ITEM 2.1ITEM 2_1
TPC3601 Thurston Avenue N, Suite 100
Anoka, MN 55303
Phone: 763.231 .5840
Facsimile: 763.427.0520
TPC0cLPlannin9Co.com
PLANNING REPORT
TO: Otsego Planning Commission
FROM: D. Daniel Licht, AICP
DATE: 26 October 2015
RE: Otsego — GRC Fourth Addition; Preliminary Plat
TPC FILE: 101.01
BACKGROUND
The City of Otsego acquired Outlot A, Great River Centre of Otsego Third Addition through tax
forfeiture and is pursuing development of the property for economic development purposes.
The subject site is zoned PUD, Planned Unit Development District consistent with the Ordinance
2005-19 and PUD Development Stage Plan approved for Great River Centre of Otsego by the
City Council on 26 September 2005. The proposed development of the subject site requires
consideration of a PUD Development Stage Plana and preliminary plat. A public hearing to
consider the applications has been noticed for Monday, 2 November 2015 at 7:OOPM.
Exhibits:
A. Site Location
B. Preliminary Plat
ANALYSIS
Zoning. The subject site is zoned PUD, Planned Unit Development. The Great River Centre
PUD Development Stage Plan designates the subject site for business -warehouse uses, which
would be in accordance with uses and development standards of the B -C, Business -Campus
District. The current application PUD Development Stage Plan and preliminary plat approval to
subdivide the subject site is to be evaluated based upon (but not limited to) the criteria
established by Section 20-3-2.F of the Zoning Ordinance:
1. The proposed action's consistency with the specific policies and provisions of the Otsego
Comprehensive Plan.
Comment: The Comprehensive Plan guides the subject site for commercial land uses
as part of the Great River Centre of Otsego development. The PUD Development Stage
Plan for Great River Center designates the subject site for business -warehousing uses.
The 2012 Comprehensive Plan includes a goal to provide for a cohesive land use pattern
that ensures compatibility and functional relationships among activities. Based on this
goal and the policy to accomplish transitions between different land uses either at mid -
block points, so that similar uses front on the same street, or at borders of areas
separated by physical barriers, the planned business warehouse development of the
subject site (and properties west of the subject site) is consistent with the Comprehensive
Plan.
2. The proposed use's compatibility with present and future land uses of the area.
Comment: The subject site is adjacent to the following existing and planned land
uses shown in the table below. Development of the subject site (and surrounding
undeveloped parcels) with business warehousing uses will be consistent with the
character of existing uses and provide for a transition between existing and future
retail/service areas to the north, south and west.
Direction
Land Use Plan
Zoning Map
Existing Use
North
Commercial
PUD District
Med. Office
West
Commercial
B -W District
A-1 District
Mini -storage
Undeveloped
South
Commercial
A-1 District
Undeveloped
East
NA
NA
TH 101
3. The proposed use's conformity with all performance standards contained within the
Zoning Ordinance and other provisions of the City Code.
Comment: The proposed preliminary plat will comply with all applicable
requirements of the Zoning Ordinance and Subdivision Ordinance, including the
performance standards of the PUD District and underlying B -C District.
4. Traffic generation of the proposed use in relation to capabilities of streets serving the
property.
Comment: The proposed preliminary plat will include extension of Quaday Avenue
south of 85th Street. Quaday Avenue is designated on the Transportation Plan as a
commercial/industrial minor collector street, which will provide for disbursement of
traffic within the planned commercial area to four accesses to CSAH 42. The capacity of
this roadway was considered as part of the TH1011CSAH 39 AUAR. The extension of
PA
Quaday Avenue as part of the proposed development is adequate to serve the planned
land uses.
5. The proposed use can be accommodated by existing public services and facilities and
will not overburden the City's service capacity.
Comment: The proposed preliminary plat is located within the East Sewer District where
the City anticipates provision of urban services, including sanitary sewer and water
utilities, with existing capacities to serve the proposed development of the subject site.
Lot Requirements. There are no minimum lot area or width standards established by the PUD
District, with the adequacy of each lot for development based upon compliance with applicable
setbacks and provision of a functional site plan in terms of access, circulation and off-street
parking. For reference purposes, the B -C District requires a minimum lot area of two acres and
minimum width of 200 feet. The three lots proposed to be subdivided within the subject site
exceed the requirements of the B -C District. Development of the proposed lots is also to be
subject to the maximum 30 percent building coverage and 70 percent impervious coverage
limits established for the B -C District. The PUD District does not establish setback requirements
for the subject site as part of the design guidelines. City staff recommends the following
setback requirements apply to the three proposed lots to be established by the PUD
Development Stage Plan and preliminary plat for the subject site:
Principal Building
Parking
Quaday Ave.
Side
TH 101
Quaday Ave.
Side
TH 101
30ft.
loft.
loft.
15ft.
5ft.
loft.
Right -of -Way. The preliminary plat provides for 80 feet of right-of-way for extension of
Quaday Avenue south of 85th Street to the south property line of the subject site. The
extension of Quaday Avenue is consistent with the Transportation Plan that plans for
completion of the street between the existing intersection of CSAH 42/Quaday Avenue to the
south and 85th Street for access and circulation within the planned commercial area. The City
has initiated a public improvement project for construction of Quaday Avenue as part of the
proposed development. The roadway would be constructed as a 46 foot wide, two lane street
with shoulders, curb and gutter, a sidewalk on one side and trail on the opposite side.
Construction of the public street is anticipated to be undertaken in Spring 2016. All right-of-
way and street construction issues are subject to review and approval of the City Engineer.
Easements. The proposed preliminary plat illustrates 10 foot wide drainage and utility
easements at the perimeter of each lot as required by Section 20-7-15 of the Subdivision
Ordinance. The easements overlay side lot lines as allowed by the Subdivision Ordinance. All
easements are subject to review and approval of the City Engineer.
3
Utilities. The three proposed lots are to be served by extension of sanitary sewer and water
utilities at the north property line within 85th Street. Construction of the utilities will be
undertaken by the City as part of the public street project. The utility extension will provide for
service availability to the subject site and abutting properties to the west and south to allow for
additional future development consistent with the Comprehensive Plan.
Grading. No site development work is planned as part of the proposed preliminary plat at this
time. Most of the subject site is within the designated 100 -year floodplain of the Mississippi
River and will require fill to be imported for development of each of the three proposed lots. A
grading plan will be required for site and building plan review of each lot, as well as for the
public street project. All grading and drainage issues are subject to review and approval of the
City Engineer.
Park Dedication. Section 21-7-18 of the Subdivision Ordinance outlines park dedication
requirements applicable to the subject site. The subject site is part of the Great River Centre of
Otsego Addition for which park dedication requirements were waived in lieu of improvements
to CSAH 42, trails within the development, and planned open space. No additional park and
trail dedication requirements apply to the proposed preliminary plat.
Development Agreement. The City is acting as the developer of the preliminary plat and
undertaking completion of the public streets and utilities as a public improvement project. No
development agreement is required for the proposed subdivision. The City may require a
development agreement for improvements and construction upon individual lots as a condition
of future zoning approvals.
RECOMMENDATION
The proposed PUD Development Stage Plan and preliminary plat for Great River Center of
Otsego Fourth Addition complies with the requirements of the Zoning Ordinance and
Subdivision Ordinance. Our office recommends approval of the applications as outlined below.
POSSIBLE MOTIONS
A. Motion to recommend approval of the PUD Development Stage Plan and preliminary
plat of the Great River Centre of Otsego Fourth Addition subject to the following
conditions:
Uses shall be as allowed and subject to the performance standards as provided
for within the B -C District.
2. Development of the individual lots within the subject site shall be subject to the
following requirements:
M
a. Maximum Building Coverage: 30 percent
b. Maximum Impervious Surface: 70 percent
C. Setbacks:
Principal Building
Parking
Quaday
Ave.
Side
TH
101
Quaday
Ave.
Side
TH
101
30ft.
10ft.
10ft.
15ft.
5ft.
10ft.
3. All right-of-way and street construction issues are subject to review and approval
of the City Engineer.
4. All easements are subject to review and approval of the City Engineer.
5. Development of individual lots within the subject site shall require submission of
a grading, drainage and erosion control plan; all grading and drainage issues are
subject to review and approval of the City Engineer.
6. Park and trail dedication requirements for the preliminary plat shall be
considered satisfied as part of the Great River Centre of Otsego development
and completion of a trail as part of the public improvement project.
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 requirements of the Zoning
Ordinance or Subdivision Ordinance.
C. Lori Johnson, City Administrator
Tami Loff, City Clerk
Ron Wagner, City Engineer
Andy MacArthur, City Attorney
5
Exhibit A
Overview
Legend
Roads
CSAHCL
CTYCL
— MUNICL
— PRIVATECL
— TWPCL
Highways
Interstate
— State Hwy
US Hwy
City/Township Limits
❑ C
0
FE1 Parcels
Sketch Plan
01,J
r
GREAT RIVER CENTRE OF OTSEGO
FOURTH ADDITION
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City of Otsego
DESCRIPTION OF PROPERTY
Outlot A, GREAT RIVER CENTRE OF OTSEGO THIRD ADDITION, Wright County, Minnesota
NOTES
1. The professional eurv.yor has mad. no Independent Investlgotlon or independent search for easemnte of record,
encumbrances, restricthe covenants, ownership title evidence, or any other facts that on accurate and current this
search may died -
2 The underground utilities shown have been located from field survey Information only. The surveyor makes no
guarantees that the underground utilities shown comprise all such utilities in the area, either In service or abandoned
The surveyor further does not warrant that the underground utlitlee shown are In the ...at location Indicated
although he does certify that they are located as accurately as paeeble from Information avolabla The surveyor has
not physically located the underground utilities. Prior to any e—ation, contact Gopher State One Call for an
on-elte location (812-454-DD02). The subsurface utility Information on this survey le utlllty quality level D. This
quality level was determined according to the guidelines of Cl/ASCE2, /ASCE 38 - entitled -Standard Guidelines for the
Collection and Depiction of Existing Subsurface Utility Data.
3. Readngs - based on the record plot of GREAT RIVER CENTRE OF OTSEGO THIRD ADDITION
Municipality. City of Otsego
Existing Zoning: PUD - Planned Unit Development
Plat Area:
Total Arco: 605,602 sq. ft. 13.91 acres
Proposed ROW. 63,243 sq. ft. 1.91 ar
Park Area: 0 eq. H. = 0.00acres
fiullding Setbacks: A. per approved PUD
Lot Summary.
Number of Lots: 3
Average Lot Area: 2390 -se
Minimum Lot Area: 30.228 acres
so 0 so 120
SCALE IN FEET
A— Denotes Limited Access per plat of
GREAT RIVER CENTRE OF OTSEGO SECOND ADDITION
—W— Denotes Edge of Delineated Wetiond
Owner. Appel. Group LLC
21025 commerce Bivd. #1000
Rogers, MN SS374
Subdivider. City of Otsego
13400 90th Street NE
Otsego, MN 55330
(763) 441-4414
Designer/Surveyor. Hakansan Anderson Assoc.
3601 Thurston Avenue
Anoka, MN 55303
(763) 427-5860
DRAINAGE AND UTILITY
EASEMENTS ARE SHOWN THUS:
54-
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(NOT TO SCALE)
Being 5.00 feet in width, unless
otherwise indicated and adjoining lot
lines, and being 10.00 feet in width,
unless otherwise indicated, and
adjoining right-of-way lines, as shown
on the plat.
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118-500-233202
Jon T. Zachmon
-0
DATE REVISION
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3601 Thurston Ave., Anoka, Minnesota 55303
763-427-5860 FAX 763-427-0520
www.hoo-inc.com
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SKETCH PLAN
CITY OF OTSEGO, MINNESOTA
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Easement per plat of GREAT RIVER
CENTRE OF OTSEGO THIRD ADDITION
118-500-233202
Jon T. Zachmon
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DATE REVISION
I hereby certify that this plan, SP..ItI..tI.n, or report was
prepared me or under my directsupervision and that I
La
am a dulyy Licensed Professional Land Surveyor under the
laws of the State of Minnesota.
OF51 M W:
CRC
,� Hakanson Anderson Assoc Inc.
Civil Engineers and Land Surveyors
3601 Thurston Ave., Anoka, Minnesota 55303
763-427-5860 FAX 763-427-0520
www.hoo-inc.com
GREAT RIVER CENTRE OF OTSEGO
FOURTH ADDITION
CITY OF OTSEGO
SKETCH PLAN
CITY OF OTSEGO, MINNESOTA
SHEET
1
OF
1
SHEETS
DPA" BY:
SMM
LHAKLtb K. LHKISTOPHERSON, LS
Date 10/xx/15 Lic. No. 18420
BEY;
CRC