Item 3.3 Mississippi Landing3601 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 May 2025
120-DAY DATE:
RE: Otsego – Otsego Waterfront; PUD Development Stage Plan
TPC FILE: 101.02
BACKGROUND
Modern Construction of Minnesota, Inc. has submitted plans for a mixed-use development of
13.80 acres located east of TH 101 and south of 90th Street to be known as “Otsego
Waterfront”. The subject property exists as three lots with an area of 7.21 acres and one outlot
with an area of 6.57 acres. The proposed development includes one lot for a principal building
including 135 multiple family dwellings together with retail and service commercial space, as
well as planned future open space adjacent to the Mississippi River. The developer intends this
to the first of multiple phases, but the proposed development can exist as a standalone project.
The City Council on 13 March 2023 approved a PUD District amendment, PUD Development
Stage Plan, and preliminary plat for a similar proposal known as “Mississippi Landing”. Section
11-36-4.D.6 of the Zoning Ordinance establishes that a final PUD Final Plan must be submitted
within six months of a PUD Development Stage Plan being approved. Minnesota Statutes
462.356, Subd. 3c provides that approval of a preliminary plat is valid for one year from the
date of approval. City staff notified the developer the 2023 approvals were expired.
The developer has submitted revised plans intended to address concerns raised by the Planning
Commission and City Council with the prior request. The application again requires
consideration of a PUD Development Stage Plan, preliminary plat, and vacation of existing
drainage and utility easements. A public hearing to consider the applications has been noticed
for the Planning Commission meeting on 19 May 2025 at 7:00 PM.
Item 3.3
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Exhibits:
Site Location Map
Architectural plan set dated 05/12/25 (8 sheets)
Preliminary Plat Development Plans dated 04.05.25 (14 sheets)
Preliminary Plat dated 12/16/2022
Park Development Concept
ANALYSIS
Comprehensive Plan. The 2023 Comprehensive Plan guides the subject site for mixed-use land
uses to be developed with high density residential and commercial land uses. The proposed
development, which is intended by the developer to be the first phase of a larger overall
project, provides for construction of multiple family dwellings together with retail and service
commercial building space within a single principal building consistent with the
recommendations of the Comprehensive Plan.
Zoning. The subject site is zoned PUD, Planned Unit Development District. Allowed uses within
the PUD District currently include only those permitted, conditional, interim, and accessory
uses provided for within the B-1, Retail Business District and multiple family dwellings. The
commercial spaces within the proposed building are suitable for the allowed uses within the B-
1 District. Inclusion of the proposed residential dwellings is consistent with the
recommendations of the 2023 Comprehensive Plan to develop with a mix of commercial and
residential uses upon the subject property and the PUD District
Surrounding Uses. The subject site is surrounded by the existing and planned land uses shown
in the table below. The proposed mixed-use development would transition to the uses
developed within Otsego Waterfront East to the north through Outlot A. The 101 Market is also
compatible with the proposed use, although screening of the outdoor storage area should be
considered, but would be difficult to implement given the proposed building heights illustrated
with the architectural plans.
Direction Land Use Zoning Existing Use
North Commercial
Park
PUD District 101 Market
Carrick’s Landing
East -- -- Mississippi River
South Rural A-1 District Mississippi Riverwood campground
West -- -- Trunk Highway 101
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EAW. The proposed development required processing of an Environmental Assessment
Worksheet (EAW) in accordance with Minnesota Rules 4410.4300, Subp. 32. In accordance
with Minnesota Rules 4410.1500, the EAW was completed and distributed to persons and
agencies on the official Environmental Quality Board (EQB) distribution list and published on
the City website. A notice of EAW availability was published in the EQB Monitor on 20
September2022, initiating a 30-day public comment period. A press release was submitted to
the Elk River Star newspaper. The comment period ended on 20 October 2022.
The City received written comment letters from the Minnesota Department of Transportation,
Minnesota State Historic Preservation Office, and Minnesota Department of Natural Resources.
None of the comments recommended preparation of an Environmental Impact Statement (EIS).
The City Council on 14 November 2022 adopted responses to the comments confined to
substantive issues that “address the accuracy and completeness of the material contained in
the EAW, potential impacts that may warrant further investigation before the project is
commenced, and the need for an EIS on the proposed project” (MN Rules 4410.1600). The City
Council also adopted Findings of Fact that preparation of an Environmental Impact Statement is
not required in accordance with Minnesota Rules 4410.1700, Subp 7. The development
proposed with the revised plans for the subject property is within the scope of review analyzed
by the EAW; an amendment of the EAW findings is not warranted or required.
Building. The PUD Development Stage Plan includes one six story building on the north side of
Lot 1, Block 1. The total area of the proposed building 177,409 square feet with 135 multiple
family dwellings, 12,784 square feet of retail and service commercial space, and an enclosed at
grade garage with 65 parking spaces. The multiple family dwellings are located above the
enclosed garage, whereas the commercial space is located at grade together with the multiple
family building entrance and common spaces south of the enclosed garage.
Exterior Materials. Section 11-17-4.C of the Zoning Ordinance establishes exterior finish
requirements for multiple family buildings and Section 11-17-4.D.1 of the Zoning
Ordinance for commercial buildings. The primary difference between the two
requirements is that multiple family buildings must have 50 percent of the exterior
materials comprised of brick or stone with commercial buildings required to have 65
percent of the exterior finish comprised of brick, store, or glass. The Planning
Commission has recommended in the past that the commercial standard apply to mixed
use development and is proposing to implement this requirement for the M-1, Mixed
Use District under consideration.
The proposed building utilizes large windows throughout, three colors of fiber cement
siding for the second story and above and a CMU block for the base of the building. The
colors of the fiber cement siding provide some variation for the building design, but use
of different textures or panels would increase the degree of variation and improve
aesthetics.
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The submitted plans indicate that the proposed exterior finish is comprised of 26.7
percent glass and 5.3 percent CMU materials for at total of 32.0 percent Grade A
finishes. The exterior materials must be revised to bring use of Grade A materials to be
at least 65 percent of the exterior finish of the proposed building.
Building Height. The proposed building is six stories in height measuring 70 feet to the
flat roof. There is a roof deck on the Mississippi River side of building. The are also
elevator and HVAC mechanicals on the roof that are exempt from height limits by
Section 11-17-3.B of the Zoning Ordinance.
For comparison purposes, the height of other buildings in the City are as follows:
Stories Height
Mid-Point Peak
Wyndham Hotel 4 46ft. 69ft.
Riverview Landing 4 55ft. 57ft.
The Village 4 40ft. 47ft.
The proposed height of the building is within the 75 feet being considered by the
Planning Commission for the M-1, Mixed Use District.
The Emergency Services Director has stated there is no issue from a public safety
perspective with the height of the proposed building.
Multiple Family Dwelling Units. Section 11-17-6 of the Zoning Ordinance requires the
following minimum floor area for each multiple family dwelling unit to ensure an
adequate living area. The floor area proposed for the multiple family dwelling units all
exceed the minimum requirements of the Zoning Ordinance.
# of
Bedrooms
Number
of Units
% of
Total Units
Minimum
Floor Area
Required
Proposed
Floor Area
Studio 14 10% 500sf. 548-579sf.
1 Bedroom 87 64% 700sf. 711-870sf.
2 Bedroom 29 22% 780sf. 1,050-1,267sf.
3 Bedroom 5 4% 860sf. 1,633sf.
Section 11-17-7 of the Zoning Ordinance limits studio apartments to 10 percent of the
total number of dwelling units, but the 2020 Multiple Family Housing Study
recommends allowing up to 30 percent studio apartments based on current
construction practices. The proposed 14 studio apartments are 10 percent of the total
number of dwelling units.
The proposed multiple family dwellings have 1.3 bedrooms per dwelling unit.
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Lot Requirements. Without considering the commercial floor area, the density of the
proposed development of Lot 1, Block 1 with the initial 150 dwelling units is 27.1
dwelling units per acre. The 2023 Comprehensive Plan does not establish a limit for
residential density of mixed-use development, but the M-1 District under
consideration by the Planning Commission would includes a 1,000 square foot per
dwelling unit lot area requirement (or a density of 43 dwelling units per acre). The
proposed density of the dwelling units is appropriate for an urban density mixed-use
development envisioned for the subject property by the 2023 Comprehensive Plan.
Floor Area Ratio: The M-1, Mixed Use District being considered by the Planning
Commission does not include a maximum floor area ratio limit for a residential or
mixed use building unless the lot abuts certain residential zoning districts. The subject
property does not abut any existing or planned residential districts. However, for
reference purposes, the floor area ratio of the proposed building, not including the
garage, on Lot 1, Block 1 is:
o Multiple family space only: 0.66
o Multiple family and commercial space: 0.72
The floor area ratio for the mixed use building is appropriate for the site given that
Outlot A cannot be developed except as public or private open space.
Setbacks. Setbacks may be established specific to a PUD District and modified by a PUD
Development Stage Plan.
The proposed building is setback 10.0 feet from the Quantrelle Avenue right-of-way.
The typical setback required from public street rights-of-way is 30 feet, which is the
standard proposed for the M-1, Mixed Use District. The proposed 10 foot setback does
not cause issue with visibility on the public street and maximizes the development of
the subject property between Quantrelle Avenue and the 300 foot setback from the
Mississippi River required for by the WS District provisions.
The proposed building 19.3 feet from the north property line, which leaves space for
only a 12.0 foot wide access drive along the north property line (with no setback from
the private drive to the north property line.
The developer must provide documentation that the proposed building setback from
the north property line complies with the Fire Code and that a 20.0 wide fire lane is not
required, which is to be subject to review and approval of the Emergency Services
Director.
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A shared access agreement for the private drive abutting the north line of Lot 1, Block 1
is also to be required to allow the encroachment into the typical five foot setback
required by Section 11-21-5.B.2 of the Zoning Ordinance as shown on the site plan.
Outlot A provides for permanent physical separation of the proposed building from the
Mississippi River and any applicable setback requirements related to the WS, Wild,
Scenic, and Recreational River District.
The setbacks proposed on the site plan are appropriate in order to maximize the developable
property within the subject site outside of the Wild, Scenic and Recreational River District.
Traffic. The subject site is accessed via Quantrelle Avenue. Quantrelle Avenue is an existing two
lane street with shoulders and concrete curb having a width of 32 feet. Quantrelle Avenue
intersects 90th Street at a four-way intersection to the north of the subject property. The
developer completed a Traffic Impact Study for development of 387 dwelling units, 51 hotel
rooms and 35,000 square feet of commercial space as part of the Environmental Assessment
Worksheet to estimate the trips generated by the proposed project and potential impacts at
the intersection of Quantrelle Avenue and 90th Street to evaluate the potential need for
improvements. The study found no considerable delays or queueing issues caused by the
proposed for any of the approaches to the Quantrelle Avenue and 90th Street intersection and
no mitigation efforts were recommended. With the current proposed development scaled back
from the scope of the project analyzed by the EAW traffic study, adequate capacity exists with
existing streets to serve the proposed development.
Access. The subject property is proposed to have two initial and up to three accesses to
Quantrelle Avenue. Section 11-21-6.B.2 of the Zoning Ordinance requires accesses for multiple
use developments onto Quantrelle Avenue to be a minimum of 50 feet apart of another
driveway. All of the proposed accesses comply with the spacing requirements established by
the Zoning Ordinance.
Section 11-21-C.2 of the Zoning Ordinance limits the width of an access to a public street to 30
feet unless approved by the City Engineer for circulation and turning movement purposes. The
three accesses are all less than 30 feet in width and comply with the requirements of the
Zoning Ordinance.
Street lighting is to be extended from Otsego Waterfront East along Quantrelle Avenue to the
south line of Lot 1, Block 1 in accordance with Section 8-8-5 of the City Code. The location of
proposed street lighting is to be subject to review and approval of the City Engineer. The
developer will pay a fee for the installation of the street lighting as provided for by the fee
schedule and City Code.
Off-Street Parking. The table below outlines the number of parking stalls required for the
proposed development based on the requirements of Section 11-21-8 of the Zoning Ordinance:
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Otsego Zoning Ordinance
Calculation of Required Parking Spaces
Requirement Unit/Area Required
Spaces
Multiple Family Dwelling 2.0 stalls/du 135du. 270
Commercial 1 stall/200sf. 12,784sf. 64
Total 334
The developer also engaged with SRF Consulting Group, Inc. to prepare a study of estimated
parking demand for the proposed use. The study evaluated parking estimates for a mixed-use
development established by the City of Wayzata, which the Planning Commission is considering
for inclusion in the Zoning Ordinance to address mixed use developments. The Wayzata
methodology for calculating off-street parking requirements for mixed-use land uses provides
for a reduction in the number of off-street parking stalls needed based on a shared parking
arrangement and daily time periods for weekdays and weekends. The calculation of parking
requirements for the proposed development based on the Wayzata formula for determining
shared parking is shown in the table below:
Wayzata Mixed-Use
Estimate of Required Parking Spaces
Zoning
Ordinance
Required
Stalls
Weekday Weekend
12:00AM-
7:00AM
7:00AM-
6:00PM
6:00PM-
12:00AM
12:00AM-
7:00AM
7:00AM-
6:00PM
6:00PM-
12:00AM
Multiple
Family
270 270 162 270 270 203 270
Commercial 64 0 58 39 0 64 39
Total 334 270 220 305 270 267 309
The table below summarizes construction of 246 parking spaces within the enclosed garage
identified on the architectural plans and surface parking illustrated on the site plan within Lot 1,
Block 1.
Parking Area Spaces
Garage 65
Surface 181
Total 246
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The number of proposed off-street parking spaces is 88 stalls less than required by the Zoning
Ordinance and 63 spaces less than the mixed use analysis for determining the number of
parking spaces to be provided on site. The number of parking spaces within the garage is also
less than the 121 spaces required to provide at least one enclosed parking space for each
multiple family dwelling unit having one or more bedrooms as is being considered by the
Planning Commission for the M-1, Mixed Use District.
The site plan also illustrates an additional 106 off-street parking spaces proposed as proof-of-
parking.
City staff recommends that the site plan be revised to provide for construction of 246 off-street
parking stalls including one space within an enclosed structure attached to the principal
building for each multiple family dwelling unit with one bedroom or more (121 spaces).
The surface parking area is designed with spaces that are nine feet wide by 20 feet deep
accessed by drive aisles that are 24 feet in width. The parking area is to be surfaced with
asphalt or concrete and surrounded by concrete curb as required by Section 11-21-7.B, C, and
D. The design and construction of the surface off-street parking area is to be subject to review
and approval of the City Engineer.
The proposed off-street parking area is not setback from the Quantrelle Avenue right-of-way
the 15 feet required by Section 11-21-5.B.1 of the Zoning Ordinance. Building the parking at
the property line is acceptable in the interest of maximizing the developable area of Lot 1, Block
1 in consideration of preserving Outlot A through the WS District. The boulevard between
Quantrelle Avenue and the off-street parking area is sufficiently wide to avoid any visual
impairment for vehicles entering the public street. The pedestrian sidewalk is also centered in
the boulevard to avoid potential conflicts with vehicles entering or leaving the subject property.
Pedestrian Access. There is no sidewalk on Quantrelle Avenue. Pedestrian connectivity of the
proposed development to Otsego Waterfront East and Carrick’s Landing is to be provided for
by:
Construction of a five foot wide concrete sidewalk the full width of Quantrelle Avenue
abutting Lot 1, Block 1.
A trail overlaid by public access easement through Outlot A and Outlot B as a condition
of approval with timing to be determined at the time of final plat approval.
Landscaping. The submitted plans do not include a landscape plan as required by Section 11-
19-2.B if the Zoning Ordinance. A landscape plan must, at a minimum, be submitted prior to
consideration of the application by the City Council and is to be subject to review by the Zoning
Administrator.
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Exterior Lighting. Section 11-16-6 of the Zoning Ordinance establishes performance standards
for exterior lighting. All exterior light fixtures are to have a 90-degree horizontal cut-off and not
cast more than 0.4 foot-candles of light at the property lines as required by Section 11-16-6.C of
the Zoning Ordinance. 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 prior to issuance of a building permit and is subject to review and approval of the
Zoning Administrator.
Signs. The architectural plans include identification signs on the west and north elevations of
the building. City staff recommends establishing sign allowances for Lot 1, Block 1 as wall signs
affixed on any elevation up to 15 percent of the wall area, but not including the at-grade
parking garage, with the maximum area of any individual sign limited to 200 square feet.
Utilities. The proposed development is to be served by City sewer and water utilities. There
are existing trunk sewer and water lines within Quantrelle Avenue adjacent to the subject site.
The developer has submitted plans for connection to sewer and water utilities, as well as
improvement of the existing sewer lift station in Quantrelle Avenue necessary to accommodate
the proposed development. All utility plans are subject to review and approval of the City
Engineer.
The developer is required to pay Utility Availability Charges at the time of final plat approval.
The Utility Availability Charges are to be based on a Residential Equivalent Connection (REC)
equated to the estimated sewer flow for the proposed development.
Utility Connection Charges calculated in accordance with the provisions of the City Code will be
required to be paid at the time a building permit is issued.
Grading Plan. All of Outlot A and Outlot B are within the Floodway zone along the Mississippi
River.
Outlot A is bisected north-to-south by a drainageway overlaid by a drainage and utility
easement to provide an outlet for the City regional stormwater basin to the north within Outlot
A, Waterfront East. The outlet for the regional stormwater basin must be maintained as part of
the grading plan for the subject site to the point at which the stormwater is discharged to the
Mississippi River.
The developer has submitted plans for grading, drainage, and erosion control for development
of Lot 1, Block 1.
All floodplain, grading, drainage, and erosion control issues are to be subject to review and
approval of the City Engineer.
Easements. Section 11-8-12.A of the Subdivision Ordinance requires 10 foot wide drainage and
utility easements to be dedicated at the perimeter of Lot 1, Block 1, which are shown on the
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preliminary plat. Temporary drainage and utility easements that expire upon platting will only
be required over Outlots A, B, and C. All drainage and utility easements are to be subject to
review and approval of the City Engineer.
Outlots. The preliminary plat includes three outlots:
Outlot A is the portion of the subject property governed by the provisions of the Wild
Scenic Recreational River District adopted by the City as Chapter 92 of the Zoning
Ordinance in accordance with Minnesota Rules. Outlot A includes an existing City park
easement for a trail along the Mississippi River extending south of Carrick’s Landing and
out to Quantrelle Avenue, as well as a drainageway overlaid by drainage and utility
easement.
The developer has submitted a concept plan for potential recreational development of
Outlot A. Private and public recreational activities are an allowed use within Subdistrict
C of the WSRR District subject to management plan standards. These proposed
improvements are not being considered as part of the current PUD Development Stage
Plan application. Future proposals to undertake these improvements will require a
separate application for PUD Development Stage plan approval.
As part of the development of Outlot A, the City reserves the right to require dedication
of land and/or park and trail easement for public access to the area, as well as
ingress/egress and shared parking easements over Lot 1, Block 1 for public park
purposes. Public access would be finalized as part of the PUD Development Stage Plan
for Outlot A as a condition of approval.
Outlot B is the portion of the subject property that is within the floodway zone of the
Mississippi River. The developer is working with the Army Corps of Engineers remove
Outlot B from the floodway zone to make the area developable with a future phase of
the project. No action regarding Outlot B is required as part of the current PUD
Development Stage Plan application.
Outlot C is a remnant parcel to the south of a Minnesota Department of Transportation
outlet to the Mississippi River that will also be retained by the developer for potential
future development.
Park Dedication. The PUD Development Stage Plan does not contemplate dedication of land to
the City for public park purposes. The City will reserve the right to require dedication of land
and or easements over Outlot A for public park purposes as part of a future PUD Development
Stage Plan when improvement of Outlot A is proposed. For the current PUD Development Stage
Plan, park dedication requirements are proposed to be satisfied as a cash fee in lieu of land
based on the fee schedule in effect at the time of final plat approval.
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Development Contact. Section 10-10-4.A of the Subdivision Ordinance requires that the
developer enter into a development contract with the City to provide for construction of the
project, completion of any public improvements, establishment of required securities, and
payment of applicable fees. The development contract will address performance relative to the
PUD Development Stage Plan as required by Section 11-9-7 of the Zoning Ordinance. The
development contract is to be executed by the developer prior to approval by resolution of the
City Council and recorded with the property.
RECOMMENDATION
Our office recommends approval of the applications as outlined below.
POSSIBLE ACTIONS
A. Motion to recommend approval of a preliminary plat, PUD Development Stage Plan for
Lot 1, Block 1, and vacation of drainage and utility easements for Otsego Waterfront,
subject to the following stipulations:
1. Approval of the preliminary plat shall not guarantee access to sanitary sewer
service. The City shall only allocate sanitary sewer capacity to approved final plats
with signed development contracts to assure the City of timely development.
2. The subject site 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.
3. The exterior finish materials for the proposed building shall comply with Section
11-17-4.D.1 of the Zoning Ordinance, subject to review and approval of the
Planning Commission.
4. The developer shall document that the building setback from the north lot line
and fire access and circulation north of the building complies with the Fire Code,
subject to review and approval of the Emergency Services Director.
5. An ingress/egress agreement shall be required between Lot 1, Block 1 and the
abutting parcel to the north to allow the drive aisle encroachment into the
setback required by Section 11-21-5.B.2.
6. Street lighting shall be installed along Quantrelle Avenue from Otsego
Waterfront East abutting the Nathe Addition and proposed plat as required by
Title 8, Chapter 8 of the City Code, subject to review and approval of the City
Engineer.
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7. Off-Street Parking:
a. A minimum of 309 off-street parking spaces shall be constructed.
b. A minimum of 121 off-street parking spaces shall be provided within an
enclosed structure attached to the principal building.
c. A minimum of 121 enclosed off-street parking spaces shall be allocated
only for use by residents of the multiple family dwelling units.
d. The developer shall dedicate an easement to the City allowing public
parking within the surface parking of Lot 1, Block 1 for access to Outlot A,
subject to review and approval of the Zoning Administrator.
8. The submitted plans shall be revised to include a pedestrian connection from the
proposed building to the public trail at Carrick’s Landing through Outlot A and
Outlot B overlaid by a public trail easement with timing of construction to be
determined at final plat approval
9. A landscape plan meeting the requirements of Section 11-19-2.B of the Zoning
Ordinance, subject to review and approval of the Zoning Administrator, shall be
submitted prior to consideration of the application by the City Council.
10. An exterior lighting plan including photometric measurements of light intensity
and indicating the type, location, and height of all exterior light fixtures in
compliance with Section 11-16-6 of the Zoning Ordinance shall be submitted and
is subject to review and approval of the Zoning Administrator.
11. Lot 1, Block 1 shall be allowed only wall signs on any elevation up to 15 percent
of the wall area, but not including the at-grade parking garage, with the
maximum area of any individual sign limited to 200 square feet; a sign permit is
required prior to placement of any sign upon the property, subject to review and
approval of the Zoning Administrator.
12. All utility plans shall be subject to review and approval of the City Engineer.
13. The developer shall pay Utility Availability Charges at the time of final plat
approval based on a Residential Equivalent Connection (REC) equated to the
estimated sewer flow for the proposed development.
14. All floodplain, grading, drainage, and erosion control plans and issues shall be
subject to review and approval of the City Engineer.
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15. Outlot A, Outlot B, and Outlot C shall be overlaid by temporary drainage and
utility easements to expire upon approval of a final plat as a Lot/Block and/or
PUD Development Stage Plan.
16. All drainage and utility easements shall be subject to review and approval of the
City Engineer.
17. Park dedication requirements for the preliminary plat shall be satisfied as a cash
fee in lieu of land calculated and paid at the time of final plat approval.
18. The City reserves the right to required dedication of land and or easement for
park purposes over Outlot A as a condition of a future PUD Development Stage
Plan approval.
19. The developer shall enter into a development contract at the time of final plat
approval as required by Section 10-10-4.A of the Subdivision Ordinance and
Section 11-9-7 of the Zoning Ordinance, subject to review by the City Attorney
and approval of the City Council.
B. Motion to deny the applications based on a finding that the request is inconsistent with
the policies of 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
460 ft
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Building Setback LineFront - 30 feetSide - 10 feet16'-20'OPENING16'-20'OPENING
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MISSISSIPPI LANDING OTSEGO, MN
CONCEPTUAL LANDSCAPE DESIGN
2024.03.25
1
FOUNTAIN
PLANTED ISLAND
EXERCISE STATION
PARK BENCH
PAVED PATH TO FISHING AREA
SLED HILL
BOAT DOCK
OPEN SPACE
POLLINATOR GARDEN & TRAILS
BOARDWALK
EVENT LAWN
AMPHITHEATER
PICNIC & HAMMOCK GROVE
RESORT STYLE AMENITY POOL
PAVILION
OUTDOOR DINING
PLAYGROUND
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LEGEND
MISSISSIPPI RIVERCARRICK’S LANDING
PARKMN STATE HIGHWAY 10110
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Review No. 1
ENGINEERING REVIEW
Commercial/Residential Subdivision
Preliminary Plat Development Plans
for the City of Otsego
by
Hakanson Anderson
Submitted to: Honorable Mayor and City Council
cc: Adam Flaherty, City Administrator/Finance Director
Audra Etzel, City Clerk
Dan Licht, City Planner
Dave Kendall, City Attorney
Jesse Hartung, Modern Construction of MN
Jeffery Prasch, Demarc Land Surveying & Engineers
Reviewed by: Ronald J. Wagner, P.E.
Date: May 15, 2025
Proposed Development: Otsego Waterfront District
Development Location: A portions of the NE ¼ of the NW ½ of Section 236, T121, R23.
East of Quantrelle Avenue and South of 90th Street
Applicant: Jesse Hartung
Developer: Modern Construction of MN
18837 Ogden Street
Elk River, MN 55330
Owners of Record: Modern construction of MN, Inc.
Purpose: This is a proposed mixed use PUD development including residential
and commercial space on approximately 13.8+ acres in the City of
Otsego, Wright County, Minnesota. The proposed development will
be served with municipal water, sanitary sewer, storm sewer, and
public streets typical of an urban setting.
Jurisdictional Agencies: City of Otsego, Wright County, Minnesota Department of
(but not limited to) Health, Minnesota Department of Natural Resources, Minnesota
Pollution Control Agency, Wright Soil and Water Conservation
District.
Permits Required: NPDES, Minnesota Department of Health (water),
(but not limited to) Minnesota Pollution Control Agency (sanitary sewer), and Wright
County
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TABLE OF CONTENTS
INFORMATION AVAILABLE
SITE DEVELOPMENT PLANS (PRELIMINARY)
TITLE SHEET
DETAILS
EXISTING CONDITIONS & REMOVALS
SITE PLAN
GRADING AND DRAINAGE PLAN
UTILITY PLAN
SANITARY FORCEMAIN PLAN AND PROFILE
LIFT STATION PLAN & PROFILE
SWPPP
STORM WATER MANAGEMENT
WETLAND/ENVIRONMENTAL
OTHER CONSIDERATIONS
SUMMARY AND/OR RECOMMENDATIONS
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INFORMATION AVAILABLE
Preliminary Plat for, dated 4/5/25, by Demarc Land Surveying and Engineering
Preliminary Site Development Plans for Mississippi Landings, dated 4/5/2025, by Demarc Land
Surveying and Engineering
SWPP & Flood Analysis, for Modern Construction of Minnesota, dated 4-5-25 by Demarc Land
Surveying and Engineering
Geotechnical Report for Proposed Apartment Development, dated 8/25/2021, by Haugo
Geotechnical Services
Piezometer Water Level Summary for Otsego Apartment Development, dated 7/19/2021 and
8/25/2021, by Haugo Geotechnical Services
Traffic Impact Study – Mixed Use Development, dated 1/6/2022 by SRF
Additional Information
Minnesota Rules, Chapter 4410 – EAW Requirement
City of Otsego Engineering Manual
City of Otsego Zoning and Subdivision Ordinances
National Wetland Inventory Map
FEMA flood map – effective 6-20-2024
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PRELIMINARY SITE DEVELOPMENT PLANS
TITLE SHEET (C1)
1. Provide an approval signature block for the City Engineer.
DETAILS (C2-C4)
2. Provide irrigation service detail standard plate no. 210.
3. Remove standard plate 308 as not used by City any longer.
EXISTING CONDITIONS & REMOVALS (C5)
4. The 100-year flood elevation is based on the latest FEMA floodplain regulation study as
of 6/20-2024. The elevation shall be 861.8.
5. Existing signs located near entries to development shall be relocated.
SITE PLAN (C6)
6. The proposed fire lane shall meet fire code width (20’).
7. Ensure turn radius for a standard fire engine is met. Turn radius info is included.
8. The disturbed area exceeds the lot area.
9. Parking setback is required to be 15’ from ROW. Currently at 0’.
10. ADA ramps are required at all entry crossings of sidewalk.
GRADING AND DRAINAGE PLAN (C7)
11. Storm sewer from infiltration pond should be directed to the ditch to the south through a
swale rather than overland.
12. The existing drainage swale from the regional pond to the north shall be covered by a
drainage and utility easement or be within an Outlot Deeded to the City.
13. An ingress/egress easement is necessary from Quantrelle Ave to the storm pond to allow
for City inspection and City maintenance.
14. The curbing and parking island 2 parking groups south of building has no outlet for
stormwater. Extend storm sewer and add catch basins as necessary.
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UTILITY PLAN (C8)
15. Watermain shall be looped around the building to ensure adequate volume to hydrants.
16. Two hydrants must be added on the south side of the building. One near SE corner of
the building and one within 100’ of the FDC.
17. Watermain size shall be 8” DIP for potential to extend around future buildings as a loop.
18. An irrigation deduct meter and back flow preventer are required. Assuming these will
be located within the utility room accessible from outside of the building.
19. Show locations for an oil and flammable waste separator for the restaurant and a
sprinkler riser room for utilities.
20. Profile will be required for all watermain with final plan submittal.
SANITARY FORCEMAIN PLAN & PROFILE (C9)
21. Maintain lift station operation during upgrade procedure. Flow of sewage could be
collected in upstream structures via honey wagon (for low demand lines), or temporary
pumps placed in an upstream structure and connected to the existing 3” FM at some
point downstream of the wet well. The contractor will need to provide a method and
means for the upgrade process that will be acceptable to the City.
22. The existing forcemain shall be abandoned.
23. Show 90th Street.
24. The proposed forcemain shall be connected to the existing forcemain. See sheet C9 for
redline.
25. Pumps and appurtenances will require final approval from the City Utility Manager.
26. Add trace wire for the forcemain. 3 wires for directional bore and 2 wires for open cut.
LIFT STATION PLAN & PROFILE
27. Provide new lid to accommodate new hatch.
28. The city requires all lift station pumps to be Fairbanks-Morse, Hdromatic, or approved
equal.
29. Note, the contractor shall meet the general requirements for Lift Station Design. See
Appendix E in City of Otsego Engineering Manual.
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30. Verify the existing space is enough to accommodate the upgrade of the lift station in the
cabinet.
31. The manhole where the new forcemain connect to shall have a new ring and match the
finish grade. Manholes (existing or new) shall meet existing Otsego standard plates.
32. The contractor shall work with the city intergrader for SCADA “AE2S” with all lift
station work.
33. Pad lock shall be added for the lift station cabinet.
34. Add a streetlight shall be installed for the lift station.
SWPPP
35. Adjust plan to 861.8 for 100 year rather than 861.0.
STORM WATER MANAGEMENT PLAN
36. Infiltration requirements appear to be met. Will require double infiltration ring test to
verify infiltration is met.
WETLAND/ENVIRONMENTAL
37. Statement certifying the environmental condition of the site including the presence of
any hazardous substance as defined in Minnesota Statutes 115B.02, Subd 8.
OTHER CONSIDERATIONS
38. Traffic Study by SEH has been received and shows no discernable level of service
reductions.
39. A Geotechnical Report with Piezometer ground water measurements have been
submitted.
SUMMARY AND/OR RECOMMENDATION
Please revise and resubmit.