2. The proposed use's compatibility with present and future land uses of the area.
Finding: The subject site is by owned by the City of Otsego and surrounded by Riverwood
National Golf Course. The proposed well will not affect surrounding properties.
v1-7Mar24 2
3. The proposed use's conformity with all performance standards contained within the Zoning
Ordinance and other provisions of the City Code.
Finding: The proposed municipal well will comply with the applicable requirements of the
Zoning Ordinance, Subdivision Ordinance, and City Code.
4. Traffic generation of the proposed use in relation to capabilities of streets serving the
property.
Finding: The subject site is will not generate any additional traffic beyond current service
trips.
5. The proposed use can be accommodated by existing public services and facilities and will not
overburden the City's service capacity.
Finding: The subject site is located within the West Sewer District. The City has planned for
development of this well to provide service capacity in accordance with the Comprehensive
Plan.
F. The planning report dated 15 February 2024 prepared by the City Planner, The Planning Company LLC,
is incorporated herein.
G. The Otsego Planning Commission conducted a public hearing at their regular meeting on 20 February
2024 to consider the application, preceded by published and mailed notice; based upon review of the
application and evidence received, the public hearing was closed and the Planning Commission
recommended by a 6-0 vote that the City Council approve the request based on the aforementioned
findings.
DECISION: Based on the foregoing information and applicable ordinances, the request is hereby APPROVED.
(Remainder of page is intentionally left blank.)
v1-7Mar24 3
ADOPTED by the Otsego City Council this 11th day of March, 2024.
MOTION BY:
SECONDED BY:
IN FAVOR:
OPPOSED:
CITY OF OTSEGO
__________________________________
Jessica L. Stockamp, Mayor
ATTEST:
__________________________________
Audra Etzel, City Clerk