12-04-06 PCNORTHWEST ASSOCIATED CONSULTANTS, INC.
4800 Olson Memorial Highway, Suite 202, Golden Valley, MN 55422
Telephone: 763.231.2555 Facsimile: 763.231.2561 planners@nacplanning.com
PLANNING REPORT
TO: Otsego Planning Commission
FROM: Daniel Licht, AICP
RE: Otsego — Fire Substation East No. 1
REPORT DATE: 29 November 2006
NAC FILE: 176.08 — 06.05
BACKGROUND
The City of Otsego has entered into an agreement with Mr. Kevin Lefebvre to purchase
approximately 2.0 acres of land located northwest of 85th Street and Park Avenue. The
property is intended to be developed in the future as a fire substation. No schedule for
construction of the fire substation has been developed or approved. However, in order
to transfer the property from Mr. Lefebvre to the City, a rezoning to INS, Institutional
District and preliminary/final plat are required.
Exhibits:
A. Site location
B. Concept site plan
C. Preliminary/Final Plat
ANALYSIS
Zoning. The subject site is currently zoned A-1, Agriculture Rural Service District.
Consistent with the anticipated public use of the property, the City is proposing to zone
the subject site INS, Institutional District. A fire substation would be a conditional use
within the INS District. Thus, a public hearing will be required to consider specific
development plans for the site prior to construction be initiated. Evaluation of the
Zoning Map amendment is to be based upon (but not limited to) the criteria outline in
Section 20-3-2.F of the Zoning Ordinance:
1. The proposed action's consistency with the specific policies and provisions of the
official City Comprehensive Plan.
Comment: The Comprehensive Plan was amended by Resolution 2006-72 on
25 September 2006 to designate the subject site for public use reflecting
anticipated acquisition of the property by the City. The designation of the
subject site and its acquisition for public use as a fire substation is consistent with
he City's goal to provide for gradual expansion of City services required by
existing and planned development.
2. The proposed use's compatibility with present and future land uses of the area.
Comment. The subject site is surrounded by the following existing or planned
land uses:
Direction
Land Use Plan
Zoning Map
Existing Use
North
UMD Residential
A-1 District
Farmstead
East
L/MD Residential
A-1 District
Farmstead
South
LD Residential
M/HD Residential
R-3 District
R-4 District
R-6 District
Single Family
Single Family
Townhouse
West
LD Residential
R-3 District
Single Family
The proposed use of the property will present potential compatibility issues with
existing and planned residential uses to the north of 85th Street in terms of site
activity. The City may plant evergreen trees along the west and north property
lines in advance of development to allow a screening buffer to establish. The
properties to the south of 85th Street may also be subject to headlight and
emergency light glare from vehicles exiting the site. These property owners may
also consider establishing evergreens or a tall hedge along their north property
line to create a screen from the future fire substation.
3. The proposed use's conformity with all performance standards contained in the
Zoning Ordinance (i.e., parking, loading, noise, etc.).
Comment: The proposed fire substation site will conform to all applicable Zoning
and Subdivision Ordinance requirements.
4. The proposed use's effect upon the area in which it is proposed.
Comment: The proposed use will have minimal impact in terms of day to day
activity when constructed and is necessary to provide for the safety of the
general public in Otsego.
5. The proposed use's impact upon property values of the area in which it is
proposed.
Comment.- Although no study has been completed, the proposed use is not
anticipated to negatively impact area property values.
2
6. Traffic generation by the proposed use in relation to the capabilities of streets
serving the property.
Comment: The proposed use is not anticipated to generate additional traffic
beyond the capabilities of 85th Street, which is designated as a major collector by
the Comprehensive Plan.
7. The proposed use's impact upon existing public services and facilities including
parks, schools, streets, and utilities and its potential to overburden the City=s
service capacity.
Comment: The future proposed use is a necessary facility to support existing and
planned development in Otsego.
Lot Requirements. The table below illustrates the lot requirements of the INS District
and the proposed dimensions of the subject site. The INS District allows that the
minimum lot area may be reduced if it can be demonstrated that a use can meet
applicable setbacks. The concept sketch for development of the subject site attached
as Exhibit B illustrates development of the proposed lot with a fire substation is feasible
within required setbacks.
Access. The subject site has frontage to 85th Street, which the Transportation Plan
anticipates will extend from CSAH 42 on the east side of the City all the way to Jaber
Avenue on the west side of the City. The preliminary plat also includes 30 feet of right-
of-way for the west side of Park Avenue. At such time as the remainder of the Lefebvre
property is developed, Park Avenue is anticipated to be extended north of 85th Street
along the east side of the subject site. Including the 30 feet of right-of-way abutting the
fire substation property would allow the City to construct at least half of the street if the
subject site is developed before the balance of the Lefebvre property. Frontage on both
85th Street and Park Avenue will allow for the circulation required for a fire substation
with vehicles exiting the building directly onto 85th Street and returning to the building
via a rear access off of Park Avenue.
Easements. The preliminary/final plat illustrates 10 foot drainage and utility easements
around the perimeter of the lot as required by Section 21-7-15 of the Subdivision
Ordinance. All easements are subject to review and approval by the City Engineer.
Utilities. No utility plan for connection of a fire substation to sanitary sewer and water
utilities will be prepared until a side development plan is completed. There are existing
trunk sanitary sewer and water utilities within 85th Street that can provide service to the
Min.
Lot
Area
Min. Lot
Width
Setbacks
85 St.
Future
Park Ave.
North
West
Required
5.Oac.
No
Requirement
30ft.
30ft.
50ft.
50ft.
Proposed
1.9ac.
204ft.
1 Unknown at this Time.
Access. The subject site has frontage to 85th Street, which the Transportation Plan
anticipates will extend from CSAH 42 on the east side of the City all the way to Jaber
Avenue on the west side of the City. The preliminary plat also includes 30 feet of right-
of-way for the west side of Park Avenue. At such time as the remainder of the Lefebvre
property is developed, Park Avenue is anticipated to be extended north of 85th Street
along the east side of the subject site. Including the 30 feet of right-of-way abutting the
fire substation property would allow the City to construct at least half of the street if the
subject site is developed before the balance of the Lefebvre property. Frontage on both
85th Street and Park Avenue will allow for the circulation required for a fire substation
with vehicles exiting the building directly onto 85th Street and returning to the building
via a rear access off of Park Avenue.
Easements. The preliminary/final plat illustrates 10 foot drainage and utility easements
around the perimeter of the lot as required by Section 21-7-15 of the Subdivision
Ordinance. All easements are subject to review and approval by the City Engineer.
Utilities. No utility plan for connection of a fire substation to sanitary sewer and water
utilities will be prepared until a side development plan is completed. There are existing
trunk sanitary sewer and water utilities within 85th Street that can provide service to the
subject site at the time of development. All utility issues are subject to review and
approval of the City Engineer.
Grading. No site development plans have been prepared. Development of the subject
site will be contingent upon stormwater management requirements outlined in Section
20-16-9 of the Zoning Ordinance. These provisions require on-site ponding for water
quality treatment and rate control such that discharge from the subject site be equal to
or less than predevelopment conditions. All grading issues will be subject to review and
approval of the City Engineer.
Park and Trail Dedication. The City does not impose park and trail dedication fees on
public facilities necessary to support existing and planned development. At such time
as the balance of the Lefebvre property develops, the City may be responsible for
construction of a trail along 85th Street or sidewalk along Park Avenue abutting the
subject site.
RECOMMENDATION
The City's acquisition of the property at the northwest corner of 85th Street and Park
Avenue for future development of a fire substation is a proactive step to ensure that the
City's service capabilities continue to meet the needs of existing and planned
development. City staff recommends approval of the Zoning Map amendment and
preliminary/final plat applications as set forth below.
POSSIBLE ACTIONS
Decision 1 — Zoning Map Amendment
A. Motion to approve a Zoning map amendment including the Otsego Fire
Substation No. 1 E Addition within the INS District based on a finding the action is
consistent with the Comprehensive Plan.
B. Motion to deny the application based on a finding that the action would be
inconsistent with the Comprehensive Plan.
C. Motion to table.
Decision 2 — Preliminary/Final Plat
A. Motion to approve a preliminary/final plat for the Otsego Fire Substation No. 1 E
Addition, subject to the following conditions:
B. Motion to deny the application based on a finding that the action would be
inconsistent with the Comprehensive Plan.
11
C. Mike Robertson, City Administrator
Judy Hudson, City Clerk/Zoning Administrator
Andy MacArthur, City Attorney
Ron Wagner, City Engineer
CO
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