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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 NAC.``" OTSEGO FIRE SUBSTATION No. 1E O 85TH STREET w z w a Y EXHIBIT B 50 0 50 100 This map is for planning purposes only I A and is not to be used for exact measurement. SCALE IN FEET NORTH i 5 MEMO r O ' � I d I i C I L - J W ° m a z \ w _ uS d5- L1 3,6£,80AON i 1\ 1 W� 09,96C A � 9INgAV XWd i i w I _ <C t — – os sss I oz co ` I I —�� M66L 'oN w01 — n 3ueY/B°D3 °un uolssl-I ;oz --------------------- 1_ m 3 6£ 80.00N E� E' lis $ E 3 rSm c 5 E Sm 8 5? J f o 0 EXHIBIT C I 7 L 06 I Oi I �Y �- I i/ \Y IaJ WOf I co I E� E' lis $ E 3 rSm c 5 E Sm 8 5? J f o 0 EXHIBIT C ' t BYi66G 'oN -loo C I H f 3 Q 12 T o �V) r\ r Iia �� � I o '_ - v) tom- uj � � 7 '3A.' 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