Item 3.1 Otsego Quadriga3601 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: 10 July 2024
120-DAY DATE: 27 August 2024
RE: Otsego – Quadriga Ventures; Comprehensive Plan Amendment
TPC FILE: 101.02
BACKGROUND
Quadriga Ventures is proposing an amendment of the 2023 Comprehensive Plan regarding the
future land uses guided for a property consisting of two parcels located south of River Road
(CSAH 42) and west of Rawlings Avenue (CSAH 36). The proposed Comprehensive Plan
amendment is based on a concept sketch plan for development of 35 acres of the subject
property for 216 single family and row townhouse dwellings. A potential second phase of
development of row townhouses is also shown on the concept sketch plan, but this parcel is
also to be subject to a purchase agreement between the developer and ISD 728 as a site for a
future elementary school. A public hearing to consider the application has been noticed for
the Planning Commission meeting on 15 July 2024 at 7:00PM.
Exhibits:
Site Location Map
Future Land Use Plan Map
Concept Sketch Plan dated April 19, 2024
ANALYSIS
Criteria. The implementation chapter of the Comprehensive Plan outlines that amendments of
the Comprehensive Plan are to be considered based upon, but not limited to, the following
criteria:
Item 3.1
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1.The proposed action's consistency with the specific policies and provisions of the Otsego
Comprehensive Plan.
2.The proposed use's compatibility with present and future land uses of the area.
3.The proposed use's conformity with all performance standards contained within the
Zoning Ordinance and other provisions of the City Code.
4.Traffic generation of the proposed use in relation to capabilities of streets serving the
property.
5.The proposed use can be accommodated by existing public services and facilities and
will not overburden the City's service capacity.
Comprehensive Plan. The 2023 Comprehensive Plan guides the subject property for Low-to-
Medium Density Residential land uses, which would consist of single family, single family, single
family villa, and two-family dwellings with a development density of 3.0 to 5.0 dwelling units
per acre. The proposed row-style townhomes illustrated on the concept sketch plan to be
developed in areas guided for Medium Density Residential land uses with 4.0 to 8.0 dwelling
units per acre or in Medium-to-High Density Residential areas with a density of 5.0 to 12.0
dwelling units per acre. The concept sketch plan indicates the anticipated density of Phase 1 to
be 4.66 dwelling units per acre.
During development of the 2023 Comprehensive Plan, the Planning Commission recognized the
opportunity to have smaller areas of single family villa, two-family, or townhouse dwellings as a
means of expanding housing options within the City without the compatibility and
infrastructure impacts of larger scale developments. Existing subdivisions such as the
townhouses south of the subject property in the River Place, Wildflower Meadows, Prairie
Creek, Pheasant Ridge, and Pleasant Creek Farms plats are representative of this concept.
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River Place:
Wildflower Meadows:
Prairie Creek:
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Pheasant Ridge:
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Pleasant Creek Farms:
These developments are all at the
periphery of single family subdivisions
abutting collector or arterial roadways.
River Place, Wildflower Meadows, and
Pleasant Creek Farms are also transitional
uses adjacent to institutional or
commercial developments. These
developments and the proposed concept
sketch plan are consistent with the land
use and housing policies established by the
2023 Comprehensive Plan to not
concentrate alternatives to single family
dwellings in any one area of the
community or over such acreages at any
one location with provision of adequate
traffic access and circulation to protect
public safety and maintain land use
compatibility. These policies are also
illustrated by the Land Use Concept
included as part of the 2023
Comprehensive Plan at right.
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The 2023 Comprehensive Plan includes a goal to provide for proper school facilities by working
with school district officials to meet the needs of existing and future populations. Phase 2 of
the concept sketch plan is intended to be acquired by ISD 278 for a future elementary school
site. ISD 728 has established its own strategic plan for future school facility needs based on the
projected growth occurring not only in Otsego, but also Rogers, Elk River, and Zimmerman. ISD
728 staff has for many years discussed with City staff the need to plan for an elementary school
in the area of the subject property. City staff has likewise recommended that ISD 728 consider
the subject property for an elementary school site based on proximity to existing and future
neighborhoods, utility availability, and access to existing and planned arterial and collector
streets consistent with the policies of the 2023 Comprehensive Plan.
The residential uses shown within Phase 2 of the concept sketch plan is intended primarily for
illustrative purposes as to the development potential of the property if not acquired by ISD 728.
The requested change in the Future Land Use Plan to guide Phase 2 of the subject property for
Medium-to-High Density Residential will facilitate the purchase agreement between the
developer and ISD 728 for the financial benefit of both parties. This coordination of the City’s
Comprehensive Plan with the planned acquisition and development of public facilities is based
upon similar actions taken by the City during the 2006 improvements to TH 101 where land was
dedicated to the City (and then transferred to Mn/DoT) for right-of-way. The property owner
received income tax benefits for the donation of the land to the City and the City received
credit for the value of the land towards its local share of the project costs.
The requested amendment of the Future Land Use Plan is consistent with the goals and policies
of the 2023 Comprehensive Plan.
Surrounding Uses. The table below summarizes existing and planned land uses in the area of
the subject property:
Direction Land Use Plan Zoning Map Existing Use
North LD Residential A-1/WSRR District Rural residential
East LD Residential A-1 District Rural residential
South LD Residential
LMD Residential
A-1 District
R-5 District
Farmstead
Meadows of Riverpointe
West LD Residential
Public
A-1 District
INS District
Rural residential
E-WTF
The subject property abuts River Road (CSAH 42) and Rawlings Avenue (CSAH 36) on its north
and east lines creating separation from surrounding properties. Development of the subject
property would require construction of Randolph Avenue from the southwest corner of the
subject site to 65th Street and improvement of 65th Street from Randolph Avenue to River Road
(CSAH 42). There are townhomes illustrated west of future Randolph Avenue to make more
efficient development use of the corridor and to avoid making the roadway a one-mile
straightway.
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The concept sketch plan provides single family lots and street connections as an appropriate
transition to the existing Highlands of Riverpointe subdivision and future development of the
farmstead parcel south and east of the subject property.
Zoning. The subject property is currently zoned A-1, Agriculture Rural Service District. The A-1
District zoning for the subject property will not be changed until application is made for a
Zoning Map amendment to R-6, Residential Medium Density District, which would allow for
development of the proposed single family and row townhouse dwellings shown for Phase 1.
The application to amend the Zoning Map would only be considered in conjunction with
application for preliminary plat approval of Phase 1 in accordance with the Interim Land Use
Plan policies of the 2023 Comprehensive Plan to maintain A-1 District zoning as a growth
management strategy. Development of Phase 2 as an elementary school would require
consideration of a Zoning Map amendment rezoning the property to INS, Institutional District,
which allows public schools as a conditional use.
Access. The subject site abuts the following existing and future roadways:
Street Functional
Classification
Existing
Condition
River Road (CSAH 42) Minor Arterial 2-lane paved
Rawlings Ave (CSAH 36) Major Collector 2-lane paved
65th Street C/I Collector 2-lane gravel
Randolph Avenue Residential Collector Not constructed
There is no access to subject property from River Road (CSAH 42) based on the intersection
spacing guidelines established by Wright County as there is not sufficient distance between
Rawlings Avenue (CSAH 36) and 65th Street to allow for an additional street intersection.
The concept sketch plan illustrates one access to Rawlings Avenue (CSAH 36), which is between
River Road (CSAH 42) at 62nd Street. The location of the access either as a street intersection
or driveway access for an elementary school will be subject to review by the City and approval
of Wright County with application for development of Phase 2. Wright County is planning
improvements of 53rd Street and Rawlings Avenue (CSAH 36) from TH 101 to River Road (CSAH
42) in 2027 that would include roundabouts at full intersections and a trail on one side of the
roadway. Future access to the subject property from Rawlings Avenue (CSAH 36) will be
incorporated as part of the project improvements.
The subject property abuts a segment of 65th Street west of River Road (CSAH 42).
Development of Phase 1 will require that this segment of 65th Street and future Randolph
Avenue from 65th Street south along the west line of the subject property be constructed by the
developer to a collector street standard. This roadway would be expected to be the primary
access for Phase 1 of the subject site. Improvement of 65th Street and completion of Randolph
Avenue also improves access for the existing Riverpointe, River Place, Meadows of Riverpointe,
and Highlands of Riverpointe subdivisions.
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Parks and Trails. The Park System Master Plan and Future Parks and Trails System Map
adopted with the 2023 Comprehensive Plan does not identify acquisition of land for public
parks within the area of the subject property. Frankfort Park is located to the south of the
subject property at the intersection of Randolph Avenue and 54th Street. The Park System
Master recognizes that school facilities contribute to the recreational opportunities within the
City, especially elementary schools that will include both playground structures and playfields.
Trails will be included with the Randolph Avenue and 65th Street improvements proving
connection between 53rd Street (CSAH 36) and River Road (CSAH 42). The trail on River Road
(CSAH 42), which is part of the Mississippi River Trail, are within the shoulder. A trail between
Randolph Avenue and River Road (CSAH 42) will also be included with the 53rd Street/Rawlings
Avenue (CSAH 36) improvements.
The Phase 1 development plans will need to provide a means of pedestrian access from the trail
on Randolph Avenue and sidewalks within the Meadows of Riverpointe to the Phase 2
elementary school lot both as a Safe Routes to School and for recreation purposes.
Utilities. The subject property is within the East Sewer District established by the 2023
Comprehensive Plan and trunk sewer and water facilities are available at the property line to
serve the development illustrated on the concept sketch plan. The developer would pay Utility
Availability Charges at the time a final plat is approved for the subject property and Utility
Connection Fees would be paid when a building permit is issued for each dwelling or for the
elementary school.
The City has an existing easement along the west line of the subject property that encompasses
the trunk sewer forcemain serving the East Sewer District from the Quaday Avenue lift station.
The existing forcemain would likely need to be relocated at the developer’s cost to accomplish
the alignment of Randolph Avenue shown on the concept sketch plan. At the time Randolph
Avenue is constructed, the City may include placement of an additional forcemain needed to
increase capacity to accommodate on-going development within the East Sewer District
pursuant to the 2018 Otsego Wastewater Master Plan. The developer would receive credit for
Utility Availability Charges for completion of the forcemain capacity improvements.
Stormwater. The concept sketch plan illustrates only very generally stormwater management
required for the proposed development. Any development of the subject property would be
required to comply with City and Minnesota Pollution Control requirements to infiltrate
stormwater and control the rate of runoff to equal predevelopment conditions and provide for
water quality. There is also a large wetland in the central portion of the Phase 2 area that may
be impacted by development of an elementary school (or any other land use) that will need to
be evaluated as part of the development plan applications subject to Wetland Conservation Act
rules and procedures.
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RECOMMENDATION
The requested amendment of the Future Land Use Plan to allow for development of townhouse
dwelling units and a future elementary school is consistent with the land use, housing, and
community facility policies of the 2023 Comprehensive Plan. City staff recommends approval of
the application as outlined below.
POSSIBLE ACTIONS
A. Motion to recommend approval of a Comprehensive Plan amendment changing the
land use from Low-to-Medium Density Residential to Medium-to-High Density
Residential based on a finding that the request is consistent with the 2023
Comprehensive Plan.
B. Motion to recommend the application be denied based on a finding that the request is
inconsistent with recommendation of the 2023 Comprehensive Plan
C. Motion to table.
c. Adam Flaherty, City Administrator/Finance Director
Audra Etzel, City Clerk
Ron Wagner, City Engineer
David Kendall, City Attorney
Property Location
1,520 ft
Overview
Legend
Highways
Interstate
State Hwy
US Hwy
Roads
Road Labels
City/Township Limits
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Parcels
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FUTURE LAND USE PLAN00.5 10.25
Miles É
K:\cad_eng\PROJECTS\GIS\TPC\Otsego\Comprensive Plan 2012\Future Land Use Map
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LEGEND
Planning Districts
Rural
Rural Residential
LD Residential (Large Lot)
LD Residential
LMD Residential
MHD Residential
Mixed Use
Commercial
Office
Industrial
Light Industrial
Public/Quasi Public
COMPREHENSIVE PLAN 2023
ADOPTED:
AMENDED:
Res 2023-52,14 Aug 23