ITEM 4.1 Riverbend North0
OtsTeF o
MINNESOTA V
DEPARTMENT INFORMATION
Request for
City Council Action
ORIGINATING DEPARTMENT:
REQUESTOR:
MEETING DATE:
Planning
City Planner Licht
22 September 2014
PRESENTER(s):
REVIEWED BY:
ITEM #:
City Planner Licht
City Administrator Johnson
4.1— Riverbend North
AGENDA ITEM DETAILS
RECOMMENDATION:
City staff recommends approval of a Zoning Map amendment rezoning Riverbend North from B-3
District to PUD District.
ARE YOU SEEKING APPROVAL OF A CONTRACT?
IS A PUBLIC HEARING REQUIRED?
No.
Held by Planning Commission 15 September 2014.
BACKGROUND/JUSTIFICATION:
The Planning Commission held a public hearing to consider a Zoning Map amendment rezoning the
property at the southeast quadrant of TH 101 and CSAH 42 from B-3, General Business District to PUD,
Planned Unit Development based on a master plan for Riverbend North. Mr. Casey Darkenwald was
present to represent the application.
Residents from the east side of CSAH 42 spoke of their concern about traffic on CSAH 42 and the
potential effects from the access changes proposed as part of the Riverbend North master plan. City
staff explained that traffic on CSAH 42 will continue to increase based on the roadway being classified as
a minor arterial roadway and access to the roadway is controlled by Wright County. City staff also said
that the change of the existing Riverbend Mobile Home Park access to right-in/right-out only would
improve access for these particular residents.
The Planning Commission discussed briefly Wright County access spacing requirements, but were
supportive of the land uses shown on the master plan. The public hearing was closed and the Planning
Commission voted 5-0 to recommend approval of the application.
SUPPORTING DOCUMENTS: ❑ ATTACHED ❑ NONE
A. Planning Report dated 11 September 2014
B. Findings of Fact
C. Ordinance 2014-11
POSSIBLE MOTION
Please word motion as you would like it to appear in the minutes.
Motion to adopt Ordinance 2014-11 establishing a PUD, Planned Unit Development District for
Riverbend North as outlined in the Findings of Fact and Decision, as presented.
BUDGET INFORMATION
FUNDING: BUDGETED: ❑ YES
NA o No
ACTION TAKEN
❑ APPROVED AS REQUESTED o DENIED o TABLED o OTHER (List changes)
COMMENTS:
3601 Thurston Avenue N, Suite 100
Anoka, MN 55303
Phone: 763.231.5840
Facsimile: 763.427.0520
TPCTPCOPlanningCo.corn
PLANNING REPORT
TO: Otsego Planning Commission
FROM: Daniel Licht, AICP
DATE: 11 September 2014
ACTION DATE: 26 October 2014
RE: Otsego — Riverbend North; PUD District
TPC FILE: 101.02
BACKGROUND
Darkenwald Corporation has submitted a master plan for proposed development of
Riverbend North. The subject site is located at the southeast quadrant of TH 101 and
CSAH 42 and its current use is as a private waste water treatment facility serving the
abutting Riverbend Mobile Home Park to the south. The master plan illustrates
generalized land uses and proposed street/private drive alignments for redevelopment
of the subject site. The master plan is to be the basis for a Zoning Map amendment
rezoning the subject site from B-3, General Business District to PUD, Planned Unit
Development District. A public hearing has been noticed for 15 September 2014 at
7:00 PM to consider the application.
Exhibits:
A. Site Location
B. Master Plan
C. PUD Ordinance
ANALYSIS
Comprehensive Plan. The 2012 Comprehensive Plan guides the subject site for
commercial land uses and was established in anticipation of long-term access and
visibility of the subject site from TH 101 at the intersection with CSAH 42. Improvement
of TH 101 to freeway status and the construction of the current interchange at TH 101
and CSAH 42 has altered the grades in the area with TH 101 being substantially higher
in elevation than the subject site. Also, the TH 101 improvements included
replacement of a sound wall along the east side of the roadway that extends along the
west side of the property. The sound wall partially obscures visibility of the subject site
from TH 101, particularly for north bound traffic. The changes in conditions to TH 101
from when the subject site was initially designated for commercial use in 2004 warrant
consideration of the applicant's proposal to incorporate multiple family dwelling units as
part of development of the site. The proposed residential land use locations are the
least visibile from TH 101 (particularly for north bound traffic) and create a desirable
transition between the existing Riverbend Mobile Home Park and planned commercial
locations within the subject site. The proposed multiple family residential dwellings
would also provide additional market support for the possible commercial uses in close
proximity.
Zoning. The subject site is zoned B-3 District, which allows a wide range of retail,
service and office commercial uses. To allow for the proposed multiple family
residential land uses illustrated on the master plan, City staff recommends rezoning the
subject site to PUD, Planned Unit Development District. The PUD District would be
established by a written ordinance that specifies allowed uses and performance
standards within the PUD District. The commercial and high density land uses shown
on the master plan would be regarded as subdistricts of the PUD District and regulated
in accordance with the provisions of the B-3 District and R-7, High Density Residential
District established by the Zoning Ordinance. Subdivision and development of any
portion of the subject site under the PUD District would require additional application for
a PUD Development Stage Plan, which is subject to review by the Planning
Commission at a public hearing and approval by the City Council.
Access. The master plan illustrates proposed accesses to the subject site that include
a full intersection with CSAH 42 that would likely be signalized in the future. The
applicant has discussed the proposed access with Wright County staff, which supported
the proposed location provided that the existing driveway from CSAH 42 to the
Riverbend Mobile Home Park is restricted to right-in/right-out access. To ensure that
adequate access is available to Riverbend Mobile Home Park after restricting the
existing driveway, the applicant proposes to provide one or more connection from the
Riverbend Mobile Home Park into the subject site to direct traffic to the full intersection.
This connection will also provide a second ingress/egress route from the subject site.
All accesses to CSAH 42 remain subject to review and approval of Wright County and
internal streets or private drives and connections to Riverbend Mobile Home Park are
subject to review and approval of the City as part of a preliminary plat and PUD
Development Stage Plan application.
Utilities. The subject site is currently utilized as part of the private waste water
treatment system that provides sewer services to Riverbend Mobile Home Park.
Development of the proposed master plan would require redevelopment of the private
waste water treatment facilities. Any development of land uses within the subject site
will be required to connect to the City's sanitary sewer and water utilities as required by
N
Chapter 6, Section 1 of the City Code. Development of the subject site as shown on
the master plan would also eventually require connection of Riverbend Mobile Home
Park to the City's sanitary sewer system. Riverbend Mobile Home Park is currently
connected to the City water utility.
Criteria. The request to rezone the subject site to PUD District is to be evaluated upon,
but not limited to the criteria outlined in Section 20-3-2.17 of the Zoning Ordinance:
The proposed action's consistency with the specific policies and provisions of the
Otsego Comprehensive Plan.
Comment: The Comprehensive Plan includes the policy to cluster
complementary land uses and activities into functionally related sub -units of the
community as determined by physical barriers, homogenous land use
characteristics and service area boundaries. The proposed master plan for the
subject site reflects the physical characteristics of the site relative to TH 101 and
CSAH 42, provides in-place residential support for planned commercial uses and
provides a desirable land use transition from Riverbend Mobile Home Park. The
proposed PUD District is therefore consistent with the provisions of the
Comprehensive Plan.
2. The proposed use's compatibility with present and future land uses of the area.
Comment: The subject site abuts the Riverbend Mobile Home Park to the
south and is separated from existing two and one-half acre single family lots to
the east by CSAH 42. The uses anticipated by the proposed master plan will be
compatible with present and future land uses in the area.
3. The proposed use's conformity with all performance standards contained within
the Zoning Ordinance and other provisions of the City Code.
Comment. Development of the subject site will require future applications for
PUD Development Stage Plan, preliminary plat and final plat approval and
compliance with the requirements of the Zoning Ordinance and Subdivision
Ordinance.
4. Traffic generation of the proposed use in relation to capabilities of streets serving
the property.
Comment: The subject site is accessed via CSAH 42, which is designated as a
minor arterial roadway by the Transportation Plan and Northeast Wright County
Transportation Plan, CSAH 42 has adequate design capacity to accommodate
traffic generated by the land uses shown on the master plan.
5. The proposed use can be accommodated by existing public services and
facilities and will not overburden the City's service capacity.
Comment: The subject site is within the East Sewer District where the City
anticipates development of urban land uses connected to municipal utilities and
provided needed municipal services. The City has existing public services and
facilities needed to serve the land uses planned by the master plan.
RECOMMENDATION
The request to rezone the subject site to PUD District and allow for development of
commercial and high density residential uses is appropriate given the conditions of the
property relative to TH 101. We recommend approval of the requested PUD District
while emphasizing that development of specific land uses within the subject site will
require future application for zoning and subdivision approvals.
POSSIBLE MOTIONS
A. Motion to recommend City Council approval of an ordinance rezoning the
subject site to PUD District.
B. Motion to deny the application based on a finding that the request is inconsistent
with the Comprehensive Plan and does not comply with the Zoning Ordinance.
C. Motion to table.
C. Lori Johnson, City Administrator
Tami Loff, City Clerk
Ron Wagner, City Engineer
Andy MacArthur, City Attorney
Casey Darkenwald, applicant
4
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PONDING SHOWN IS CONCEPTUAL. DETAILED GRADING DESIGN AND STORMWATER CALCULATIONS MmiuM pwsln FEATURE
HAVE NOT BEEN PERFORMED ATTHIS TIME.
ACREAGES ASSUME PRIVATE ROADWAY, ACREAGES ARE MEASURED TO CENTERLINE OF PROPOSED ROADWAY.
ROADWAY ACCESS TO EXISTING MOBILE HOME PARK REQUIRES ELIMINATION OF AT LEAST ONE UNIT w�
MAIN ACCESS LOCATED AT LEAST 1 0TH MILE FROM HIGHWAY 101 INTERSECTION AND ASSUMES NEW
TURN LANES AND OTHER IMPROV91ENTS MAY BE REQUIRED.
•
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OtCI�egog
MINNESOTA V
APPLICANT: Darkenwald Corporation
9-17-14
FINDINGS & DECISION
ZONING MAP AMENDMENT
APPLICATION: Request for a Zoning Map amendment establishing a PUD, Planned Unit
Development District for Riverbend North.
CITY COUNCIL MEETING: 22 September 2014
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 attached as Exhibit A.
B. The property lies within the East Sewer District and is guided for commercial land uses by
the 2012 Otsego Comprehensive Plan, as amended.
C. The property is zoned B-3, General Business District,
D. The applicant is requesting establishment of a PUD, Planned Unit Development District to
allow development of Riverbend North to include commercial and high density residential
land uses.
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 20-3-2.F of the Zoning Ordinance:
The proposed action's consistency with the specific policies and provisions of the
Otsego Comprehensive Plan.
Finding: The Comprehensive Plan includes the policy to cluster complementary
land uses and activities into functionally related sub -units of the community as
determined by physical barriers, homogenous land use characteristics and service
area boundaries. The proposed master plan for the subject site reflects the physical
characteristics of the site relative to TH 101 and CSAH 42, provides in-place
residential support for planned commercial uses and provides a desirable land use
transition from Riverbend Mobile Home Park. The proposed PUD District is therefore
consistent with the provisions of the Comprehensive Plan.
2. The proposed use's compatibility with present and future land uses of the area.
Finding: The subject site abuts the Riverbend Mobile Home Park to the south
and is separated from existing two and one-half acre single family lots to the east by
CSAH 42. The uses anticipated by the proposed master plan will be compatible with
present and future land uses in the area.
3. The proposed use's conformity with all performance standards contained within the
Zoning Ordinance and other provisions of the City Code.
Finding: Development of the subject site will require future applications for PUD
Development Stage Plan, preliminary plat and final plat approval and compliance with
the requirements of the Zoning Ordinance and Subdivision Ordinance.
4. Traffic generation of the proposed use in relation to capabilities of streets serving the
property.
Finding: The subject site is accessed via CSAH 42, which is designated as a minor
arterial roadway by the Transportation Plan and Northeast Wright County
Transportation Plan. CSAH 42 has adequate design capacity to accommodate traffic
generated by the land uses shown on the master plan.
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 within the East Sewer District where the City
anticipates development of urban land uses connected to municipal utilities and
provided needed municipal services. The City has existing public services and
facilities needed to serve the land uses planned by the master plan.
F. The planning report dated 12 December 2013 prepared by the City Planner, The Planning
Company LLC., is incorporated herein.
G. The Otsego Planning Commission held a public hearing at their regular meeting on 15
September 2014 to consider the application, preceded by published and mailed notice.
Based upon review of the application and evidence received, the Otsego Planning
Commission closed the public hearing and recommended by a 5-0 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.
MOTION BY:
SECOND BY:
ALL IN FAVOR:
THOSE OPPOSED:
ADOPTED by the City Council of the City of Otsego this 22nd day of September, 2014.
CITY OF OTSEGO
By:
Jessica L. Stockamp, Mayor
2
Attest:
Tami Loff, City Clerk
ORDINANCE NO.: 2014-11
CITY OF OTSEGO
WRIGHT COUNTY, MINNESOTA
AN ORDINANCE ESTABLISHING A PUD, PLANNED UNIT DEVELOPMENT
DISTRICT FOR RIVERBEND NORTH.
THE CITY COUNCIL OF THE CITY OF OTSEGO HEREBY ORDAINS:
Section 1. Legal Description. The legal description of the property
included in the PUD District shall be as follows:
INSERT LEGAL DESCRIPTION
Section 2. Zoning Map Amendment. The property is hereby rezoned
from B-3, General Business District to PUD, Planned Unit Development District
subject to the terms and conditions set forth herein.
Section 3. Riverbend North Planned Unit Development District.
Any allowed uses and standards not specifically addressed by the Riverbend
North Planned Unit Development District shall be subject to the requirements set
forth by the Otsego Zoning Ordinance understanding that subsequent, more
specifically detailed, PUD Development Stage Plans may seek modification of
the standards and requirements established by the Zoning Ordinance by City
Council approval provided that the proposed flexibility is shown to be consistent
with the goals and objectives of the City of Otsego Comprehensive Plan and
complies with the fundamental principals for the requirements established by the
Zoning Ordinance, even without their strict application.
Section 4. Sub -districts. For the purposes of this PUD District, the
following sub -districts shall be established with their boundaries generally
following the Master Plan attached as Exhibit A:
A. Commercial
B. High Density
Section 5. Allowed Uses. The allowed uses within this PUD District
shall include the following base entitlements:
1
A. Commercial. All permitted uses, permitted accessory uses,
conditional uses, interim uses and uses allowed by administrative
permit within the B-3 District shall be allowed within this sub -district
subject to approval of a Development Stage Plan in accordance
with the Zoning Ordinance.
B. High Density. All permitted uses, permitted accessory uses,
conditional uses, interim uses and uses allowed by administrative
permit within the R-7 District shall be allowed within this sub -district
subject to approval of a Development Stage Plan in accordance
with the Zoning Ordinance and also:
1. Self -storage facilities accessory to uses within the PUD
District and abutting Riverbend Mobile Home Park.
Section 6. Lot Requirements. Lot requirements for the various sub -
districts of this PUD District shall be as established follows:
A. Commercial. All lot requirements and setbacks required within
the B-3 District shall be applicable within this sub -district unless
modified by approval of a Development Stage Plan in accordance
with the Zoning Ordinance.
B. High Density. All lot requirements and setbacks required within
the R-7 District shall be applicable within this sub -district unless
modified by approval of a Development Stage Plan in accordance
with the Zoning Ordinance.
Section 7. Construction Standards. The construction of structures
within this PUD District shall conform to the requirements of the Zoning
Ordinance, unless modified by approval of a Development Stage Plan in
accordance with the Zoning Ordinance.
Section 8. Off -Street Parking and Loading. Off-street parking and
loading areas required by the Zoning Ordinance shall conform to the
requirements of the Zoning Ordinance, unless modified by approval of a
Development Stage Plan in accordance with the Zoning Ordinance.
Section 9. Utilities. All development within this PUD District shall be
connected to municipal sanitary sewer and water utilities in accordance with
Chapter 6, Section 1 of the City Code.
2
Section 10. Future Phases and Amendments. Approval of PUD
Development Stage Plans, modifications of the performance standards
established by this PUD District and the inclusion of additional lands within this
PUD District shall be processed in accordance with requirements of the Zoning
Ordinance.
Section 11. The Zoning Map of the City of Otsego shall not be
republished to show the aforesaid amendment, but the City Clerk shall
appropriately mark the zoning map on file in the City Clerk's office for the
purpose of indicating the rezoning hereinabove provided for in this Ordinance,
and all of the notations, references and other information shown thereon are
hereby incorporated by reference and made part of this Ordinance.
Section 11. This Ordinance shall be effective upon its passage and
publication in accordance with State Statute.
ADOPTED by the City Council of the City of Otsego this day of
September, 2014.
ATTEST
BY:
Tami Loff, City Clerk
CITY OF OTSEGO
M.
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Jessica L. Stockamp, Mayor