Item 3.1 Sunshine Dental3601 Thurston Avenue
Anoka, MN 55303
763.231.5840
TPC@PlanningCo.com
1
PLANNING REPORT
TO: Otsego Planning Commission
FROM: D. Daniel Licht
REPORT DATE: 14 May 2025
60-DAY DATE: 21 June 2025
RE: Otsego – Waterfront Commons; Sunshine Pediatric Dentistry
TPC FILE: 101.02
BACKGROUND
Arrow Companies, Inc. has submitted an application to develop Outlot A, Otsego Developments
Addition located at the northeast quadrant of TH 101 and 90th Street. The proposed
development is a 3,495 square foot dentist office that requires consideration of a PUD
Development Stage Plan, vacation of existing drainage and utility easement, and final plat that
are subject to review by the Planning Commission and approval of the City Council. The
submitted plans also illustrate a 3,000 square foot expansion of the proposed building. A public
hearing has been noticed for the Planning Commission meeting on 19 May 2025.
Exhibits:
Property Location Map
Architectural plans dated 05-12-2025 (7 sheets)
Civil plans dated 05.12.2025 (11 sheets)
Final Plat
ANALYSIS
Comprehensive Plan. The 2023 Comprehensive Plan guides the subject property for
commercial uses as part of a retail, service, and office district located adjacent to the TH 101
and CSAH 39 interchange. The proposed building will provide for a pediatric dentist office
expanding services and expanding commercial building space within the City. The proposed
land use is consistent with the Future Land Use Plan.
Item 3.1
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Zoning. The subject property is zoned PUD, Planned Unit District with allowed uses specified as
being those permitted, conditional, and interim uses as allowed in the B-1, Retail Business
District. The proposed dentist office is a permitted use within the B-1 District and PUD District.
Surrounding Uses. The subject property abuts TH 101 to the west. Areas to the north, east,
and south of the subject property are all within the Otsego Waterfront East PUD District. The
surrounding uses consist of medical and professional offices, a child-oriented recreation use, a
restaurant, and senior housing. The proposed PUD Development Stage Plan for the subject
property will be complementary to existing and planned land uses within Otsego Waterfront
East.
Lot Requirements. The Otsego Waterfront East PUD District establishes no minimum lot area
or width requirements. The suitability of the lot to accommodate the proposed development is
based on the ability to comply with applicable setbacks, off-street parking, and other site design
requirements. The Otsego Waterfront East PUD District establishes setbacks of 30 feet from
public street rights-of-way and 10 feet from interior lot lines. The proposed development of Lot
1, Block 1 complies with the required setbacks.
The submitted plans illustrate a 3,000 square foot expansion of the proposed building. The
expansion encroaches into a drainage and utility easement and over a trunk watermain. The
plans for the future expansion will need to be adjusted to avoid the encroachment into the
drainage and utility easement or other solution approved by the City Engineer at such time as
the planned expansion is to occur. The future expansion of the principal building will be subject
to site and building plan review at the time the construction is proposed.
Building Plans. The developer has submitted architectural plans for the proposed 3,495 square
foot dental office building to be constructed on Lot 1, Block 1.
Exterior Materials. The Otsego Waterfront East PUD Design Guidelines and Section 11-
17-4.D.1 of the Zoning Ordinance establish exterior finish requirements for the
proposed building. The architectural plans include a schedule for the exterior elevation
materials, which indicates ledgestone and glass (Grade A) materials comprise 67.1
percent of the exterior finish, with metal and wood-look (Grade B) materials used for
32.9 percent of the exterior finish. The exterior finishes and mix of materials comply
with the requirements of the Zoning Ordinance.
Height. Principal buildings within the Waterfront East PUD District are allowed to be up
to three stories or 35 feet in height. The proposed building is a single-story structure
with a height of 12.0 feet to the top of the roof and 15.5 feet to the top of the angled
roof sections. The proposed building complies with the height limits of the Waterfront
East PUD District.
3
The submitted plans do not indicate the location of building mechanical equipment. If
mounted on the roof of the building, the mechanical units must be screened by the
parapet or other measures so as not to be visible from 90th Street and Quantrelle
Avenue. This requirement will need to be verified by the Zoning Administrator prior to
issuance of a building permit.
Access. The subject property abuts 90th Street and Quantrelle Avenue. The access the three
commercial lots within the preliminary plat is shared via one driveway to 90th Street and one
driveway to Quantrelle Avenue. An ingress/egress and cross parking easement has been
recorded with the Otsego Developments Addition final plat.
The access to 90th Street is be limited to right-in/right-out only due to the existing median
within the four lane roadway. The existing access is 280 feet from Quantrelle Avenue and more
than 320 feet from the northbound TH 101 entrance ramp. The access to Quantrelle Avenue is
setback at least 200 feet from existing driveways onto Quantrelle Avenue. The location of both
of the existing driveways complies with the spacing requirements of Section 11-21-6 of the
Zoning Ordinance.
A traffic study completed for the Mississippi Landings development evaluated the capacity of
90th Street and Quantrelle Avenue. The study indicated that full build out of the Waterfront
East, including the subject property, would necessitate a dedicated right turn lane at the 90th
Street and Quantrelle Avenue intersection. The Otsego Developments Addition final plat
dedicates right-of-way for the right turn lane. The timing for construction of the right turn lane
is deferred until Outlot B, Otsego Developments is final platted and would only be built if a
need for the turn lane is determined at that time.
Off-Street Parking. The submitted plans illustrate the 59 off-street parking spaces constructed
with Phase 1 and 35 spaces to be constructed with Phase 2 for a total of 94 spaces. The Phase 1
approval included a proof-of-parking agreement for construction of five spaces east of the
Phase 1 building and the submitted plans illustrate 12 additional spaces that would be
constructed with the planned future expansion of the Phase 2 building. The table below
outlines that the number of off-street parking spaces available within Phases 1 and 2 under the
shared ingress/egress and cross parking easement complies with Section 11-21-13 of the Zoning
Ordinance.
Business Requirement Area Required
Spaces
Phase 1 Kennedy Vision
1 space/200sft.
4,060sf.19Lil’ Gym
Phase 2 Dentist 3,495sf. 16
Future Expansion 3,000sf. 14
TOTAL 49
4
The off-street parking spaces are designed as nine feet wide by 20 feet in depth and the spaces
abutting the sidewalk or perimeter of the parking area as 18 feet deep (with two foot overhang)
accessed via 24 foot wide drive aisles in compliance with Section 11-21-7.B of the Zoning
Ordinance.
The parking area is shown to be surfaced with asphalt and surrounded by perimeter concrete
curb as required by Section 11-21-7.C and D of the Zoning Ordinance. The construction
specifications for the off-street parking area are to be subject to review and approval of the City
Engineer.
Sidewalks. There is an existing sidewalk abutting the south line of the subject property. The
civil plans illustrate construction of a sidewalk along the front line of the proposed building. A
connection along the west side of the driveway to 90th Street must be added between the
sidewalk adjacent to 90th Street to the sidewalk at the front of the building to allow for public
access to the proposed building and other uses within the Waterfront Commons development.
Landscaping. A landscape plan has been submitted that provides for a planting turf grass and
one ornamental tree. Section 11-19-2.B.2 of the Zoning Ordinance requires landscaping be
installed:
a. The boundary or perimeter of the proposed site at points adjoining other property.
b. The immediate perimeter of the structure.
c. The perimeter of parking and loading areas.
Section 11-21-7.K of the Zoning Ordinance further requires that off-street parking areas be
landscaped so as to be screened from view of public rights-of-way.
The landscape plan must be revised to include shade and/or ornamental trees in the yard along
90th Street and west side of the driveway accessing 90th Street. Tall grasses and shrubs should
also be incorporated to screen parking areas at a lower level and at the foundation of the
building. The revised landscape plan is to be subject to review and approval of the Zoning
Administrator.
Section 5-2-3.C.2 of the City Code requires installation of in-ground irrigation for the yards and
planting areas within the property, which must be indicated on the landscape plan.
5
Signs. The PUD Development Stage Plan approved for Phase 1 of Waterfront Commons
established allowances for the following signs within the development:
Freestanding signs:
o One freestanding sign not to exceed 320 square feet in area and a height not to
exceed 70 feet or 20 feet above the centerline elevation of TH 101 measured
perpendicular to the sign location, whichever is less.
o One freestanding sign not to exceed 64 square feet in area or 15 feet in height at
each driveway access to 90th Street and Quantrelle Avenue.
o All freestanding signs must be setback 10 feet from perimeter property lines.
Wall signs to be mounted on the principal buildings are allowed on all four elevations to
15 percent of the wall area of the building with no individual sign larger than 100 square
feet in area.
The submitted plans identify a freestanding pylon sign at the southwest corner of the subject
property, as well as a monument sign at the 90th Street access. The proposed pylon sign is not
provided for by the initial Waterfront Commons PUD General Development Plan approval and
should be removed from the plans unless supported by the Planning Commission.
The architectural plans do not identify proposed wall signs.
A sign permit subject to review and approval of the Zoning Administrator is required prior to
placement of any signs upon the property.
Exterior Lighting. Section 11-16-6 of the Zoning Ordinance establishes performance standards
for exterior lighting. An exterior lighting plan including photometric measurements of light
intensity and indicating the type, location, and height of all exterior light fixtures must be
submitted with application for a building permit. The exterior lighting plan is to be subject to
review and approval of the Zoning Administrator.
Waste Storage. The submitted plans show a location for waste storage containers along the
west side of the off-street parking area. Plans for the enclosure that comply with the
requirements of Section 11-18-4.C of the Zoning Ordinance for screening outdoor waste
storage areas must be submitted with application for a building permit. The waste enclosure
structure is to be subject to review and approval of the Zoning Adminstrator.
Utilities. The developer has submitted a utility plan for connection of the proposed building to
City sewer and water utilities. The City Engineer has met with the Utility Department to review
the submitted plans. All utility plans are subject to review and approval of the City Engineer.
6
The developer will pay Utility Availability Charges for Lot 1, Block 1 at the time of final plat
approval in accordance with the current Fee Schedule. Utility Connection Charges will be
collected when a building permit is issued for the proposed building subject to Fee Schedule in
effect at that time.
Grading Plan. Plans for grading, erosion control, and stormwater management have been
submitted for the property. All grading, drainage, and erosion control plans are subject to
review and approval of the City Engineer.
Easements. Section 10-8-12 of the Subdivision Ordinance requires dedication of drainage and
utility easements at the perimeter of each lot, over public utility lines, and regional stormwater
drainage facilities. The proposed final plat illustrates the required easements, which are subject
to review and approval of the City Engineer.
A drainage and utility easement dedicated at the southeast corner of Outlot A, Otsego
Waterfront Addition to overlay a catch basin is proposed to be vacated. The City Engineer is
requiring that the catch basin be relocated to the west curb of the private drive. With
relocation of the catch basin, the existing drainage and utility easement no longer serves a
public purpose.
Park Dedication. Section 10-8-15 of the Subdivision Ordinance establishes park dedication
requirements for new subdivisions. Park dedication requirements for Otsego Waterfront East,
including the subject property, were satisfied with the initial final plat approval with dedication
of park easements and improvements within the outlot encompassing the Mississippi River
frontage. No additional park dedication is required for the proposed final plat.
Development Contact. A development contract is required with final plat approval by Section
10-10-4.A of the Subdivision Ordinance to provide for completion of public improvements,
establishment of required securities, and payment of applicable fees related to the subdivision
of the subject property. Section 11-9-7 of the Zoning Ordinance also requires that the
developer enter into a performance agreement with the City to provide for construction of the
project improvements within the subject property. The City Attorney will draft the
development contract, which is subject to approval by City Council resolution concurrent with
the zoning and subdivision applications.
RECOMMENDATION
The proposed Sunshine Pediatric Dental development is consistent with the policies of the
Comprehensive Plan and the requirements of the Zoning Ordinance and Otsego Waterfront
East PUD District, as well as the Subdivision Ordinance. Our office recommends approval of the
applications as outlined below.
7
POSSIBLE ACTIONS
A.Motion to recommend approval of a PUD Development Stage Plan for Sunshine
Pediatric Dentistry, vacation of drainage and utility easements, and a final plat of
Sunshine Addition, subject to the following conditions:
1.The subject property shall be developed in accordance with the site and building
plans submitted to the City subject to the stipulations, limitations, and conditions
as approved by the City Council in accordance with Section 11-9-4 of the Zoning
Ordinance.
2.Any mechanical equipment mounted on the roof of the buildings shall be
screened by the parapet or other measures so as not to be visible from 90th
Street and Quantrelle Avenue, subject to review and approval of the Zoning
Administrator prior to issuance of a building permit.
3.A five foot wide concrete sidewalk shall be constructed between 90th Street and
the sidewalk at the front line of the principal building along the west side of the
driveway accessing 90th Street.
4.The construction specifications for the off-street parking area shall be subject to
review and approval of the City Engineer.
5.Landscaping:
a.The landscape plan shall be revised to comply with Section 11-19-2.B.2
and Section 11-21-7.L of the Zoning Ordinance, subject to review and
approval of the Zoning Administrator.
b.An in-ground irrigation system for all yards and planting areas within Lot
1, Block 1 shall be required in compliance with Section 5-2-3.C.2 of the
City Code.
6.Signs shall comply with the PUD Development Stage Plan for Waterfront
Commons, unless modified by approval of the City Council, subject to issuance of
a sign permit of the Zoning Administrator.
7.An exterior lighting plan including photometric measurements of light intensity
and indicating the type, location, and height of all exterior light fixtures
compliant with Section 11-16-6 of the Zoning Ordinance shall be submitted with
application for a building permit and is subject to review and approval of the
Zoning Administrator.
8
8. Plans for a waste container enclosure that complies with the requirements of
Section 11-18-4.C of the Zoning Ordinance shall be submitted with application
for a building permit, subject to review and approval of the Zoning
Administrator.
9. All grading, drainage, and erosion control plans shall be subject to review and
approval of the City Engineer.
10. All utility plans shall be subject to review and approval of the City Engineer.
11. The developer shall pay Utility Availability Charges for Lot 1, Block 1 in
accordance with the City Code and current fee schedule in effect at the time of
final plat approval.
12. All drainage and utility easements shall be subject to review and approval of the
City Engineer.
13. The developer shall enter into a development contract as required by Section 10-
10-4.A of the Subdivision Ordinance Section 11-9-7 of the Zoning Ordinances
drafted by the City Attorney and subject to approval of the City Council.
B. Motion to recommend the application be denied based on a finding that the request is
inconsistent with the Comprehensive Plan and requirements of the Zoning Ordinance
and/or Subdivision Ordinance.
C. Motion to table.
c. Adam Flaherty, City Administrator/Finance Director
Audra Etzel, City Clerk
Ron Wagner, City Engineer
David Kendall, City Attorney
Jason Coombe, Building Official
Property Location
Sunshine Pediatric Dentist
460 ft
Overview
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THE SUBSURFACE UTILITY INFORMATIONDEPICTED IN THESE PLANS ARE SHOWNACCORDING TO CI/ASCE 38-02, "STANDARDGUIDELINES FOR THE COLLECTION ANDDEPICTION OF EXISTING SUBSURFACE UTILITYDATA," LEVEL D STANDARDS.
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N 37°35'23"
W 101.27S 66°28'42" W 87.43N 23°3
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N 68°30'35" E 287.5543.57
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W SITECITY COUNCIL, CITY OF OTSEGO, MINNESOTAThis plat of SUNSHINE ADDITION was approved and accepted by the City Council of the City of Otsego, Minnesota, at a regular meeting thereof held this______ dayof ______________________, 20_____, and said plat is in compliance with the provisions of Minnesota Statutes, Section 505.03, Subd. 2. By ____________________________________________, Mayor By _______________________________________, ClerkWRIGHT COUNTY SURVEYORI hereby certify that in accordance with Minnesota Statutes, Section 505.021, Subd. 11, this plat has been reviewed and approved this ______ day of _________________________, 20_______. _________________________________________ Wright County SurveyorWRIGHT COUNTY LAND RECORDSPursuant to Minnesota Statutes, Section 505.021, Subd. 9, taxes payable for the year 20_______ on the land hereinbefore described have been paid. Also, pursuant to Minnesota Statutes, Section 272.12, there are no delinquent taxes and transfer entered this ______ day of __________________________, 20_______. _________________________________________ Wright County Land Records AdministratorWRIGHT COUNTY RECORDERI hereby certify that this instrument was filed in the office of the County Recorder for record on this _____ day of _________________________, 20_____, at ________o'clock _____.M. and wasduly recorded in Cabinet No. __________________________, Sleeve __________________________, as Document No. _____________________________. _______________________________________ Wright County RecorderKNOW ALL PERSONS BY THESE PRESENTS: That Otsego Developments, LLC, a Minnesota limited liability company, owner of the following described property situated in the County of Wright,State of Minnesota, to wit: OUTLOT A, OTSEGO DEVELOPMENTS ADDITION, Wright County, Minnesota.Has caused the same to be surveyed and platted as SUNSHINE ADDITION and does hereby dedicate to the public for public use the public way and the drainage and utility easements as created by this plat.In witness whereof said Otsego Developments, LLC, a Minnesota limited liability company, has caused these presents to be signed by its proper officer this_____ day of __________________________,20____.Otsego Developments, LLC By _____________________________________________ , Vice President, Chief Financial Officer, and Treasurer (signature)STATE OF ________________COUNTY OF ________________This instrument was acknowledged before me this ______ day of ___________________, 20____, by Steven Fischer, Vice President, Chief Financial Officer, and Treasurer of Otsego Developments, LLC,a Minnesota limited liability company, on behalf of the company. __________________________________________ ________________________________________________ (Signature) (Printed name) Notary Public,_______________________ County, ________________ My Commission Expires___________________I Gregory R. Prasch do hereby certify that this plat was prepared by me or under my direct supervision; that I am a duly Licensed Land Surveyor in the State of Minnesota; that this plat is a correctrepresentation of the boundary survey; that all mathematical data and labels are correctly designated on this plat; that all monuments depicted on this plat have been, or will be correctly set within oneyear; that all water boundaries and wet lands as defined in Minnesota Statutes, Section 505.01, Subd. 3, as of the date of this certificate are shown and labeled on this plat; and all public ways are shownand labeled on this plat.Dated this ____________day of ____________________, 20 ______. ______________________________________ Gregory R. Prasch, Licensed Land Surveyor Minnesota License No. 24992STATE OF MINNESOTACOUNTY OF HENNEPINThe foregoing Surveyor's Certificate was acknowledged before me on this ______ day of ___________________, 20____, by Gregory R. Prasch, Land Surveyor, Minnesota License No. 24992. __________________________________________ ________________________________________________ (Signature) (Printed name) Notary Public, Hennepin County, Minnesota My Commission Expires___________________SUNSHINE ADDITION BEARING ORIENTATION:THE SOUTHERLY LINE OF OUTLOT A, OTSEGODEVELOPMENTS ADDITION IS ASSUMED TOBEAR NORTH 66°28'42" EASTSec. 14 & 15, Twp. 121, R. 23Vicinity MapNo ScaleSCALE IN FEET06030901 INCH = 30 FEET
Main Office:
3601 Thurston Avenue, Anoka, MN 55303
Phone: 763/427-5860
www.haa-inc.com
MEMORANDUM
TO: Honorable Mayor and City Council
CC: Adam Flaherty, City Administrator
Audra Etzel, City Clerk
Daniel Licht, City Planner
Dave Kendall, City Attorney
Steve Fischer, Arrow Companies
Jeffrey Prasch, Demarc
FROM: Ronald Wagner, P.E. City Engineer
DATE: May 7, 2025
RE: Sunshine Addition
We have reviewed the following information provided by Demarc on behalf of Arrow Companies
regarding the Sunshine Addition.
Site Development Plans and Preliminary Plat for Sunshine Addition, Otsego, dated 4/15/2025.
The submittal is to be considered for preliminary acceptance. We would offer the following
comments:
Preliminary Plat
1. The catch basin in proposed Lot 1, Block is to be replaced with a catch basin in west curb
line of the private drive and the grading plan modified accordingly; the final plat is also to be
revised to remove the drainage and utility easement overlaying the catch basin and stormwater
pipe.
Title Sheet
2. Add an approval signature block for City Engineer.
Details
3. Add Otsego Standard plate #301
Existing Conditions and Removals Plan
4. Removals of pavement for catch basin in private drive.
5. Removals of trail for ADA ramps at either side of private drive crossing.
Sunshine Addition
Page 2
Site Plan
6. Proposed monument sign is in easement, which is not allowed. Easement should be removed
with relocation of the catch basin as described above.
7. Proposed building extension cannot be within existing easement.
Grading & Drainage Plan
8. Regrade to southeast of building to be able to relocate catch basin and remove D& U
easement so monument sign can be located as proposed.
Utility Plan
9. Water and sewer access apparently was not relocated with Otsego Developments Addition to
prevent removal of a portion of private drive. Water and sewer utility service shall be
designed and constructed such that a minimal number of bends are required. All sanitary
sewer bends will need clean outs. The water service is located as close as feet from trail.
Unless directional drilled, portions of the trail will need to be removed. If trail removed,
replacement will be from needed ADA ramps to west until past improvements to minimize
joints. We highly recommend moving utility room to east side of building to eliminate these
issues.
10. With the building permit, a water meter along with a deduct irrigation meter will be required.
Irrigation line will also need a backflow preventer installed.
Storm Water Pollution Prevention Plan
11. Will require update with catch basin relocated.
Landscape Plans
12. No comments.
Other Consideration
13. No comments.
Summary and/or Recommendation
14. Please make the corrections listed above and re-submit.