04-01-02 PCCITY' OF
oTsE G 0
ON THE GREAT RIVER ROAD
COMPREHENSIVE PLAN UPDATE
COMMUNITY ISSUES
POLICY PLAN
DEVELOPMENT FRAMEWORK
PUBLIC HEARING REVIEW CRAFT
28 MARCH 2002
TABLE OF CONTENTS
Page
Forward................................................................................................... 1
Introduction.............................................................................................. 5
CommunityIssues................................................................................... 7
PolicyPlan............................................................................................... 23
Development Framework
Introduction................................................................................... 71
ConceptPlan................................................................................. 73
Natural Environment...................................................................... 89
LandUse........................................................................................ 95
Transportation................................................................................ 123
CommunityFacilities...................................................................... 133
PlanningDistricts........................................................................... 151
List of Maps:
ConceptPlan...........................................................................................
87
City -Wide Land Use Plan........................................................................
103
East Sanitary Sewer District Land Use Plan ...........................................
105
TransportationPlan.................................................................................
127
East Sanitary Sewer System Plan...........................................................
137
EastWater System Plan.........................................................................
139
West Sanitary Sewer System Plan...........................................................
141
WestWater System Plan.........................................................................
143
ParkSystem Plan....................................................................................
147
PlanningDistricts....................................................................................
153
PlanningDistrict 1...................................................................................
157
PlanningDistrict 2...................................................................................
165
PlanningDistrict 3...................................................................................
169
PlanningDistrict 4...................................................................................
175
PlanningDistrict 5...................................................................................
179
PlanningDistrict 6...................................................................................
185
OTSEGO
COMPREHENSIVE PLAN UPDATE
DEVELOPMENT FRAMEWORK
FORWARD
Following an official public hearing and recommendation for approval by the Otsego
Planning Commission on April 1, 2002, the Otsego City Council approved and adopted the
updated Otsego Comprehensive Plan - Community Issues/Policy Plan/Development
Framework on April 8, 2002. City officials and staff involved in the formulation of the
Comprehensive Plan were:
Mayor
Larry Fournier
City Council Members
Suzanne Ackerman
Vern Heidner
Jerry Struthers
Virginia Wendel
Planning Commission
Ken Fry
Jim Kolles
Christian Mbanefo
Patrick Moonen
Richard Nichols, Chair
Steve Shuck
David Thompson
Carl Swenson
City Staff
Michael Robertson, City Administrator
Judy Hudson, City Clerk/Zoning Administrator
Carol Olson, Deputy Clerk
Jerry Olson, Building Official
Andrew MacArthur, City Attorney
Ron Wagner, City Engineer
Numerous residents and property owners from the City also contributed to the
identification of issues and finalization of plans. Their interest partirinAtinn and courtesy
was of great value and sincerely appreciated.
OTSEGO
1
COMPREHENSIVE PLAN UPDATE
DEVELOPMENT FRAMEWORK
OTSEGO
FORWARD
COMPREHENSIVE PLANNING PROCESS
VISIONING / PLANNING TACTICS
PLANNING INVENTORY
Social - Physical - Economic - Financial
Profile
POLICY PLAN
Inventory Issues Goals &
Analysis Summary '�'� Policies
PLANS PROGRAMS - PROJECTS
IMPLEMENTATI-ON
COMPREHENSIVE PLAN UPDATE
DEVELOPMENT FRAMEWORK
3
N T R O D U C T I O N
The City of Otsego adopted its first Comprehensive Plan in 1991 following incorporation
to establish a framework for future growth and development of the City and establish
staging areas for providing sanitary sewer and water facilities to the community. The
Comprehensive Plan was updated in 1998 based upon the City's decision to establish a
local wastewater treatment and collection system. Now, with the decision to plan for
establishment of sanitary sewer and water facilities for western areas of the City, the
community must again reassess and re-establish community development goals and
parameters that will guide growth through the year 2020.
Since the adoption of its 1991 Comprehensive Plan, Otsego's population has grown from
5,219 to 6,448 residents (1997 estimate). The City currently estimates its 2001 population
as 8,505 persons based upon the significant growth that has occurred in the east sanitary
sewer service district following construction of municipal sanitary sewer and water
facilities. Situated in one of the region's fastest growth areas, Otsego's growth is expected
to continue through the year 2020. In conjunction with expected growth, Otsego faces on-
going land use, environmental, economic development, transportation, utility, community
service, and financial issues and needs which must be considered and strategized.
The first two phases of work involved in the formulation of the 1998 Comprehensive Plan
Update centered on the assembly of community views and technical background data.
The Otsego Comprehensive Plan Tactics report, dated January 1997, highlights and
organizes the community concerns voiced by local officials and community
representatives. The Comprehensive Plan Inventory, dated January 1997, provides
various community technical background data.
The next step in the 1998 planning process entailed an analysis of the collected
information collected to date and its organization into meaningful issue statements which
will serve as a basis for the Policy Plan and Development Framework portions of the 1998
Comprehensive Plan Update. Completion of the 1998 Development Framework does not
represent the completion of Otsego's planning responsibilities. Detailed plans for
transportation, parks, public utilities, etc. must be periodically reviewed, updated and
finalized. Moreover, the City's existing development regulations (i.e., Zoning and
Subdivision Ordinances) should be re-evaluated to successfully implement the City's
planning goals and objectives. The Development Framework itself must continually be
reviewed and updated as necessary to respond to new issues or changes that occur within
the community.
OTSEGO COMPREHENSIVE PLAN UPDATE
DEVELOPMENT FRAMEWORK
5
C O M M U N I TY IS S U ES
INTRODUCTION
The purpose of the Comprehensive Plan Update is not only to direct development policy
for the City of Otsego but to identify and resolve issues which have affected development
in the past. In large part, these issues were identified in the Comprehensive Plan Tactics
report and Inventory (January 1997).
The next logical step toward completion of the Comprehensive Plan Update process is the
Community Issues section which follows this introduction. Originally prepared in 1998, the
Community Issues section entails an analysis of the Tactics and Inventory information and
organizes it into meaningful issues statements which serve as a basis for the Policy Plan
and Development Framework portions of the Comprehensive Plan.
By doing this, the City will be able not only to direct development policy for the community,
but resolve issues which have affected development in the past. The material in this
section is grouped into six basic subject areas as follows:
■ Social Development
■ Natural Environment
■ Land Use
■ Transportation
■ Community Facilities
■ Administration
OTS EG O
7
COMPREHENSIVE PLAN UPDATE
DEVELOPMENT FRAMEWORK
COMMUNITY ISSUES
NATURAL ENVIRONMENTAL ISSUES
Ground Water Pollution
While the City's sanitary sewer service efforts are based in part on the desired acquisition
of a commercial/industrial tax base, an equally important impetus for such effort relates to
ground water pollution concerns. Of specific and continued concern is the threat of ground
water pollution resulting from failed septic systems in the northeast area of the community.
In response tc these concerns, aggressive planning related to providing sanitary sewer
service has been undertaken. In many aspects, suggested areas for urban growth will
reflect the findings of the City's sanitary sewer planning efforts.
As a means of preventing premature sanitary sewer service to existing residential areas
of the community, the City should continue to require mandatory septic system pumping
and continue to monitor the ground water supply.
Agricultural Land Protection
While the preservation of agricultural lands is a land use, economic, and governmental
administrative issue, it is also very much an environmental concern. Although agricultural
use remains the predominant land use in the community, economics, recent urban growth
pressures, and urban/rural conflicts (i.e, pollution concerns from agricultural uses) have
raised question as to the viability of preserving the City's prime agricultural lands in the
long term. Therefore, a major community issue is the desired level of protection of this
land use and identification of alternative strategies.
River Corridors/Floodplains
A notable variation to the gently rolling farmland and topography of Otsego is the river
corridor areas with their natural beauty and forested vegetation. These areas have been
a focus of development interest and as a consequence, are threatened if left unprotected.
Moreover, the river floodplains present minimal development restrictions and as a result,
also are targets for urban type uses. These areas, however, pose a periodic threat due
Lo hlig h water and resulting fuss. AS a consequence, there is a need to preserve these
areas and if development is to take place within their boundaries, ensure that adequate
measures are taken to afford adequate and appropriate protections.
OTSEGO COMPREHENSIVE PLAN UPDATE
DEVELOPMENT FRAMEWORK
C O M M U N I TY IS S U ES
Air and Noise Pollution
At present, Otsego is not plagued with any evident air or noise pollution of major
significance. Future commercial/industrial development and increased traffic volumes
may, however, generate future concerns. To the extent possible that local control can be
exerted, measures to minimize such problems and avoid State involvement need to be
taken.
OTSEGO
11
COMPREHENSIVE PLAN UPDATE
DEVELOPMENT FRAMEWORK
C O M M U N I TY IS S U ES
the community a new residential housing choice, a major tax generator, and land
conservative development. Moreover, medium and high density housing with proper
design measures can effectively relate to more intense commercial development and
pending Highway 101 improvements. Conversely, multiple family housing will also add to
commercial development viability. The extent of medium and high density housing that
occurred within the first years of sewer availability have raised some issues as to what
represents an appropriate balance of housing types within the community.
The City of Otsego has also been a source for modestly priced starter type housing.
According to 1990 Census data included in the 1997 Inventory report, 87 percent of the
community's owner -occupied housing units are valued less than $100,000. Although this
starter housing role will likely continue, an increased emphasis needs to be placed on
middle to higher end housing types which cover their service costs via tax base
contributions. This will serve to accommodate the upward mobility of existing residents as
well as provide opportunities to attract new residents.
Unsewered Development
Recognizing the City's need to protect its financial investment in sanitary sewer service,
the City has sought to limit the extent to which unsewered residential development is be
allowed in the community. Of particular concern is creating market competition for
available residential lands within the sanitary sewer service district. As part of this update,
specific is needed to establish desired unsewered development densities and land use
patterns in the rural service areas.
Manufactured (Mobile Home) Housing
This type of housing has played a significant role in the City of Otsego's history and
continues to be a housing type requiring attention. While the historical practice of allowing
"mobile home" subdivisions in the City has been halted, isolated, older portions of these
developments exhibit blight and maintenance concerns. In part, the non -conforming status
of these dwellings may have the result of discouraging reinvestment.
In this regard, a very pressing need exists for the City to protect rnrnrnarty values not Only
in these but all areas of the community which have identified property maintenance
problems. To address such need and enhance the community character, the City should
consider the establishment of incentive measures to upgrade blighted situations.
OTSEGO COMPREHENSIVE PLAN UPDATE
DEVELOPMENT FRAMEWORK
13
C O M M U N I TY IS S U ES
area highly conducive to future commercial development. Expansion of commercial
business in the City would not only increase convenience to City residents but would
greatly enhance the community's tax base. Recognizing that an enhancement of the tax
base is a primary community objective, ample sewage capacities should be reserved for
commercial uses.
Southwest Area Development
In recognition of the commercial and industrial uses which are guided within northern
Albertville (along Otsego's shared border), due consideration the City of Otsego has
provided for to the future establishment of complementary uses (commercial and industrial)
within bordering areas of Otsego. As part of this examination, the ability to provide public
sewer and water service is currently be investigated. The City of Otsego is planning
construction of a second municipal waste water treatment plant, collection system and
water facilities to serve the areas adjacent to Interstate 94 and bordering Albertville. The
City has pursued this course of action following a determination by the City of Albertville
not to continue discussion of shared services in the area.
Industrial Uses
While the establishment of the industrial uses in the southwest area of the City is
acknowledged, a continuing void exists within the City with regard to industrial
development and major employment opportunities. This again translates back to the
community's historic lack of public sewer and water which have continued to limit such
development potential. Another notable consideration is the active economic development
efforts of surrounding cities including Elk River, Rogers, Albertville, St. Michael and
Monticello. These organized programs not only serve to locate new possible development
but have the added advantage of being able to offer incentives, primarily through tax
increment financing, to entice industrial development to their jurisdictions.
Generally speaking, many of the issues confronting industrial development in the City
parallel issues associated with commercial land use. Considering the availability of
sanitary sewer service to the Highway 101 corridor and planned service to the Interstate
94 area, increased and organized efforts in economic development and marketing should
take place to entice industrial development and provide a comparable advantage with
neighboring communities.
OTSEGO COMPREHENSIVE PLAN UPDATE
DEVELOPMENT FRAMEWORK
15
COMMUNITY ISSUES
TRANSPORTATION ISSUES
Highway 101
As the major traffic carrier crossing the City, Highway 101 serves local as well as regional
and intra -state travel needs. Highway 101 is the primary link to the greater region which
has served to open Otsego to development. With the upgrade of this critical traffic carrier
to four -lanes, the City of Otsego needs to pursue construction of frontage roads that will
function from a positive traffic engineering perspective, plus relate to positive land use
arrangements and opportunities.
Interstate 94 Interchange(s)
While there are no scheduled improvements for an upgrade of the 1-94/CSAH 19
interchange, the issue has been cited as an improvement need by the Wright County
Transportation Department (with 1994 Wright County Transportation Plan) and is a
primary goal for the City of Albertville. While construction associated with the
improvement would occur within the City of Albertville's jurisdictional boundaries, the
impacts of such a project (i.e., increased traffic volumes) would most definitely affect
Otsego.
Similarly, the City of St. Michael is desires construction of an interchange at Interstate 94
and Naber Avenue. This interchange would provide for an alignment of a future north -
south arterial street along the Nashua Avenue corridor within Otsego and provide access
to the east and west side of the City. These projects should be closely monitored by the
City.
Construction and Upgrade
Community officials have very responsibly taken on a programmed upgrade of streets and
roads which are under their responsibility. This has led to improvement of the overall City
system. Wright County has also been highly responsive in the construction, maintenance
and upgrade of its roads within the City. However, with the volumes of traffic being
experienrgd as well as the o.pindelv"enia critical ICCeXJIJ expand an4c..-g@vplii, iUIL
define funding capabilities for these efforts. This includes further pursuing state funding,
assessment policies, impact fees, and the like. Of particular issue in terms of programmed
upgrades are capacity and safety concerns associated with 85th Street. Also of issue are
shared ownership of border roads (i.e., 70th Street) and appropriate maintenance
responsibilities.
OTSEGO COMPREHENSIVE PLAN UPDATE
DEVELOPMENT FRAMEWORK
17
COMMUNITY ISSUES
COMMUNITY FACILITIES/SERVICES ISSUES
The services and facilities provided by the public are a broad and encompassing number
of items which serve to protect the health and welfare of residents plus enhance the quality
of their living environment. These are also matters in which the City may have a direct
and immediate impact as it relates to community character and development. As a
consequence, these are important considerations as part of the Comprehensive Plan.
Public Sanitary Sewer Collection/Treatment
The factor which will play the most significant role and influence in Otsego's future is the
threat of ground water pollution due to concentrations of development on private individual
sewer systems. To prevent such a crisis from occurring and at the same time taking steps
to enhance the community's tax base, the City has aggressively installed a public sanitary
sewer system to serve areas along the Highway 101 corridor. The City has now initiated
efforts to construct similar utility systems in western areas of the City.
Public Water
In conjunction with the City's sanitary sewer service planning, efforts have also taken place
to provide public water service to the community. Like sanitary sewer service, public water
service is viewed as desirable in enticing commercial/industrial development to the City
(due to fire code/water usage requirements). So as to ensure the success of the system
as planned, the City should pursue the acquisition of a site (or sites) for future water tower
construction. The City's water system plan is considered a valued resource in identifying
desired main and well locations as well as assisting in the long term transition from private
wells to a public water system.
Private Sewer and Water Systems
Recognizing the density of existing private sewer systems in the northeast portion of the
City and history of failures, all steps possible should be taken to prevent premature
extension of public sewer into the ioi g r ai ge ur bail SeivlC.e area. Such steps sIlUllld
include, but not be limited to, mandatory septic system pumping, monitoring of the City's
ground water supply and continued enforcement of the point of sale ordinance. If
unsewered development is to allowed in the long range urban service area, a specific set
of criteria should continued to be used to determine situations in which such development
would be allowed.
OTSEGO COMPREHENSIVE PLAN UPDATE
DEVELOPMENT FRAMEWORK
19
C O M M U N I TY IS S U E S
ECONOMIC DEVELOPMENT ISSUES
Growth Management
Expansion of the City's tax base (particularly along the 1-94 and Highway 101 corridors)
continues to be viewed as a primary community objective. Related to economic expansion
is an ability to provide businesses (and residents) with necessary public services in the
most financially responsible manner possible. Directly related to this objective is the need
to ensure the financially viability of the proposed sanitary sewer and water system in the
southeast area of the City. Thus, community growth should be managed and staged such
that the financial success of these investment is not compromised.
Home Occupations
As noted previously, a significant number of home occupations within the City have
outgrown their residential properties and could otherwise be contributing to the
community's tax base. To accommodate the relocation of such uses, the former
commercial/industrial area of Frankfort Township has been established as an area where
lesser performance standards may be imposed (to reduce costs) and home business
relocations could be accommodated.
CONCLUSION
The foregoing statements have focused upon the problems and needs of Otsego and the
subjects which must be addressed as part of the Comprehensive Plan update. While the
problems have captured the primary spotlight of this discussion, the positive opportunities
and assets of the community are not to be overlooked.
OTSEGO COMPREHENSIVE PLAN UPDATE
DEVELOPMENT FRAMEWORK
21
PO L ICY PLAN
INTRODUCTION
The intent of the Policy Plan portion of a comprehensive planning process is to outline in
written form what the community desires to be produced or accomplished relative to the
physical environment. Secondly, the Policy Plan is intended to set forth guidelines as to
how these desires are to be achieved. Proceeding in a logical fashion, this chapter
identifies general goals and supporting policies. These elements comprise a review and
decision-making process and the basis upon which plans, programs and actions can be
formulated and initiated.
It is emphasized that these goals and policies are the basic and fundamental plan for the
development of Otsego. In this regard, their purpose is to provide a decision-making
framework to guide all public and private actions and development within the City. In
addition to the active function of guiding response and action, the goals and policies also
serve the more passive function of establishing evaluation criteria for the development and
change which subsequently occurs.
The Policy Plan should not, however, be interpreted as an implementation programming
of actions and responses. No time framework or priority of action is intended or stated.
The Policy Plan is a guide which directs action on the part of the public and private sectors
of the community when responding to needs, problems and opportunities.
In utilizing this element of the plan, it must be cautioned that the policies are to be
considered and utilized collectively. While in some instances a single policy may define
and outline a course of action or decision, it is more commonly the case, however, that
several policies apply to a given situation. Reactions to individual policies should
therefore be tempered pending consideration of all applicable statements.
Additional note should be made that Policy Plans are utilized as the basis of graphic plans
and decision-making due to their flexibility and adaptability. Lacking a "hard line"
delineation, policies can be applied and used for the basis of decision-making when
unanticipated situations emerge. Such is not the case with a map plan in that it is static
and fixed. There will, however, be instances where the policies do not reflect what may
be a change in policy direction or respond sufficiently to questions which arise. In such
cases, the Policy Plan should be updated and amended by modifying the policy statements
to reflect what is in fact the new direction which is dcsirmA a
or by rjrjin^ ^^ p ^y
.... .. Uuu i icvv vm'.
statements which deal with new, unanticipated issues. Operating in such a fashion, the
Comprehensive Plan will retain a current and effective status and will not become
outdated.
OTSEGO COMPREHENSIVE PLAN UPDATE
DEVELOPMENT FRAMEWORK
23
P O L ICY P LAN
COMMUNITY GOALS
The role and function of local government is the improvement and maintenance of the
community for an orderly, safe, productive and enhanced living and working environment
for the individual. While this basic goal encompasses social, economic and physical
concerns, the City of Otsego is basically limited to addressing and influencing the quality
of life through the physical environment. As a result, the Comprehensive Plan is physically
oriented. Within this context of the City's capabilities, the following are a list of basic
fundamental goals which Otsego is organized to achieve.
■ Encourage growth in an orderly and fiscally responsible manner through
careful management of the development process.
Explanation: In order to establish a strong economic and social base for Otsego,
growth is viewed as positive. A need exists to balance and diversify development
and related opportunities. This growth and diversification, however, needs to be
accomplished in an orderly, organized and fiscally responsible fashion.
■ Establish and maintain a strong sense of neighborhood and community
identity.
Explanation: While strides have been made since its incorporation, Otsego still
lacks the focus of identity typical of municipal governments. Local services lack
concentration due to a mixing with County jurisdiction. Furthermore, as a bedroom
community, work, social activities, schools, shopping and other such daily activities
occur in other jurisdictions. As a consequence of these factors, Otsego is not
readily identifiable as an organized political or social community.
■ Maintain and enhance desirable activities and community character by
ensuring that the community is well managed and a framework for control,
directed change is established.
Explanation: Otsego is a diverse community, with a blend of agricultural and
suburban activities. Each element of the City must be recognized and property
managed so that the results of development are positive and anticipated. To
accomplish this end, a framework guiding change is required and it must be
enforced.
OTS EGO
COMPREHENSIVE PLAN UPDATE
DEVELOPMENT FRAMEWORK
25
PO L ICY PLAN
NATURAL ENVIRONMENT
Goals
1. Recognize and preserve prime agricultural lands.
2. Encroachment of urban uses into agricultural or rural areas shall occur on a staged
basis consistent with community growth strategies.
3. Protect all environmentally sensitive areas and unique physical features.
4. Ensure that urban development and farming operations are compatible with
features of the natural environment and can be accommodated without destroying
environmental features and natural amenities.
5. Develop controls that regulate agricultural operations and urban land use intensity
which respect the capacity of the natural environmental features to support such
activity.
6. Protect soils, forested areas,. floodplains, river areas, shoreland, wetlands, water
tables, storm drainage systems, and natural habitats to insure against loss.
7. Maintain and, where feasible, improve the natural and aesthetic quality of the City's
water resources, including its ground water supply.
8. Maintain and, where feasible, strengthen the aesthetic quality of Otsego's river
environment.
9. Encourage creative subdivision design to insure the protection and enhancement
of those portions of the community containing irregular physical features such as
floodplains, lakes, wetlands, vegetation, and poor soils.
10. Utilize special planning, design and construction techniques where necessary to
overcome both immediate and long term environmental obstacles associated with
development.
11. Provide protection for wooded areas and natural wildlife habitats to insure against
loss of a significant community amenity.
OTSEGO COMPREHENSIVE PLAN UPDATE
DEVELOPMENT FRAMEWORK
27
PO L I C Y P LAN
3. All activities in naturally or environmentally sensitive areas shall conform to local,
county and state regulations.
4. Regulations shall be formulated and/or updated, and enforced in a fair and
consistent manner to ensure the proper protection of identified natural
environmental resources within the community.
5. The use of concentrated and cluster development concepts shall be encouraged
where protection of natural features is important to the community, and vital to
development desirability.
6. New development and the expansion of existing activities shall be restricted and
regulated where environmental damage may result.
7. Development on drainageways, wetlands, shoreland, floodplains and other natural
features which perform important environmental functions in their natural state shall
be restricted or prohibited.
8. Where appropriate, environmentally sensitive areas shall be acquired or publicly
controlled.
9. Soil suitability for building sites, as well as ground water tables, shall be a basis for
determining the kind of development to be permitted.
10. Ground water quality within concentrated unsewered development areas of the
community shall be monitored by the City.
11. Soil types associated with drainageways shall be protected and preserved in order
to channel flowage, control erosion, and prevent flooding.
12. Development on slopes identified as potential problem areas due to erosion or
slippage characteristics shall be restricted or prohibited. Methods of controlling
erosion or soil slippage shall be indicated on all development requests.
13. Programs designed to protect oak and elm trees through disease control measures
and reforestation shall be pursued.
14. The location, type and condition of existing vegetation shall be indicated in all
development requests and preservation of existing trees shall be accomplished
where feasible.
OTSEGO COMPREHENSIVE PLAN UPDATE
DEVELOPMENT FRAMEWORK
29
P O L ICY P LAN
27. Recycling programs which conserve natural resources shall be established and
promoted.
28. The City shall encourage waste reduction/separation practices to improve solid
waste management.
29. The City shall consider a proposed project's waste generation potential and
methods of waste reduction and material/energy conservation.
30. Solid waste that may damage the environment shall be treated to make it harmless
before land disposal.
31. Residential and commercial generators of solid waste shall be encouraged to act
voluntarily to evaluate their use of energy and raw materials and to reduce
consumption where technically and economically feasible.
32. Where determined appropriate by the City, all lands lying within the Mississippi
River's Wild and Scenic District shall be regulated in accordance with applicable
standards so as to preserve and protect the outstanding scenic, recreational,
natural, historical and scientific values of the river.
33. When determined necessary to maintain ground water quality and safeguard the
health of Otsego's residents, hook up to municipal sanitary sewer service shall be
considered.
OTSEGO
31
COMPREHENSIVE PLAN UPDATE
DEVELOPMENT FRAMEWORK
P O L ICY P LAN
13. Prevent over -intensification of land use development, that is, development which
is not accompanied by a sufficient level of supportive services and facilities
(utilities, parking, access, etc.).
14. Ensure that safe, convenient, attractive and accessible commercial development
is available to Otsego's residents.
15. Maintain and promote balanced commercial development and activity which is
viable and responsive to the needs of the community, Highway 101 travelers and
surrounding market area.
16. Continue to promote commercial/industrial development in order to create an
expanded employment base and opportunity within Otsego.
17. Promote the infill of development in existing industrially zoned areas of the City.
18. Create the opportunity for varied levels of industrial development and uses within
the community and segregate them into harmonious and compatible use types.
19. Establish and maintain an advantageous. property tax situation and pursue a
strengthened and sound tax base.
20. Plan for and encourage development on a City-wide and project basis, which
facilitates energy resource conservation, yet maintains compatibility and desired
relationships of uses.
21. Actively promote the economic growth and development of the community as a
partner and in cooperation with the private sector.
22. Promote the continued development of high quality, high value industries that
enhance the City's economy through an improved tax base and expanded
employment base within Otsego.
23. Review and coordinate growth and development in areas adjacent to bordering
communities and extra territorial areas.
24. Ensure that existing floodplain development is protected from flood waters and that
strict adherence and enforcement be paid to all floodplain ordinances and federal
floodplain insurance regulations.
OTSEGO
33
COMPREHENSIVE PLAN UPDATE
DEVELOPMENT FRAMEWORK
PO L ICY P LAN
7. The Land Use Plan is a general, suggested land use pattern for the City as
development occurs over time. To prevent a over -allocation of land zoned for any
particular use in excess of actual demand or service capacities, agricultural district
zoning shall be maintained as part of an Interim Land Use Plan for all property until
such time as the property is eligible to be rezoned to a residential, commercial,
industrial, institutional or planned unit development zoning district that allows a
more intensive land use that is guided by the Land Use Plan
8. A rezoning of property to allow a more intensive land use that is guided by the Land
Use Plan shall be deemed premature unless the criteria set forth below are
satisfied:
A. Consistency with Comprehensive Plan: A proposed development shall be
deemed consistent with the City's Comprehensive Plan when the
development is consistent with the goals, policies and recommendations of
the Comprehensive Plan. Developments that follow planned public
improvement corridors or constitute an infilling of development shall be
deemed consistent with the City's growth strategies as outlined in the
Comprehensive Plan.
B. Adequate Waste Disposal Systems: A proposed development shall be
deemed to have adequate waste disposal systems if within the sanitary
sewer service district, there is adequate sewer capacity in the present
system to support the proposed development if constructed to its maximum
permissible density after reasonable sewer capacity is reserved for planned
public facilities, and commercial and industrial development projected for the
next five (5) years; or if in areas outside of the sanitary sewer service district,
there is adequate on-site sewer capacity potential to support the
development if constructed to the maximum permissible density indicated in
the Otsego Comprehensive Plan.
C. Adequate Water Supply: A proposed development shall be deemed to have
an adequate water supply if the proposed development has adequate
sources of water, either from public systems or private wells, to serve the
proposed development if constructed to its maximum permissible density
without causing an unreasonable depreciation of existing water supplies for
surrounding areas.
OTSEGO
COMPREHENSIVE PLAN UPDATE
DEVELOPMENT FRAMEWORK
35
P O L ICY P LAN
facilities, police and fire protection and other public facilities, which must be
provided at public expenses, cannot reasonably be provided for within the
next two (2) years.
G. Consistency with Capital Improvement Plans: A proposed development
shall be deemed consistent with capital improvement plans when
improvements and/or services necessary to accommodate the proposed
subdivision have been programmed in the Otsego, Wright County or other
regional capital improvement plans or that a revision to capital improvement
programs can be accommodated.
9. Those that initiate a request to rezone property for the purpose of allowing a more
intensive land use that is guided by the Land Use Plan shall demonstrate that the
requested action is not premature.
10. Property values shall be protected through the harmonious relationship of land
uses, streets and natural features and the maintenance of properties.
11. Compatible uses and activities shall be concentrated and clustered into functionally
related sub -units of the community.
12. Transitions between distinctly differing types of land uses shall be accomplished in
an orderly fashion which does not create a negative (economic, social or physical)
impact on adjoining developments.
13. Incompatible land uses shall be properly regulated and related so that conflicts are
minimized. This shall be achieved through the use of natural and man-made
physical barriers (i.e., topography, drainageways, transportation routes, etc.),
distances, screens, and/or proper physical orientation of lots and buildings.
14. Wherever possible, changes in types of land use shall occur either at center or
rear, mid -block points so that similar uses front on the same street, or at borders of
areas separated by major man-made or natural barriers.
15. Where practical, conflicting and non -complementary uses shall be eliminated
through removal and relocation.
16. The removal of land from the tax rolls shall be considered only when it can be
clearly demonstrated that such removal is in the public interest.
OTSEGO
COMPREHENSIVE PLAN UPDATE
DEVELOPMENT FRAMEWORK
37
P O L ICY P LAN
28. Programs and incentives for continuing privately initiated property maintenance,
improvements for energy conservation, and redevelopment of questionable land
use shall be created and implemented.
29. Development on both a community -wide and project basis which facilitates energy
resource conservation, yet maintains compatibility and relationships of uses is to
be planned and encouraged.
30. Renewal, replacement, and redevelopment of substandard and grossly
incompatible development shall be accomplished through public action and private
means.
31. An aesthetically pleasing environment free from excessive outdoor storage shall
guide the physical development of the community.
32. The preservation, restoration, and enhancement of shoreland and wetland
environments in their natural state shall be encouraged. Where desirable and
practical, development which complements these features and that which is in
conformance with federal, state, and local regulations shall be promoted.
33. "Leap frog" or premature urban development in Otsego shall be discouraged by
requiring all new development to comply with the City's growth management
policies.
34. When new or expected development necessitates, impact studies and cost analysis
for public service improvements such as utility extensions or upgrading, fire and
police protection, waste water treatment plant expansion, roadway network
connections/improvements, recreation system elements, and schools shall be
initiated.
35. The attractiveness of the community shall be enhanced through a continuing
program of civic beautification, tree planting, maintenance of homes and streets,
and other measures which will promote an aesthetically pleasing environment.
36. The community shall be planned and developed on a unit (neighborhood) basis as
determined by physical barriers and/or homogeneous land use characteristics and
urban/rural development area boundaries.
OTS EG O
W
COMPREHENSIVE PLAN UPDATE
DEVELOPMENT FRAMEWORK
P O L ICY PLAN
8. Those types of high intensity agricultural uses, not presently undertaken within the
community, which have the potential for significant adverse effect on adjoining non-
agricultural uses, shall be discouraged.
Residential - General
1. Residential neighborhoods shall be planned and developed according to
determined planning/development district boundaries.
2. All new housing, including rental housing and housing for persons of low and
moderate income, shall adhere to the highest possible standards of planning,
design and construction.
3. Residential neighborhoods shall be protected from penetration by through traffic on
local streets.
4. Major streets are to border and not penetrate residential neighborhoods.
5. High density development shall be provided with reasonable, but not necessarily
direct, access to major thoroughfares.
6. The low density character of existing residential neighborhoods shall be preserved
and maintained.
7. A balance in the types and quantities of housing units available throughout the City
shall be maintained, emphasizing higher value, single family units/lots, medium/high
density multiple family and elderly housing developments to balance with existing
residential development.
8. A high quality "life cycle" residential environment shall be maintained throughout
the community which emphasizes physically coordinated neighborhoods which
incorporate all types, sizes and styles of dwellings.
9. Residential development shall be protected from adverse environmental impacts,
including noise; air, and visual pollution. New residential development shall be
prohibited in areas where noise and/or pollution exceed accepted standards and
the negative impacts are not correctable by construction, site planning or other
techniques.
OTSEGO
COMPREHENSIVE PLAN UPDATE
DEVELOPMENT FRAMEWORK
41
P O L I C Y P LAN
7. Final plats shall be limited to development which will take place within two years of
City approval.
8. Unsewered residential development within the long range urban service area shall
be allowed when the City determines that such development will result in at least
one of the following:
a. Completion of an unfinished street network.
b. The correction or improvement of a demonstrated area drainage problem.
C. The dedication of lands to a legitimate public purpose (i.e., desired parks,
public facility structures, right-of-way dedication, etc.).
9. Single family residential land shall be developed in a manner responsive to
determined market needs and compatible with surrounding development.
10. All new housing, including housing affordable to low and moderate income families
and individuals, shall adhere to the highest community design, planning and
construction standards.
11. Design and planning innovations in housing units and land development shall be
encouraged.
12. Innovation in subdivision design and housing development through the use of
devices such as the cluster unit development concept shall be encouraged.
13. The development of patio homes, apartments, townhouses, quadraminiums and
condominiums to supplement existing conventional single family homes shall be
recognized, giving due consideration to local market demands.
14. A balanced proportion of medium density and high density residential development
shall be encouraged and shall specifically include provisions for traffic circulation
that would mitigate any adverse effects on existing single family residential
neighborhoods.
15. Residential development in wetland areas and near other natural features that
perform important protection functions in their natural state shall be prohibited.
16. Multiple family housing shall be located in areas not inferior to those generally used
for conventional single family housing.
OTSEGO COMPREHENSIVE PLAN UPDATE
DEVELOPMENT FRAMEWORK
43
P O L I C Y P LAN
4. Residential amenities required through zoning and subdivision regulations shall be
maintained.
5. Neighborhood preservation efforts shall be coordinated with and channeled through
individually defined neighborhoods.
6. Where appropriate, the existing housing stock is to be preserved and improved
through aggressive inspection and code enforcement efforts.
7. Home business uses shall be minimized within residential neighborhoods and such
non-residential activities, if they exist, are not to be evident.
8. Within urban residential areas, outside storage is to be minimized and in those
instances when it is acceptable, shall be conducted in an orderly, confined and
limited fashion.
9. Accessory buildings within urban areas shall be of a compatible design and size to
maintain a residential neighborhood character. Such buildings shall be limited to
residential use related activities.
10. Accessory building area allowances shall reflect the size and scale of the lot
(sewered versus unsewered) on which the building is to be constructed.
11. Expansion of the sanitary sewer service district boundaries shall only be permitted
when all of the following have been satisfactorily met:
a. Land to be included in the sanitary sewer service district is not "green acred"
or enrolled in an agricultural preservation program.
b. The land lies within one-quarter mile of the sanitary sewer service district
boundary or presents environmental problems that can be alleviated by
delivery of City water and sewer service.
C. The land is located within the designated urban service area reserve.
d. The potential sewer discharge of the land area to be inch Asad is within
available capacity limits.
e. The developer shall hold the City harmless should limitations on sewer hook
ups be imposed.
OTS EG O
45
COMPREHENSIVE PLAN UPDATE
DEVELOPMENT FRAMEWORK
P O L ICY P LAN
10. Within the Highway 101 corridor, high quality commercial development shall be
strongly encouraged which takes advantage of the visibility and access provided
along the corridor.
11. Pre -determined development standards shall be established to ensure the quality
of development desired by the community.
12. A commercial/industrial maintenance code shall be enacted and enforced to help
ensure that commercial and industrial development maintains community character
on an ongoing basis.
13. Safe and convenient pedestrian movement shall be accomplished within service
and commercial districts.
14. When possible or when opportunities arise, major street access to service and
commercial districts shall be at the periphery of the districts.
15. Development of one quadrant of a street intersection shall not indicate or dictate
commercial use of the remaining quadrants.
16. Efforts to achieve existing commercial upgrading shall be encouraged and
promoted.
17. Outdoor storage associated with commercial uses and environmental quality
maintenance shall be strictly regulated and enforced.
18. Signing of commercial properties shall facilitate identification and business
promotion but shall be restricted to prevent over -intensification.
19. Fragmented and uncoordinated commercial development shall be discouraged in
favor of a unified and pre -planned development pattern.
20. The City shall encourage the elimination (through removal and relocation) of
conflicting non -complementary uses in areas of the City targeted for immediate
commercial development.
21. The City shall encourage private efforts to achieve commercial development.
OTSEGO COMPREHENSIVE PLAN UPDATE
DEVELOPMENT FRAMEWORK
47
P O L I C Y P LAN
7. Existing industrial type activities within residential areas of the community shall be
encouraged to relocate to appropriate use type areas.
8. Standards governing industrial development quality shall be established and
enforced.
9. Outside storage of equipment and materials associated with industrial uses shall
be screened and landscaped to eliminate negative visual impact.
10. Industrial development shall have convenient access and shall be located near
major streets and highways. Direct, uncoordinated access to such facilities shall,
however, be prohibited.
11. Signing of industrial properties shall facilitate identification and business promotion
but shall be restricted to prevent over -utilization.
12. Industrial (and commercial) development shall be strongly encouraged to create
newjob opportunities and expand the local tax base to assist in paying for needed
services and reduce tax impacts on housing costs.
13. Infill of development in the existing industrially zoned areas of the City shall be
encouraged including the Otsego Industrial Park.
14. Alternative fiscal incentives to attract new desired types of industries to Otsego
shall be investigated.
15. Industrial development which maximizes the return on City investments in public
facilities and services shall be promoted.
16. Due consideration shall be given to all potential physical implications and services
and facility demands (i.e., traffic generation, sewer and water demands, etc.) of any
proposed industrial development.
17. Within economic capabilities, public services and facilities shall be provided to
Otsego's industries to help ensure their satisfaction with locating in the community.
18. The City shall encourage site upkeep and maintenance through code enforcement
to promote a positive industrial (and commercial) image.
19. Site designs that integrate industrial facilities with natural features of the land and
provide an aesthetically attractive appearance shall be encouraged.
OTSEGO COMPREHENSIVE PLAN UPDATE
DEVELOPMENT FRAMEWORK
49
P O L ICY P LAN
TRANSPORTATION
Goals
1. Develop a system of priorities for improving the various elements of the
transportation system.
2. Approach transportation in a comprehensive manner, giving attention to all modes
and related facilities.
3. Provide for safe and convenient movement by all transportation modes.
4. Define street system routings and connections in the undeveloped urban areas of
the community.
5. Establish and develop a street system which is sensitive to homogeneous
neighborhoods and activity areas.
6. Establish and develop a City street and traffic control system which conforms with
existing laws, optimizes service provided to Otsego residents and minimizes
adverse impacts.
7. Ensure that sufficient off-street parking is provided to meet the demands of all types
of land uses.
8. Support the development of public transit, para -transit systems (i.e., dial -a -ride), car
pooling and other such measures which will minimize the need for individual
automobile travel.
9. Ensure the provision of pedestrian and bicycle facilities which are consistent with
the safe and convenient circulation needs of the pedestrian and the bicyclist.
10. Upgrade existing substandard streets and roads.
Policies
General
1. All modes of transportation and related facilities should be treated as one system
to be coordinated and related on a comprehensive basis.
OTSEGO COMPREHENSIVE PLAN UPDATE
DEVELOPMENT FRAMEWORK
51
P O L I C Y P L A N
13. The continued usage of and need for the Burlington Northern Rail Line which
traverses the southwest corner of the community shall be encouraged.
Streets
1. The functional classification systems contained below shall be followed in the
planning and design of the Otsego street/road system.
FUNCTIONAL CLASSIFICATION OF STREETS
Class
Function
Provided Access To
Principal Arterial
Service to major centers of activity, provides
Principal arterials
continuity to rural arterial system
Minor arterials
Minor Arterial
Service of an intra -community nature, urban
Principal arterials
concentrations to rural collector roads
Collector streets
Land
Collector Street
Local collection and distribution between
Land
collector streets and arterials, land access to
Minor arterials
minor generators
Local streets
Local Streets
Service to abutting land
Land
Higher systems
elements
Source: Metropolitan Council
2. New streets shall be constructed and existing streets upgraded in compliance with
Minnesota Department of Transportation (MnDOT) standard specifications for
construction.
3. Minor collectors shall be considered in major subdivisions to channel traffic out of
the subdivision onto the City's major collector or arterial street system.
4. Vehicular access onto all types of arterials shall be minimized and limited ensuring
adequate distance between intersections and utilization of appropriate traffic control
methods and devices.
OTSEGO COMPREHENSIVE PLAN UPDATE
DEVELOPMENT FRAMEWORK
53
P O L ICY P LAN
17. Standards and controls for business signing and lighting shall be established and
enforced in order to prevent driver distraction and potential hazards.
18. The amount of land devoted to streets and the number of street miles within the
community shall be minimized to the extent possible.
19. Where feasible and practical; provisions for other transportation modes, i.e.,
bicycles, trails, park and ride, etc., shall be included in street and highway
improvement plans.
20. The existing primary access points (CSAH 39, 42, 37, and 36) to Highway 101 are
viewed as vital to the community and are to be maintained in the future.
21. The City shall plan for anticipated increases in traffic volumes and corresponding
roadway improvements by analyzing existing right-of-way widths, accessibility,
speed, surfacing, sizing, and maintenance requirements of existing roadways and
those in areas of new development.
22. The City shall work to phase out existing gravel roadways in urbanized areas of the
community by evaluating their function in relation to the long term transportation
system and continually work to upgrade or eliminate them as necessary.
23. Where feasible and practical, the City shall establish pedestrian and bicycle trails
in conjunction with street and highway improvements.
24. Through traffic is to border and not penetrate residential areas.
25. In those areas where incomplete street facilities exist, action shall be taken to plan,
design, and develop a street system which reflects the highest standards and
relates land use to transportation needs and policies.
26. All traffic safety hazards within the community are to be identified and a program
for corrective action is to be formulated and implemented.
27. The City shall monitor and respond, as determined necessary, to tentative plans to
construct a full interchange at CSAH 19 and Interstate 94 in Albertville.
OTSEGO COMPREHENSIVE PLAN UPDATE
DEVELOPMENT FRAMEWORK
55
POLICY PLAN
6. Trail development priority shall be given to trails along major streets that have the
most direct access to trail destinations and with existing and proposed parks and
play fields.
7. The City shall cooperate with state, regional and county agencies in the formulation
of a comprehensive trail system and elimination or duplication of facilities.
8. The City shall cooperate with adjacent communities to coordinate trail system
connections between the communities.
9. Trail dedication fees from newly platted parcels shall be utilized for trail right-of-way
acquisition or trail development.
10. Trails shall be routed to minimize stop signs, cross traffic, and mixing with other
modes of transportation.
11. All pedestrian pathways are to include design features which provide access to the
handicapped.
12. The private sector shall be encouraged to provide bicycle parking facilities.
13. All trails are to be maintained.
14. The City shall periodically review and update the City's Park and Trails Plan to
ensure it responds to community priorities.
15. Horseback riding on trails designated for other uses shall be prohibited.
16. The use of motorized vehicles shall be prohibited on the City's trail system.
17. The development of trails in association with residential and commercial uses shall
be promoted to provide both functional and recreational access between these
environments.
Mass Transit
1. There shall be cooperative efforts with other governmental jurisdictions to create
markets and introduce transit or para -transit service on the local scale.
OTSEGO COMPREHENSIVE PLAN UPDATE
DEVELOPMENT FRAMEWORK
57
P O L ICY P LAN
COMMUNITY FACILITIES
Goals
1. To the extent possible, establish and implement physical features which will help
create a sense of community identity and recognition.
2. Ensure the provision and maintenance of facilities and services necessary to meet
the needs and interests of the community.
3. Plan and provide public facilities and services in a coordinated and economic
manner on a basis that is consistent with the nature of development and possible
pending problems within the community.
4. Minimize costs and undue further investment for public facilities and services by
encouraging full utilization of existing and available service system elements.
5. Ensure adequate distribution and provide for safe, easy access to all facilities and
services within the community.
6. Coordinate facilities and services on a joint use basis between governmental units.
7. Minimize the impact of non -local facilities which cross or are located in the
community.
8. Public systems such as storm drainage, water supply and sanitary sewer along with
their private extensions should be designed in a comprehensive manner to utilize
fully the natural environment conditions minimizing development cost.
9. Ensure that Otsego residents continue to have safe, reliable energy services to
meet their needs.
10. Provide for a logical land use system consistent with community goals and
objectives which contributes positively to the overall energy conservation efforts in
the area.
11. Through establishment of a Capital Improvement Program, plan and budget for
public service improvements such as utility extensions or upgrading, fire and police
protection, waste water treatment plant expansion, roadway network connections/
improvements, and recreation system elements, as dictated by new or anticipated
development.
OTS EGO
COMPREHENSIVE PLAN UPDATE
DEVELOPMENT FRAMEWORK
PO L ICY P LAN
12. Any non -local utility lines and essential service facilities which are located in or
which are routed through and bisect the community shall be located in such a
fashion as to minimize impact upon existing as well as future development.
13. Municipal sanitary sewer and water service shall be provided only to lands within
the immediate urban service area.
14. Based upon available information and demand projections, the sanitary sewer
service district shall provide a maximum five year supply for urban development.
15. The City shall periodically define the amount, type and rate of growth which must
be absorbed to accommodate sanitary sewer demands.
16. The City shall establish a land bank system whereby actual sanitary sewer service
allocations shall be held in reserve and not applied to lands within the sanitary
sewer service district until such time as the developer has:
a. Received final plat approval from the City.
b. Entered into a subdivision development agreement with the City and posted
all the necessary securities required by it.
17. Sanitary sewer allocations will be provided on a "first come, first serve" basis.
18. Preliminary plat approval by the City shall not guarantee access to sanitary sewer
service. The City shall only guarantee such service to approved final plats with
signed contracts which assure the City of timely development.
19. Sanitary sewer shall be financed by those who receive such service.
20. Risk of payment for non-users of sanitary sewer shall be reduced through utility
phasing, the identification of potential water revenue sources, and the
establishment of realistic growth expectations.
21. Developers shall be responsible for costs associated with the extension of
municipal utilities to new developments.
22. Assessments associated with sanitary sewer service shall be imposed in
accordance with the assessment rules of the City which establish financing methods
for various City improvements, including, but not limited to, trunk mains and laterals
for sanitary sewer and water.
OTS EG O
61
COMPREHENSIVE PLAN UPDATE
DEVELOPMENT FRAMEWORK
P O L ICY P LAN
26. The City shall consider the financial possibility of providing urban services to the
following areas.-
a.
reas:
a. The CSAH 39/CSAR 19 area where such service would resolve
environmental concerns associated with on-site private septic systems.
b. The Albertville/Otsego border areas.
C. Other areas of the City where such services would resolve environmental
concerns associated with on-site private septic systems.
Private Utilities - (Darkenwald Treatment System
1. All uses shall comply with applicable provisions of the City's Zoning and
Subdivision Ordinances and Comprehensive Plan (Policies and Development
Framework).
2. All uses and development shall comply with applicable state laws and regulations
including those related to sewer service.
3. Consideration of possible private sanitary sewer delivery to lands other than the
Riverbend Mobile Home Park (the 250 acre area in the vicinity of the Highway
101 /CSAH 42 intersection) shall be deferred until such time as the capacity and
potential service area of the private package treatment plant is more clearly defined
and documented by the owner.
4. Any expansion of the facility's existing service area (Riverbend Mobile Home Park)
shall be subject to City approval.
5. Any sale of private plant capacity to lands not within the existing service area
(Riverbend Mobile Home Park), or to lands west of Highway 101 under the same
ownership as the Riverbend Mobile Home Park, shall be prohibited without a
specific franchise agreement approved by the City.
OTS EGO
COMPREHENSIVE PLAN UPDATE
DEVELOPMENT FRAMEWORK
63
PO L ICY P LAN
12. The water tower (or towers) associated with the City's municipal water system shall
be located such to both fulfill its intended function and promote Otsego's identity.
13. The City shall examine the feasibility of providing a fire substation within the
community which will adequately protect citizens within the existing and potentially
expanding fire service area.
14. The City consider coordination and participation with immediately abutting
communities in the possible establishment of a multi jurisdictional or shared
services.
15. The City shall pursue the establishment of a local post office within the community.
Parks and Open Space
1. The City Council promotes the implementation of the Otsego Park and Trail System
Plan to address the recreational issues and opportunities within the community.
2. The City classify and make any improvements to the park and open space system
utilizing the following types of parks where encouraged by the Park and Trail
System Plan-
a. Community Parks: These parks would provide facilities for more intensive
recreational activities, such as tennis courts, ballfields, swimming pools, and
ice skating rinks.
b. Neighborhood Parks: These parks could be much smaller in size than the
community parks, and only provide limited recreational offers for children
such as tot lots with small climbing apparatus; or walking trails with park
benches and picnic areas oriented towards adult -type recreation.
C. Passive/Preservation Parks: These parks would be set in natural areas of
the community where preservation of the natural environment would be the
primary emphasis. Hiking trails, wildlife sanctuaries and picnic facilities
would be among the primary uses of such a park facility, which in turn would
benefit the natural wildlife of the area and natural enthusiasts.
3. The City gauge capital improvements made to individual park facilities on the basis
of relative need for developed park facilities.
OTSEGO COMPREHENSIVE PLAN UPDATE
DEVELOPMENT FRAMEWORK
65
PO L ICY P LAN
17. Adequate parking shall be provided to serve major park and recreational facilities.
18. Cooperative agreements with the School Districts shall be established for provision
of recreational open space areas, athletic programs and services.
19. Park and open space facilities shall be planned and developed in coordination with
similar services of surrounding communities.
20. Dedication of land for park and open space facilities shall be accepted only when
the land satisfies the needs of the community.
Energy
1. The use of alternative energy forms in new construction shall be encouraged.
2. A set of municipal procurement policies shall be established which promotes energy
efficiency.
3. Where practical, overall energy conservation in the community development
process shall be promoted by encouraging concentration of structures and facilities.
4. Energy source capacities and distribution policies shall be monitored to insure their
consideration in the community development process.
5. Where possible, minimal automobile gasoline consumption shall be encouraged
through use of car pooling for work and group social events.
OTSEGO
67
COMPREHENSIVE PLAN UPDATE
DEVELOPMENT FRAMEWORK
P O L I C Y P LAN
8. Federal and state programs shall be monitored for the possibility of assisting the
community with implementing the Comprehensive Plan and meeting the needs of
its citizens.
9. Constant legislative changes and new requirements in Ordinance and community
control responsibilities shall be monitored, notably in the area of environmental
protection and development management authority.
10. A Capital Improvement Program shall be prepared and annually updated for the
management, programming, and budgeting of capital needs.
11. All development proposals shall be adequately considered to determine all
economic, physical, social and service demand implications and sufficient time shall
be provided for thorough analysis and decision-making.
12. All analysis and basis for decision-making on development proposals shall be
thoroughly substantiated and documented.
13. Communication and continued coordination is to be maintained and promoted
between the City and neighboring and related governmental jurisdictions.
14. An opportunity for the direct involvement and input of area residents, business
persons, and property owners shall be provided in the planning and implementation
of any development or redevelopment projects in the City.
15. The City shall utilize existing business and civic organizations as a means of
communicating and informing land owners and tenants, and the general citizenry
of area/projected plans and accomplishments.
16. Prior to public hearings, the City shall encourage developers to hold informal
meetings with project area residents, business persons, and property owners on a
neighborhood or sub -unit basis to inform them of area plans.
17. Formal public hearings on area plans and projects shall be held with adequate prior
notice to all citizens in the community.
18. The City shall make use of all public media, notably area newspapers, as a means
to keep citizens informed of all redevelopment projects.
19. Specialized expertise shall be enlisted which can contribute to the area plans from
individuals of the community at large.
OTSEGO COMPREHENSIVE PLAN UPDATE
DEVELOPMENT FRAMEWORK
I N T R O D U C T I O N
The basic intent of a comprehensive planning process is to provide a well founded and
coordinated decision-making framework to guide both public and private development and
community improvement and change. In this regard, this chapter of the Comprehensive
Plan presents the Development Framework for the City of Otsego. The plan is based upon
community problems, issues and desired end results which were identified as part of the
Planning Tactics, Planning Inventory, and policy formulation phases of the process.
The Development Framework, which is the third phase of the comprehensive planning
process, is the basic, general plan for the community. It establishes the general
parameters and overall goals which are to be achieved. It further defines and establishes
direction for the basic elements which comprise and influence the community. In the case
of Otsego, these elements are natural environment, land use, transportation, and
community facilities.
It is the function of subsequent planning process elements and phases to provide detailed
guidance and the programming of implementation and actions for community improvement.
Detailed facility plans should next be developed regarding public services, including
transportation, storm drainage, parks and open space, and public sewer and water service.
Development regulations and improvements programming are based upon the
Development Framework and detailed facilities plans. Once the precedent -setting
elements of the comprehensive planning process have been completed, ordinances and
programs must be formulated as a means to bring about the plans and desired results
which have been established. In this regard, ordinances should be changed to reflect
"current" development policies.
The basic Concept Plan, upon which the Development Framework and individual area
plans rest, represent general planning concepts for the community. Categorical plans are
then presented for natural environment, land use, transportation, and community facilities.
These sections are arranged in a format which provides guidelines for how specific
policies presented within the Policy Plan may be applied. The final section presents more
detailed recommendations by neighborhood or planning district.
In total, the Development Framework provides the basic and fundamental management
tool for guiding change and improvement within the community. Directives and means for
specific assignments and accomplishments are determined. Additional!-, the ground work
and parameters are established for detailed facilities planning, as well as control
mechanisms.
OTSEGO COMPREHENSIVE PLAN UPDATE
DEVELOPMENT FRAMEWORK
71
CONCEPT PLAN
INTRODUCTION
The elements of a comprehensive community plan: natural environment, land use,
transportation and community facilities, develop from a concept. To ensure the viability
of this concept, it must be derived from the established goals of the community as well as
the primary function(s) of the community. The Concept Plan for Otsego revolves around
five basic principles:
1. The establishment of a community identity.
2. The strengthening of the community's commercial/industrial tax and employment
base.
3. The protection of the City's environmental features.
4. The management of growth in an orderly, fiscally responsible manner which allows
the coordinated co -existence of urban and rural uses. This includes the
preservation of areas designated for long term rural use and the avoidance of the
premature extension of sanitary sewer service into existing unsewered development
areas.
5. The promotion of functional and compatible land use relationships (through the
fundamental planning concepts of the neighborhood foundation, community focus
and land use transition).
6. The functional classification of streets.
The basic elements of Otsego's concept planning may be characterized as follows.
COMMUNITY IDENTITY
In order to enhance or reinforce the sense of community identity within the City, it is
essential that the City continue its efforts to establish a sense of continuity and focus in
the community. Since the basic character of Otsego's urban area is that of a residential
community, individual neighborhoods should be maintained as a unit. Each neighborhood
should relate Well within itself as well as to adjoining neighborhoods and the entire
community.
Ongoing residential development within Otsego has emphasized the need for quality
development and amenities required to insure a high quality standard of living. A first step
in creating desirable residential development is the establishment of a desirable
OTSEGO COMPREHENSIVE PLAN UPDATE
DEVELOPMENT FRAMEWORK
73
CONCEPT PLAN
When more fully developed, commercial/industrial uses within these corridors will not only
contribute to the City's tax base, but will serve as a focal point for individual neighborhoods
and provide employment opportunities for area residents.
ENVIRONMENTAL PROTECTION
A variety of benefits are associated with environmental protection in Otsego. Careful and
environmentally sensitive development will preserve the health of Otsego citizens, attract
a more diverse economic base and minimize the need for future public investments in
clean up or beautification.
Ground water pollution concerns associated with the City's historic one acre unsewered
lot development pattern are well documented. Thus, a primary impetus for providing
sanitary sewer service within the community is to provide an ability to correct possible
environmental problems if the need arises.
The purpose of the City's Zoning Ordinance, as established, is to protect the public health,
safety and welfare of the community. Through its Zoning Ordinance, Otsego has adopted
effective environment zoning standards which control shoreland, floodplain, wetland, and
Mississippi River corridor development. Through current land use planning efforts, Otsego
has accommodated development, while at the same time preserved its valued
environmental features. It is the intent of these efforts to continue to promote high quality
development within the City and simultaneously, minimize potential environmental impacts
thereto.
GROWTH MANAGEMENT
It is the City of Otsego's intent to welcome and accommodate urban growth provided that
such growth is only allowed in an orderly and fiscally responsible manner. In response to
this objective, the concept of growth staging presents the primary strategy for guiding and
managing urban growth in the community. While it has been argued in the past that such
a concept arbitrarily constrains development and adversely impacts general development
economics, it can be clearly shown that haphazard and premature development can (and
often does) result in severe economic consequences for communities. The basic
philosophy underlying the proposed concept of growth management is compatible co-
existence of urban and rural areas and the avoidance of premature and unwarranted urban
development within designated rural areas.
OTSEGO COMPREHENSIVE PLAN UPDATE
DEVELOPMENT FRAMEWORK
75
C ON C E PT P LAN
The CSAH 39/CSAH 42 intersection, the County Road 42/Highway 101 area, and the
former Frankfort Township territory bordering Highway 101 provide a focus for commercial
services, while the Otsego County Park and Prairie Park provide recreational focal points.
Future development of a second community park in the western portion of the City will
provide a similar focus for that area. Additionally, the City Hall functions as a
governmental service focal point.
Planning for the community should recognize and attempt to enhance its activity centers.
The commercial center of the City should remain easily accessible to all residential
districts and project a unified image and standard of quality. Individual components should
be so arranged as to create functional and complementary use relationships. Within
residential districts, it is proposed that neighborhood parks, ranging in size depending on
the circumstance, serve as the focus or unifying element. In terms of overall circulation
within each neighborhood district, it is essential that major traffic flow border and not
penetrate the district. This is necessary from the standpoint of increasing the safety to
pedestrians and bicyclists as well as maintaining the environmental quality of the
neighborhood. In their simplest sense, community focal areas should represent and reflect
the vitality and stability of the entire City.
Land Use Transition
The intensity of land uses should decrease as one moves away from an activity center.
This concept may be referenced specifically to the segments of Highway 101 and
Interstate 94 which lie within the City. Undoubtedly, the high traffic volumes and visibility
associated with these roadways make or will make it a significant activity generator. With
this in mind, it is important that a land use transition take place between the higher
intensity highway commercial and industrial uses and lower intensity residential uses
which are the second tier of development. As a means of maintaining the integrity of the
residential neighborhoods, providing a population base for commercial activity, and
providing an alternative housing type, medium and high density residential development
should surround the City's commercial core.
OTSEGO COMPREHENSIVE PLAN UPDATE
DEVELOPMENT FRAMEWORK
77
Design industrial areas
which allow for a variety of
lot sizes and building
arrangements
Heavy industrial usi
Infill existing areas
new development
Major transportation
facilities
Medium density
residential _
C ON C E FT P LAN
Light industry and
business campus
development
Utilize a positive transition of
compatible land uses between
commercial development
and residential neighborhoods
Natural features can
provide excellent
buffers between
varying land uses
Transition to curvalinear
street patterns to respect
natural features
Utilize large lot platting
along natural features
and integrate recreational
facilities where appropriate
Provide pedestrian connection
from residential and recreation
areas to the commercial core
OTS EGO
Minor Arterial
ILow density residential
Establish recreational amenities in natural
areas which provide unique spaces for
residents while preserving the environment
COMPREHENSIVE PLAN UPDATE
DEVELOPMENT FRAMEWORK
79
CONCEPT PLAN
FUNCTIONAL CLASSIFICATION OF STREETS
Functional classification refers to the function each roadway should perform before
determining street widths, speed limits, intersection control or other design features.
Functional classifications are used in Otsego's street network as a comprehensive
planning tool used to determine the number of access points which should be permitted
on major roads, and the design and relationship of local roads to other County and State
highway systems. The map on the following page illustrates the general concept of the
system.
Right-of-way widths for arterial streets should range from 60-300 feet, while collector street
right-of-way widths should range from 60-100 feet. The width needed for a specific
roadway should be dependent upon projected traffic volumes, street configuration and
right-of-way acquisition. Direct lot access to collector and arterial streets should be
prohibited to avoid the problems created by vehicles waiting to turn into private driveways.
Numerous access points from private business, as well as private residence roadways,
also disrupt the flow of vehicles traveling at posted speeds along collector and arterial
streets.
An additional concept which should also be considered within . the City's developing
transportation system is the establishment of a series of minor collector streets. Such
streets typically lie within the interior of developing areas and are designed to assist in the
overall functioning of traffic movements within projected development areas.
OTSEGO COMPREHENSIVE PLAN UPDATE
DEVELOPMENT FRAMEWORK
81
C O N C E P T P L A N
OTS EGO
83
COMPREHENSIVE PLAN UPDATE
DEVELOPMENT FRAMEWORK
Functional Class
Characteristic
Principal Arterial
Minor Arterial
Collector
Local Street
Interstate
Other Principal
Freeway
Arterial
Vehicles Carried
Urban: 25,000-
Urban: 15,000-
Urban: 5,000-
Urban: 1,000-
Urban: Less than
150,000
100,000
30,000
15,000
1,000
Rural: 5,000-
Rural: 2,500-
Rural: 1,000-
Rural: 250-2,500
Rural: Less than
50,000
25,000
10,000
1,000
Posted Speed
Urban: 45-55
Urban: 40-50
Urban: 30-45
Urban: -30-40
Urban: Maximum
Limit
Rural: Legal Limit
Rural: Legal Limit
Rural: Legal Limit
Rural: 35-45
30
Rural: Maximum
30
Right -of -Way
300 feet
100-300 feet
60-150 feet
60-100 feet
50-80 feet
Transit
Priority access and
Priority access and
Preferential
Cross sections
Normally used as
Accommodations
movement for
movement for
treatment where
and geometrics
bus routes only in
transit vehicles in
transit vehicles in
needed
designed for use
non-residential
peak periods
peak periods
by regular route
areas
where needed
where possible and
buses
needed
SOURCE: Metropolitan Council
OTS EGO
83
COMPREHENSIVE PLAN UPDATE
DEVELOPMENT FRAMEWORK
C ON C E PT P LAN
Rural Service Area
The Rural Service Area - Rural Residential Preserve area overlays the northwest portion
of the community where sanitary sewer service is not expected based upon population and
land absorption projections, as well as service capacities. As such, this area is planned
for a continuation of rural/agricultural activities.
The basic density allowed within the Rural Residential Preserve will be four units per forty
acres. This requirement is intended to protect existing agricultural investments and
minimize impacts associated with the influx of additional urban development. Under the
base density scenario, non-farm development is to limited to large lot hobby farm uses (20
acre minimum parcel sizes) or clustered residential lots (maximum 2.5 acre lot sizes).
Due to innate amenities (i.e., river views, forested areas, topography, waterways,
wetlands, etc.) that exist in this area of the City, rural cluster subdivisions exhibiting
innovations in site design that preserve and enhance these natural features is encouraged.
To this end, the City Council may approve increases in density as an incentive to
encourage developments in this area to be planned in accordance with the principals of
open space preservation and clustering. It must be emphasized that any density allowed
above four units per 40 acres should be considered a bonus and determined at the
discretion of the City Council in consideration of a proposed development's consistency
with the City's higher goals and standards for this unique area of the community.
Urban Service Area
The urban service area, as graphically illustrated on the following map, includes the
following components:
1. Sanitary Sewer Service District The sanitary sewer district identifies lands to
which sanitary sewer (and water) service is to be made immediately available. The
sanitary sewer service district is comprised of two sub -districts. The immediate
urban service area identifies lands which have received City approval of
development plans, have made a financial commitment to obtain municipal
services, and have been allocated sewer capacity from the land bank. The
intermediate urban service area identifies remaining lands within tree sanitary sewer
service district which are eligible to receive municipal services but have yet to make
any financial commitments to obtain such services.
There are two designated sanitary sewer service districts. The east sanitary sewer
OTS EG O
85
COMPREHENSIVE PLAN UPDATE
DEVELOPMENT FRAMEWORK
C d N C E P T P L_ A N
SEWER SERVICE RURAL. SERVICE U URBAN SERVICI=
n t INVESTIGATION AREA �.
AREA F.
-�` -
- AREA ��1
}
I • S t `t BASE MAP DATA PROVIDED BY
r�
r; e
- - i rMi . _ / 11 I J
j f _ + ' - � � . . ' Md rsoansonn
N 7 - � -� � / J Assoc -Inc.
`ry I
•.; PREPARED OG [OSIER 2001
<i R LR IATA iR E
C7 -�- - (BA E 4 PER . NOTE:
m - ,- 7-� }� �I (' i 1 THIS MAP IS FOR PLANNING
L -- • _ -__ .._ __..`. — PURPOSES ONLY AND SHOULD - NOT BE
FOR EXACT
MEASUREMENT
m I l USED
J._, V,
WSCALE:
ER
-
rw Irr rw wr rr IW J s fi li I � i ]E� ISITRICT"
AREA SERVED WITH
I.
- — -- - t -- - — -- PRIVATE SANITARY
C WER
NORTH
y E A S W
- - - -'
z S C DIS T* - U ANSE ICq A Ei4
y - - = ) L:
R� EI
- (41PEF 0 ► ' .I rprT�..
_....__ .. -.., ``' IRE
NOTE: EAST AND WEST SANITARY SEWER SERVICE DISTRICTS LONG RANGE URBAN 1
CONSIST OF AN IMMEDIATE URBAN SERVICE AREA AND AN SERVICE AREA
IN TERMED IATEURBAN SERVICE AREA,
OTSEGO COMPREHENSIVE PLAN UPDATE
DEVELOPMENT FRAMEWORK
NATURAL ENVIRONMENT
INTRODUCTION
Natural environment areas are of prime importance to the City. Besides serving as
aesthetic amenities which enhance the total quality of life in the area, they perform
important ecological roles. Natural areas often act as buffers or barriers in determining the
extent and direction of development and growth. Therefore, it is necessary that special
consideration be given to these areas in formulating Otsego's Comprehensive Plan.
Environmentally sensitive areas include those characterized by steep slopes or soil
limitations, forested areas, wetlands and especially the Mississippi River shorelands and
floodplains. While strides have been made in addressing such issues, the City has
expressed a continued concern in regard to ground water pollution and the successful
management of storm water drainage.
TOPOGRAPHY
The overall topography of Otsego is generally level with the exception of the City's
southeastern and northeastern "corners" which exhibit some gently rolling hills. Although
fairly limited, the City does contain areas which exhibit slopes of greater than 12 percent,
the benchmark figure which identifies possible detriments to development.
As a means of minimizing the environmental impact of development requests, the City
should include an evaluation of slopes on subject properties. Factors to be considered
are: 1) percentage of grade, and 2) surface soil type. Generally, slopes exceeding 12
percent should be examined for any potential environmental impact which might occur as
a result of the proposed development. However, depending on the soil types involved,
lesser slopes may also require attention. These standards should be incorporated into the
City's Subdivision Ordinance to ensure implementation.
Any development on land containing slopes in excess of 12 percent grade should be
required to supply soil tests for review by the City Engineer. Methods of maintaining these
erodible slopes should be indicated on the development proposal and should also be
subject to review and approval.
SOILS
As mentioned in the Policy Plan, a major environmental issue confronting the City is the
desire to prevent the premature introduction of urban uses in agricultural or rural areas of
the City. By identifying long term agricultural or rural areas within the City, steps may be
taken toward their preservation. To the extent possible, development requests within rural
OTSEGO COMPREHENSIVE PLAN UPDATE
DEVELOPMENT FRAMEWORK
89
NATURAL ENVI RONM ENT
to protect such matters as storm water runoff rate and quality, yet afford the City of Otsego
the development potentials necessary for tax base enhancement and the logical and
orderly positioning of non-residential uses in the City.
SHORELANDS
As a means of guiding development and ensuring proper utilization of its public waters, the
City has also established a Shoreland Overlay District within the community. The intent
of the district is to: prevent pollution of waters of the community, provide ample space on
lots for sanitary facilities (outside of the sanitary sewer service district), minimize flood
damages, maintain property values, and maintain natural characteristics of shorelands
and river corridor areas by controlling lot sizes, structure placement, and alteration of
shoreland areas. Generally speaking, Otsego's shoreland district borders public waters
of ten or more acres in size (1,000 feet from their ordinary high water mark) and river
tributaries (300 feet from their ordinary high water mark).
WETLANDS / PONDING AREAS
Wetlands in Otsego function in a variety of ways. They help to provide a natural
atmosphere in the community in addition to providing habitat for fish and wildlife. From an
ecological perspective, the wetlands in the City serve to protect the Mississippi River from
the effects of urban storm water runoff by acting as settling ponds. Finally, and perhaps
most important for Otsego, the wetlands act as holding ponds for flood waters.
Indiscriminate grading, filling or draining of these wetlands can lead to environmental
damage, which may be either costly to correct or irreparable.
To ensure that wetland resources within the City are protected and preserved, the City of
Otsego has adopted (by reference) the Wetland Conservation Act of 1991 and the
accompanying rules of the Minnesota Board of Water and Soil Resources. The provisions
of the act are further intended to achieve a no -net loss in the quality, quantity and diversity
of the City's wetlands.
Storm water drainage within Otsego has historically been handled by natural drainage
swales and man-made ditches alongside the City's streets and roads. In the past, Otsego
has experienced major drainage problems, primarily in the form of storm water overflow.
As a means of addressing this concern, the City has adopted a comprehensive storm water
management plan. Such a plan focuses upon controlling seasonal drainage problems and
has resulted in the imposition of storm water impact fees associated with development.
Addressed and planned in advance, a drainage system may be devised which can take
advantage of the City's existing natural features and minimize costs.
OTSEGO COMPREHENSIVE PLAN UPDATE
DEVELOPMENT FRAMEWORK
91
NATURAL ENVIRONMENT
SOLID WASTE
Due to the City's abundance of undeveloped land and proximity to the Twin Cities
Metropolitan Area, Otsego holds characteristics which are favorable for the potential
location of a solid waste facility. While the City is certainly open to any such development
proposals, it has in the past discouraged this use type from locating within the City.
In addressing this issue, the City has established a number of goals and policies aimed
at ensuring responsible environmental planning. Specifically, assurances must be
provided that waste disposal facilities not be allowed unless it is demonstrated that such
an activity can exist in harmony with the natural environment as well as existing and
proposed uses. In specific review of solid waste facility proposals, due consideration
should be given to:
1) environmental impact;
2) location, operation and long term use of the facility;
3) disposal costs;
4) the methods of collection, transportation, processing, and disposal.
OTSEGO
COMPREHENSIVE PLAN UPDATE
DEVELOPMENT FRAMEWORK
93
L A N D U S E
INTRODUCTION
Based upon the foundation established by the Policy Plan and the Concept Plan, this
chapter provides the framework to guide and direct future community growth and
improvement. The Land Use Plan is a narrative and graphic description that provides the
background and rationale for land use designations as represented on the Land Use Map.
The plan holds an educational and decision-making function by helping to improve the
general understanding of how physical development in the City should take place.
Although the emphasis of this chapter is on land use development, natural environment,
transportation and community facilities needs are inter -related and also addressed.
The Land Use Plan is divided into two sections. The first section describes the basis for
Otsego's community plan, including the previous planning history, population and land
development projections that serve as the basis for the current plan. The final section
describes general land use plan elements, including a discussion of the overall land use
map, future directions for residential, commercial, and industrial development, and specific
plans and programs affecting individual planning districts within the community.
BASIS OF THE COMMUNITY PLAN
Historically, Otsego has taken a progressive planning attitude in order to direct land
development in a manner that results in compatible land use patterns and efficient
utilization of future public services and utilities. The City's major planning objective is the
fiscally and environmentally responsible accommodation of urban development with
designated urban areas. This objective is multi -fold and is intended to -
1 .
o:
1. Strengthen the community's commercial and industrial tax base;
2. Provide a means for resolution of ground water quality associated with unsewered
development; and,
3. Establish attractive, high quality living and working environments for community
residents.
In meeting this objective, Otsego recognizes the necessity of providing utilities and
services that are demanded with urban development in a fiscally responsible manner. To
minimize conflicts between "urban" and "rural" areas of the community, a distinction has
been made between preferred urban and rural service areas. These designations define
preferred areas of the City where urban services and a continuation of rural character uses
may occur. The urban and rural districts and various sub -district components are
described and graphically identified in the preceding concept plan section.
OTSEGO COMPREHENSIVE PLAN UPDATE
DEVELOPMENT FRAMEWORK
95
L A N D U S E
This strategy continues with the current growth concept based primarily upon growth
projections and service capabilities.
PROJECTED GROWTH
The nature of Otsego's future with respect to housing, retail commercial, industrial, and
related market potential will depend, to a great extent, on the population growth that takes
place during the next decade. Thus, future land use designations should consider land
absorption demands based on forecasted growth. The land demand forecasts of the 1998
Comprehensive Plan presented three land demand scenarios. These scenarios were
based upon uncertainties which existed at the time of the report's preparation regarding
sanitary sewer service.
With the rapid increase in residential development experienced within the east sanitary
sewer service district with availability of municipal utilities, revised population projections
have been prepared as part of this update. These projections must take into consideration
not only the short-term increased growth experienced by the City since 1998, but the
different factors influencing growth within the two sanitary sewer service districts.
Residential growth in Otsego has averaged 64 new single family units per year since 1991.
During the last five years, the construction of new homes in Otsego occurred at an average
rate of 74 units per year. The increase in growth may be attributed to the exceptional
economic conditions locally, regionally, and nationally during the 1990s. Based upon the
direction established by the 1991 and 1998 Comprehensive Plans, the majority of this
growth developed within the eastern portions of the City. As such, this ten year average
is likely representative of the growth Otsego may continue to expect within the east
sanitary sewer service district.
Otsego is unique due to its size to be effected by two regional growth corridors, one
surrounding the Highway 101 corridor and one along Interstate 94, which includes areas
of Otsego bordering Albertville. While the overall housing environment is subject to
limitation, development in the east and west areas of the City are subject to different
influences. Therefore, the establishment of a west sanitary sewer service district has the
potential to significantly increase new residential development within the City.
Future growth in the western portion of Otsego may be anticipated to be similar to that
experienced by St. Michael and Albertville. Within this context, Albertville has a
diminishing supply of vacant land to accommodate new residential growth because it is
bounded on all sides by the Cities of St. Michael and Otsego. It may be assumed that the
rate of development in western Otsego would approach that of Albertville, especially as
OTSEGO COMPREHENSIVE PLAN UPDATE
DEVELOPMENT FRAMEWORK
97
L A N D U S E
As tabulated above, Otsego's population is expected to continue to increase through 2020
at an average rate of 390 persons per year. The projections assume a population increase
2000 to 2001 based upon actual building permits issued and from 2001 to 2005 based
upon infill of existing platted lots within east sanitary sewer service district. The projections
after 2005 assume sanitary sewer capacity increases in east waste water treatment plant
and establishment of second sanitary sewer service district in west area of community.
Reflecting national trends, the average household size is expected to decrease over the
planning period. The rate at which household sizes decline in Otsego may be slowed due
to the prevalence of young families with children that tend to seek housing in emerging
markets.
It should be noted that the housing unit and population projections are conservative in
nature. Variations in residential development will occur from year to year affected by land
supply, utility availability, infrastructure improvements and other elements outside of the
City's control. In this regard, the projections contain an element of uncertainty. However,
given the purpose of the Comprehensive Plan to establish a framework for accommodating
future community growth, the projections outlined herein provide necessary structure on
which to base land use policy decisions.
Residential Land Demand
Aside from agricultural land use, residential development is the most predominant land use
within the community. This development trend is projected to continue through the next
decade. With continued availability of public sewer and water along Highway 101 and
planned service availability in the Interstate 94 area, residential growth is expected to
exceed the City's historical growth rate due to an increase in allowable development
densities.
The housing unit projections from the proceeding section create a foundation on which a
projection for future land absorption may be made. This land absorption will constitute the
residential future growth within the City of Otsego, shown in the following table. The
development densities are based upon existing Zoning Ordinance standards and accepted
land use practices.
OTSEGO COMPREHENSIVE PLAN UPDATE
DEVELOPMENT FRAMEWORK
99
L A N D U S E
In an effort to provide realistic commercial and industrial land demand projection of a
"sewered" community, a number of surrounding cities were surveyed to determine their
industrial and commercial land demand projections through the year 2010. Although not
a scientifically based projection, a correlation of amount of industrial and commercial land
use in surrounding communities with Otsego provides an approximate estimation of what
the City can anticipate in the future.
On average, it was determined that area cities expect to develop 23.5 acres of commercial
land between 1995-2000 and 46 acres from 2000-2010 for a total of 69 acres from 1995
to 2010. With the extension of sewer and water, and the available land for development
along Highway 101, Otsego may experience similar growth of commercial land within the
next 15 years. Within the sanitary sewer service district, a commercial/industrial growth
rate of 38 residential equivalent connections (RECs) per year has been estimated. This
equates to a commercial/industrial land demand of slightly over nine acres of land per
year.
In recognition of the need to expand the City's commercial/industrial tax base, it is
recommended that 30 percent of the City's available sanitary sewer capacity be reserved
for such uses.
OTSEGO COMPREHENSIVE PLAN UPDATE
DEVELOPMENT FRAMEWORK
101
LAND USE PLAN
BAS PROVIDED BY
E MAP DATA
H
Aok�son 1
I`��� nderson
s
i . i� III Assoc,,Inc.
PREPARED OC [OBER 2001
i-�• - - _I__..- ..� Tn�7 [ , �� f �_c .0 t} NOTE,
PUTHIS MAP IS RPOSES OR PLANNING
---` _. -.._ -. _ __._ _� _ _ _ _. __. 1 ___ [I 1__. • 1. - _ { f RPOS S ONLY AND SHOULD
i, NOT BE USED FOR EXACT
1 I -1 MEASUREMENT
-LL�� =,;ala �--- � ti ,_ � _._ ..__- - --�- - \ - ` _ . - Ljl ( � � � �I�j � _ Y , �. _
cE n
SCALE:
?`. 1
( w
-. - --- - -- ----- �NORTH
I
' I �
r
Agriculture
Low Density Commercial Public &
Residential Semi - Public
Rural Residential Medium/High Industrial
Density Residential
OTSEGO COMPREHENSIVE PLAN UPDATE
DEVELOPMENT FRAMEWORK
L A N D U S E H L A N
EAST SANITARYSEWER SERVICE: DISTRICT
r �1
Low Density
Residential
� t
Medium/High
__ �� ,�; �- ; • ,, �, Density Residential
Commercial
t Industrial
Public &
' y ir
Semi - Public
'l�.
f v
I: AREA SERVED WITH
-- ---r—__ PRIVATE SANITARY --�
SEWER -- /
lilt
I
NORTH
�t NOTE:
THIS MAP IS FOR PLANNING
BASE M11P DATA PROVIDED BY PURPOSES ONLY AND SHOULD
y NOT BE USED FOR EXACT
Hakonson� ., ---- MEASUREMENT.
Anderson
_i J As=.,Inc. w0 u }WO moo
PREPARED OCTOBER 2001 s�vE �H rEnf�
OTSEGO COMPREHENSIVE PLAN UPDATE
DEVELOPMENT FRAMEWORK
105
L A N D U S E
As noted in the Concept Plan, the segregation of rural and non -rural uses is critical to the
successful operation of both uses. The isolation of rural, agricultural type uses from an
urban development area allows each use to function as intended and removes potential
nuisance concerns. To minimize urban and rural conflicts as well as to protect the City's
investment in sanitary sewer service, a maximum density of four dwelling units per 40
acres of land will be applied to parcels guided for continued agricultural land use.
The desired results of this approach are to maintain orderly community growth, discourage
competition for necessary sanitary sewer hook ups, and prevent leap frog development.
Precaution should continue to be exercised with future development requests so that
sporadic development can be minimized to avoid gaps between neighborhoods, which
tend to interrupt the homogeneous pattern of urban services such as utilities, streets, trails,
and park service areas.
Since adoption of the 1998 Comprehensive Plan, the City has received requests for large
lot, hobby farm developments within areas guided for agriculture uses. Hobby farm uses
may provide a means of complying to Otsego's policy of segregating urban and farm -type
activities, while allowing limited development potential outside of the designated urban
service areas. However, the establishment of rural subdivisions with lot sizes ranging from
five to ten acres may result in a fragmented land use pattern that may ultimately be a
barrier to expansion of urban development. As such, an ongoing issue of concern relates
to establishing standards and accepted locations for hobby farms within the community.
Within the designated Urban Service Reserve Areas, the division of existing large tracts
of land into residential lots less than 20 acres in area should be discouraged. The City
may consider modifications to the existing A-2, Agriculture Long Range Urban Service
Area District to create rural transition zone. This District would allow for interim
development to occur based upon clustered subdivision designs intended to preserve the
majority of a parcel for future urban development.
For lands within the Rural Service Area, the future for urban expansion is less certain due
to its location and lack of existing or planned infrastructure. As such, this area of the City
may present the best opportunity for hobby farm uses to develop. In allowing for large lot
subdivisions, a minimum 20 -acre minimum lot size is recommended. The 20 -acre
minimum lot size will result in parcels of sufficient size to accommodate hobby farm uses
while allowing for future logical resubdivision should urban expansion occur. Smaller
residential parcels should be clustered . This area is also considered an opportunity for
more innovative subdivision designs based upon the principals of rural clustering due to
the attractive natural features of the area. Development of projects exhibiting a higher
standard of site design and rural character preservation may be allowed increases in
density above the base four units per forty acres at the discretion of the City Council.
OTSEGO COMPREHENSIVE PLAN UPDATE
DEVELOPMENT FRAMEWORK
107
LAND USE
4. Unsewered cluster/open space preservation development within the rural
residential preserve area at a four per 40 density with potential for additional
density, as determined by the City Council, for developments that adhere to the
principals of open space preservation and clustering.
Existing Pattern
Otsego's existing residential pattern is fairly well organized. The primary area of
concentrated single family homes is located in the northeastern corner of the City, north
of 77th Street and east of Nashua Avenue. Smaller established single family
neighborhoods are located in the City's northwestern corner, north of CSAH 39 and west
of LaBeaux Avenue and within the former Frankfort Township territory located east of
Highway 101. The majority of the City's most recent sewered residential development
occurred in the area south and west of CSAH 42 within the sanitary sewer service district.
It must be noted that with or without public sewer and water service, an orderly, contiguous
and well conceived development pattern should be established to improve provide a
cohesive community and lessen development costs.
Low Density Residential
This type of development currently occupies the largest percentage of non-agricultural
land within Otsego. Residential housing options within Otsego limited primarily to low
density single family homes and manufactured housing due to the historic lack of sanitary
sewer and water service. Low density residential development consists of a relatively
concentrated area located primarily in the northeastern corner of Otsego, with proximity
to the City of Elk River serving as a major factor in determining location. A significant
amount of low density residential development has also occurred in the northwestern
portion of the City where the adjacent Mississippi River serves as a major attraction and
in the former Frankfort Township territory. It should also be noted that Otsego contains
several small, scattered residential subdivisions dispersed randomly within agricultural
areas of the City.
The designation of future low density residential land uses on the Land Use Plan
anticipates continued infill development within the east sanitary sewer service district and
future sewer service within west sanitary sewer service district. To minimize intrusion of
higher density land uses into single family neighborhoods and maintain homogeneous land
use patterns, the City will define low density residential areas as having less than four
dwelling units per gross acre. This density is intended to allow for development of a range
of single family lots sizes, twin homes, and some low density townhouse type uses, while
excluding larger structures including six or eight units. Such townhouse uses are more
appropriately located in areas designated for medium density land uses.
OTSEGO COMPREHENSIVE PLAN UPDATE
DEVELOPMENT FRAMEWORK
109
L A N D U S E
may find it desirable to move to a smaller house, or to a townhouse where maintenance
is taken care of for them. Eventually, the elderly couple may desire to move into an
apartment again or to some type of elderly multiple family residence.
Medium density residential land uses typically consists of quadraminiums and townhouses
ranging in density from four to eight dwelling units per acre. High density land uses,
defined as more than eight units per acre, would include multiple family apartments and
condominium buildings and more compact, dense townhouse development. With the
introduction of sanitary sewer and water facilities to the Highway 101 corridor, the City
experienced introduction of medium density land uses including twin homes, tri-plexes, and
four, six, and eight unit townhome buildings in various configurations.
Generally, medium density development is considered a traditional land use and should
be located between low density residential development and high density residential or
commercial development. It is not considered proper planning to scatter such
development among a single family residential area.
While medium density housing tends to be similar in character to single family residential,
high density housing (i.e., apartments) typically has a character of its own. This and the
higher intensity of use require that high density housing be located separate from single
family areas. Apartments should be located near activity centers and along larger volume
traffic carriers. More specifically, future high density residential development should be
concentrated in the sanitary sewer service district, peripheral to existing and anticipated
commercial areas. Where high density housing is permitted to locate near lower density
development, buffering (either screening, landscaping or both) should be required.
Since market considerations greatly influence the demand for medium density housing,
only generalized "medium/high density residential" areas have been designated on the
Land Use Plan. More specific discussion regarding appropriate locations for such uses
will be provided in the Planning District section of this report.
The extent of townhouse development within the east sanitary sewer service district was
such that approximately one-half of the total units preliminary platted were townhouse
units. The amount of townhouse development within the east sanitary sewer service
district that has occurred raises concern for City Officials as to the balance of the overall
housing supply within the City and the long term performance of homeowners associations
regarding property and building maintenance. Although the approved projects may all be
classified as "townhouses", they clearly are not all of one type. As such, the City should
continue to review development proposals for areas designated as medium and high
density areas on an individual basis within the context of providing a variety of housing
types to meet the needs and incomes of all segments of the population. The City should
OTSEGO COMPREHENSIVE PLAN UPDATE
DEVELOPMENT FRAMEWORK
L A N D U S E
1. Adequacy of Present Trade Area Potential It must be determined that an
adequate trade area exists in which to support business. This involves finding out
how much money people within the trade area have and how much they have to
spend. Otsego lies proximate to a number of nearby, established retail locations,
all of which compete for customers within the City.
2. Accessibility of Site to Trade Area The site should be accessible to the trade
area. This involves making a business available to as much of the business
potential as possible. Accessibility must be measured in terms of the source of
various types of business. Due to the recent upgrade of Highway 101, Otsego
holds an opportunity to capture an increasing amount of retail sales and service
income. As the City's most visible thoroughfare, the highway corridor is likely to
become a major attractant to future commercial uses. In addition to Highway 101,
the City holds a number of other major thoroughfares which also provide excellent
accessibility. These include CSAH 39, 42, 37, and 36.
3. Growth Potential. To the extent possible, a site should be in a "trade area" of
growing population and income. Specifically, commercial development should lie
convenient to the existing urban neighborhoods and projected growth areas.
4. Business Interception People tend to continue to go to a traditional source of
goods, one to which they have become familiar. In selecting a site according to the
principle of business interception, the procedure is to establish oneself between the
market (people in the trading area) at the market place (the traditional source of the
same goods). Otsego holds a significant amount of business interception potential
due to its proximity to the Cities of Elk River, Dayton and Rogers.
5. Compatibility. In site selection, the principle of compatibility requires that there be
no interruption in shopper traffic and that customer interchange be at a maximum.
6. Site Economics. The site selection and business volume projections should also
take into account the location, size and type of existing competitive businesses. In
addition, the potential productivity of a site should be analyzed in regard to size,
shape, topography and load bearing qualities.
Additionally, it should be noted that a major factor influencing the amount of land required
to meet market needs will be the standards of quality which are imposed upon such
developments. It is expected that higher standards would somewhat limit demand. Higher
standards would, however, uphold and improve the City's image while also escalating its
tax base.
OTS EGO
113
COMPREHENSIVE PLAN UPDATE
DEVELOPMENT FRAMEWORK
LANE) USE
CSAH 39/Highway 101 area, commercial uses are suggested east of Highway 101
within the Wild and Scenic District. Again, the current prohibition of such use in this
area is expected to be re-evaluated by the Department of Natural Resources in the
near future.
3. CSAH 37/Highway 101. This area has been designated for highly limited, highway -
neighborhood commercial service. This applies to geographic coverage as well as
scope of services provided. Limitations on access from the frontage road to CSAH
37 may serve to redirect the commercial land use designations in this area.
4. CSAH 19/70th Street. This area of the community, which borders the City of
Albertville on the north, is expected to evolve into a commercial service center
(within the west sanitary sewer service district). The commercial land use
designations in the northeast and northwest quadrants of this intersection have
been made in partial response to the City of Albertville's adopted Comprehensive
Plan which suggests commercial use in the southeast and southwest quadrants of
the intersection. Establishment of these uses as a gateway into the City will be
important in contributing to the City's identity.
5. CSAH 37/Interstate 94. The area to the. south of CSAH 37 and east of Interstate
94 has also been designated as a long range commercial location. This area has
good visibility and access from the Interstate. Plus, this area abuts existing
commercial areas in Albertville, north of CSAH 37.
Industrial Uses
Otsego is a bedroom community with a limited amount of industrial development and
industrially zoned property. Currently, industrial development is concentrated in the
extreme southeast (within former Frankfort Township) and southwest areas of the City.
This relatively limited amount of industrial development translates back to the community's
historic lack of public sewer and water service. Other contributing factors to this limited
amount of industrial development are the proximity of the active development centers of
Elk River, Rogers, Albertville, St. Michael and Monticello.
In the past, industrial growth in Otsego has been characterized by smaller dry industries
with a small number of employees that are developed or initiated by a developer or
resident having a local interest in Otsego. Development of this type has typically been
sporadic and spontaneous. With the availability of public sanitary sewer and water service
to the Highway 101 corridor and planned service for the Interstate 94 area, the City can
expect to attract industrial uses which previously would not locate in Otsego due to high
water usage and sprinkling system requirements.
OTSEGO COMPREHENSIVE PLAN UPDATE
DEVELOPMENT FRAMEWORK
115
L A N D U S E
1. Highway 101 Area. The area between CSAH 39 and 42 and west of Highway 101
is considered highly appropriate for industrial uses. The area is reasonably level,
provides expansion potential, and is provided excellent access and is protected
from residential development. Due to this high accessibility and visibility, quality
development with high performance standards should be pursued in this area.
A portion of the land designated for future industrial development lies within the
Mississippi River's 100 year floodplain. As such, some development restrictions
shall apply. Within floodway areas, no building designed for human habitation may
be constructed. Parking, equipment storage and accessory structures are allowed
within the floodway provided they are not considered injurious or a health hazard.
Within the flood fringe area, buildings designed for human habitation may be
constructed provided they are properly floodproofed and do not emit pollutants or
are considered harmful to the general public.
In addition to the area west of Highway 101, between CSAH 39 and 42, industrial
uses are also guided east of Highway 101. As with the area west of Highway 101,
this area also offers high accessibility and visibility. Due to the character of existing
industrial development (i.e., metal buildings) south of 60th Street and east of
Highway 101, in what was once Frankfort Township, it is believed that this area
provides an opportunity for the relocation of home businesses that have outgrown
their residential locations. To this end, the City should developed of a new 1-3,
Special Industrial District with performance standards reflective of existing
development south of 60th Street. The planned industrial uses north of 60th Street
and east of Highway 101 would be expected to develop at the same high quality
levels as industrial development planned for west of Highway 101. .
A small industrial area is also guided on the west side of Highway 101, directly
adjacent to the St. Michael border. This area is intended to be a very light industrial
use, such as warehouse storage, that will be unobtrusive and compatible with
planned medium density residential uses in the area. This light industrial area will
serve as a buffer between the planned medium density residential uses in Otsego
and industrial uses to the south in St. Michael. The industrial uses to the south in
St. Michael are fairly intensive uses with outdoor sales and/or storage. The ability
to provide less intensive industrial uses as a buffer that will be developed under
Otsego's local development regulations can be viewed as positive. Given the
specific purpose of this planned industrial area, it is not to be expanded beyond the
boundaries illustrated on the Land Use Plan.
OTS EGO
COMPREHENSIVE PLAN UPDATE
DEVELOPMENT FRAMEWORK
117
L A N D U S E
1. Consistency with Comprehensive Plan: A proposed development shall be deemed
consistent with the City's Comprehensive Plan when the development is consistent
with the goals, policies and recommendations of the Comprehensive Plan.
Developments that follow planned public improvement corridors or constitute an
infilling of development shall be deemed consistent with the City's growth strategies
as outlined in the Comprehensive Plan.
2. Adequate Waste Disposal Systems: A proposed development shall be deemed to
have adequate waste disposal systems if within the sanitary sewer service district,
there is adequate sewer capacity in the present system to support the proposed
development if constructed to its maximum permissible density after reasonable
sewer capacity is reserved for planned public facilities, and commercial and
industrial development projected for the next five (5) years; or if in areas outside of
the sanitary sewer service district, there is adequate on-site sewer capacity
potential to support the development if constructed to the maximum permissible
density indicated in the Otsego Comprehensive Plan.
3. Adequate Water Supply: A proposed development shall be deemed to have an
adequate water supply if the proposed development has adequate sources of water,
either from public systems or private wells, to serve the proposed development if
constructed to its maximum permissible density without causing an unreasonable
depreciation of existing water supplies for surrounding areas.
4. Adequate Drainage: A condition of adequate drainage shall exist if:
a. Surface or subsurface water retention and runoff is such that it does not
constitute a danger to the structural security of structures within the
proposed development.
b. Structures within the proposed development will not cause pollution of water
sources or damage from erosion and siltation on downhill or downstream
land.
C. The proposed development and related site grading will not cause harmful
and irreparable damage from erosion and siltation on downhill or
downstream land.
OTS EG O
119
COMPREHENSIVE PLAN UPDATE
DEVELOPMENT FRAMEWORK
L A N D U S E
necessary to reflect recent development trends or legislative changes. If the City's current
development regulations are found to be lacking and/or out-of-date, revisions or
amendments should be undertaken to ensure Otsego has the level of control it desires in
these matters.
ANNEXATION
Annexation is the process by which land area is incorporated into an existing community
with a resulting change in the boundaries of the City. This land is usually contiguous to
the City and is annexed to meet some form of public good, such as the protection of health,
safety or welfare or to control land development, many times making available public
services due to urbanization.
In 1996, the City of Otsego detached 407 acres to Albertville and annexed 637 acres of
former Frankfort Township. These actions were the result of a settlement agreement
between the Cities of Otsego, St. Michael and Albertville which was approved by the
Municipal Board, and permanently established Otsego's southern boundary. While future
annexation disputes are not anticipated, the Policy Plan section of this report states that
Otsego will strongly oppose the detachment of any of its property.
OTSEGO COMPREHENSIVE PLAN UPDATE
DEVELOPMENT FRAMEWORK
121
TR AN S P O RTAT I O N
INTRODUCTION
The Transportation Plan is based upon the total transportation system and how it relates
to and serves the land use patterns within the community. The transportation system
encompasses several modes of transport which include but are not exclusive to
automobile, rail, pedestrian, bicycle, and para -transit activities. The transportation system
serves to tie together, and in some cases to separate, the various land use activities in the
community. The Transportation Plan describes the relationship between transportation
and land uses.
Generally, Otsego's existing transportation system is functional and well placed for
efficient travel throughout the City. An ongoing effort is the updating of the comprehensive
street classification network across the City. This effort is focused upon ensuring a
functionally efficient relationship between individual subdivisions and establishing a
hierarchy between the City's roadways. Another area of concern involves a continuing
examination of potential funding sources which may aid in the upgrading and maintenance
of Otsego's streets.
STREETS AND HIGHWAYS
Condition
The community's street system involves three governmental jurisdictions. Besides the
local City streets, Otsego contains both Wright County and State of Minnesota highways.
The upgrade of Highway 101 to four lanes is viewed as extremely positive in that the
highway corridor is a vital component of the City providing exposure for potential
commercial/industrial development.
The Wright County state aid highways which exist within Otsego have been found to be
both well constructed and properly maintained.
The City utilizes a Roadway Management Plan, updated annually, to plan system wide
improvements and upgrade existing City streets. Through this phased approach, the City
has been able to progressively attend to problems and eventually make system -wide
upgrades. These efforts should continue as need dictates. The maintenance and upgrade
program is viewed as essential as the number of new streets continue to be built within the
City. As a means of reducing long term maintenance costs to the City, Otsego should
continue to place a strong emphasis on quality street standard designs.
OTSEGO COMPREHENSIVE PLAN UPDATE
DEVELOPMENT FRAMEWORK
123
T R A N S P O R T A T 1 O N
Interstate 94, which bisects the City's southern corner, is the largest carrier of traffic within
Otsego, however, its remote proximity and access limitations impede Otsego's ability to
fully exploit its visibility.
The City of Albertville is interested in constructing a full interchange at the intersection of
1-94 and CSAH 19. Although this improvement would lie outside Otsego's boundaries, it
would have a significant impact upon that portion of CSAH 19 which does lie within
Otsego. If such an interchange is constructed, both the area abutting 1-94 along with the
CSAH 19 corridor would become attractive areas for future development.
The City of St. Michael desires to construct a new interchange at the intersection of 1-94
and Naber Avenue. Again, this interchange would lie outside of Otsego's boundaries.
However, it could also significantly impact Otsego as the corridor would align with the
planned north -south arterial street planned along the Nashua Avenue corridor. This
interchange would provide convenient access to both the east and west portions of Otsego
via CSAH 27.
Otsego should monitor these interchange issues and collaborate with the Cities of
Albertville and St. Michael in the coordination of desired area land uses in the area.
Arterial and Collector Streets
Aside from 1-94 and Highway 101, Otsego has a number of designated collector and
arterial streets which channel traffic from the City's residential areas to their commuter
destinations. Kadler Avenue, CSAH 19, Nashua Avenue, Odean Avenue, Page Avenue
and CSAH 42 serve as north/south thoroughfares, while CSAH 39, 85th Street, 78th Street
CSAH 37, and CSAH 36 function as east/west carriers of traffic.
As noted on the Transportation Plan, several additions and/or changes have been
recommended for Otsego's existing functional classification system. The proposed
modifications have been prioritized to reflect need and urgency within the City. It should
be stressed that many alignments are merely conceptual in nature and represent long term
and preferred roadway alignments.
1. Frontage Road System. Recognizing that the east sanitary sewer service
district overlays the Highway 101 corridor and that sewer availability to the area will
likely prompt development interest, it is important that a frontage road system plan
be developed. Prior to actual development taking place, preferred frontage road
locations are identified upon the Transportation Plan.
OTS EGO
125
COMPREHENSIVE PLAN UPDATE
DEVELOPMENT FRAMEWORK
N
N
Principal Arterial Street Collector Street
Minor Arterial Street Local Street
TRANSPORTATION PLAN
L,J Future Street
BASE MAP DATA PROVIDED BY
Hakanson
` Anderson
Assoc.,lnc.
�._.;.� PREPARED OCTOBER 2001
NOTE:
THIS MAP IS FOR PLANNING
PURPOSES ONLY AND SHOULD
NOT BE USED FOR EXACT
MEASUREMENT.
SCALE:
0
NORTH
OTSEGO COMPREHENSIVE PLAN UPDATE
i
DEVELOPMENT FRAMEWORK
T R A N S P O R T A T 1 O N
2. 70th Street. In light of the fact that only CSAH 39 currently provides a direct
east/west transportation route through the entire City, the City should investigate
the possibility of extending 70th Street westward to provide a direct, straight line of
travel between Kadler Avenue and Highway 101, through the west sanitary sewer
service district. This issue should, however, be considered a lower priority issue
which should be addressed when area traffic volumes would warrant its existence.
3. Page/Palmgren Avenues. Presently, only that segment of Page Avenue,
between CSAH 39 and 78th Street, is designated as a collector street. As shown
on the Transportation Plan, a southerly extension of Palmgren Avenue has been
proposed which would connect CSAH 37. This roadway alignment would serve to
channel residential traffic between CSAH 39 and CSAH 37 and should be
established as the City considers area development proposals. As a collector
street, direct single family residential lot access to Page Avenue and Palmgren
Avenue should be strongly discouraged.
5. Oakwood Avenue. Recognizing that the segment of Oakwood Avenue south of
CSAH 37 exhibits traffic volumes of over 1,200 vehicles per day, the street segment
has been classified as a collector street.
6. Packard Avenue. That segment of Packard Avenue south of CSAH 37 has been
designated as a collector street. Such street designation is to provide an
intermediate north/south street connection between Highway 101 and Oakwood
Avenue.
7. Nashua Avenue. As shown on the Transportation Plan, a southerly extension of
Nashua Avenue to CSAH 37 (60th Street) is proposed. Such an extension of the
roadway is consistent with the Wright County Transportation Plan and would create
a number of advantages in the City's roadway system.
• The roadway extension would provide a more direct, high speed route
between CSAH 37 and 39 and allow a convenient bypassing of the City's
urban area.
• The route would consolidate two parallel and duplicating traffic carriers in
segments of McAllister and Oakwood Avenues.
OTSEGO
The route would remove high volume traffic from Oakwood Avenue which is
characterized by frequent single family access.
129
COMPREHENSIVE PLAN UPDATE
DEVELOPMENT FRAMEWORK
T R A N S P O R T A T 1 O N
PEDESTRIAN AND BICYCLE TRAILS
Currently, few recreation trails exist within Otsego. As a result, people are forced to walk
and ride upon streets and highways. The City has expressed an interest in creating a trail
system which would connect activity centers throughout the City. In response to this
interest, the City adopted a Comprehensive Park and Trails Plan in 2001. Included in this
plan is a specific trails plan that identifies desired trailway routes within the community.
COMMERCIAL TRANSPORTATION
Commercial passenger bus service is not provided within either the City of Otsego or the
City of Albertville. Greyhound Bus Lines, however, does provide passenger service to the
proximate City of Elk River. Due to the nearby availability of passenger bus service and
relatively small population base within the City, it is expected that existing service will
accommodate the needs of Otsego residents within the immediate future.
PUBLIC TRANSPORTATION
Wright County Human Services provides a public transportation service on a County -wide
basis. Drivers are area residents who volunteer their time and private vehicle for door to
door ride service. While the current volunteer service appears to work well and
accommodate the transportation needs of the City's residents, an increasing elderly
population may initiate the need for full time van -type service.
Recently, the "River Rider Heartland Express" bus service has included the City of Otsego
in its service area. The bus service provides public door to door transportation for the
general transportation needs of community residents (i.e., shopping, medical
appointments, dining, etc.), to locations in the area, as well as locations such as Mercy
Hospital in Anoka.
OTSEGO COMPREHENSIVE PLAN UPDATE
DEVELOPMENT FRAMEWORK
131
COMMUNITYFAC I LITI ES
INTRODUCTION
Community facilities include those lands, buildings, services and systems which are
provided on a public or semi-public basis in the interest of, or benefit to, the residents of
the community. Their importance should not be under -estimated in that they are offered
as a necessity for sustaining life within the community environment and are, therefore, a
major determinant of the quality and safety of the City.
In order to enhance the quality of life within Otsego, it is fundamental that adequate
community facilities are provided for its residents. Commonly provided facilities include
park, open space, administrative offices and public utilities. Public utilities, specifically
sanitary sewer and water service, is possibly the most significant factor in influencing
development patterns within the City. Such anticipated service is likely to prompt a change
in both land use intensity and location.
Government buildings and the City's park facilities will also play a major role in both
providing community amenities and projecting a positive image of Otsego. These facilities
reflect Otsego's concern and dedication in providing its residents with a quality living
environment, where recreational opportunities are abundant and project a high standard
of living.
PUBLIC UTILITIES
Water and Sanitary Sewer System
The City of Otsego operates a 200,000 gallon per day (gpd) wastewater treatment plant
located in the southeast corner of the City near CSAH 36. The City of Otsego has sold
40,000 gpd. of plant capacity to the City of Dayton for use within their historic downtown
area. These services are intended to provide a means to both strengthen the City's
commercial/ industrial tax base and provide protection or means of rectifying possible
ground water quality problems associated with on-site private sewage treatment systems
in concentrated development areas.
The first expansion of the east wastewater treatment plant capacity to 400,000 gpd. will
be completed during the Spring of 2002. The waste water treatment plant serves lands
within the east sanitary sewer service district adjacent to the Highway 101 corridor.
Although actual plant capacity is reserved only for those subdivisions with approved final
plats and development contracts providing funds for such service, the City has approved
preliminary plats equal to the capacity of the phase -2 waste water treatment plant capacity.
As such, the City will need to begin planning for the phase -3 expansion of the east waste
OTSEGO COMPREHENSIVE PLAN UPDATE
DEVELOPMENT FRAMEWORK
133
COMMUNITY FACILITIES
To avoid the premature extension of sanitary sewer into the City's concentrated areas of
unsewered development, Otsego enforces the Wright County "point of sale" ordinance.
This ordinance requires non -conforming on-site septic systems to be upgraded to current
standards at the time of property sale. Additionally, the City has imposed City-wide
mandatory septic system pumping requirements and has required the installation of ground
water monitoring wells (in association with new development) in certain locations of the
City.
Through the City's Subdivision Ordinance, applicants are currently required to
demonstrate resubdivision potential. In the event that public sanitary sewer service would
become necessary to those areas, the individual homeowner would have the ability to
further divide the lot, thereby spreading and reducing costs.
OTSEGO COMPREHENSIVE PLAN UPDATE
DEVELOPMENT FRAMEWORK
135
SANITARY SEWER SYSTEM
OTSEGO COMPREHENSIVE PLAN UPDATE
DEVELOPMENT FRAMEWORK
137
WATER SERVICE SYSTEM
f
0 1000 2000 3500 7000
X111111 �►di •■ .MMi � i � � \\\ _-
GRAPHIC SCALE IN FEET
MIN
OTS EGO
i.iiFl
...".Ma
=iii' ■: ilk
LEGEN til,
... PROPOSED
IMPLEMENTATIONIMPLEMENTATION LONG RANGE
f
f
nson
AnderPill son
Assoc.,Inc.
DATE: JANUARY, 1998
w
COMPREHENSIVE PLAN UPDATE
DEVELOPMENT FRAMEWORK
139
\�\ 3nN3nr d31sIm 13A 3'N
• __ BOO
C C N
w »..»�+.;��:;a.r•w..w-...n.. u+Yu�1�9M'w................._.....,...,........ ..r.•n•.—,.m..+.�v�n - - - ry�llyyy
3MOISM 3'"
-:-
_�4 36N3n d3nDYN 322
N
n
_1AV ONfWIt—A C4
i
CO)- W
Li
j Q
............................
cn
— _ - W CQ
�>., O
» a
- i
A
_ O i
Q14
3IIIAL 1381r .0 .113 3Tm1p38'v a0 .. _
- '- 0: 3
N _
Z
a w a
D 0 Z a 0 W u
O O N
° 0 0 w 0 0 CL w
0
0:
0: 0. 0: 0: O
� V
-- �_ - -_ — --- -_ •sem-�--�' - �
..• � / " a ,! •I `- Z 3nr d3 S11' -3'4 �i� J - 71ile _ Y
a-
�
141
CITY
OF SI MILIIFEL
OTSEGO WEST SEWER STUDY AREA
BASF, WATER TRUNK SYSTEM
CITY OF OTSEGO, MINNESOTA
.....�.�.. 8"
WATER
LINE
12"
WATER
LINE
16"
WATER
LINE
-----�-- 20"
WATER
LINE
24"
WATER
LINE
�..� STUDY AREA
W� WEL.L LOCATION
Hakanson
Anderson ( TOWER LOCATION
Assoc.,Inc.
C O M M U N I TY FAC I L IT I ES
STORM DRAINAGE
Currently, storm water drainage is handled primarily by naturally occurring drainage
swales and ponding areas and by ditches constructed along Otsego roadways.
Historically, this system of storm water drainage has proven inadequate with major
problems occurring during seasonal thaws and rainfalls. These types of drainage
problems are quite common in areas of experiencing a transition from rural to urban
character. Storm water drainage utilities have been installed within the sewered
subdivisions within the sanitary sewer service district.
Since the adoption of the City's 1991 Comprehensive Plan, the City has taken several
steps to correct storm water drainage problems and ensure that storm water is properly
managed in the future. These steps include:
1. The required submission of grading and drainage plans in association with
subdivision proposals.
2. Compliance with the State's "Protecting Water Quality in Urban Areas, Best
Management Practices for Minnesota" (MPCA October 1989).
3. The adoption of a City Storm Water Management Plan (February 1995).
4. The imposition of storm water impact fees associated with subdivision requests.
5. Adoption by reference of the Wetland Conservation Act of 1991.
PARKS AND RECREATION
Otsego's recreational needs are now being served primarily by the Otsego County Park
and Prairie Park. The Otsego County Park covers ± 85 acres of land along the Mississippi
River and provides a full range of recreational facilities including trails, canoe river access,
picnic facilities, playfields, tot lot and public toilets.
The Prairie Park, which lies adjacent to the City Hall property, overlays approximately 69
acres of land. The park includes a prairie restoration area, three softball field diamonds,
two volleyball courts, a soccer field and a number of picnic areas. Play areas and fields
are also provided by the Otsego Elementary School and VFW fields. These facilities serve
to supplement Otsego's recreational needs.
OTSEGO COMPREHENSIVE PLAN UPDATE
DEVELOPMENT FRAMEWORK
145
nNR Rnat Access
CITY OF
0 T SE G-0
ON THE GREAT RWER ROAD
Existing Recreation Area
COMPRENEMME PARK AND TRAIL PLAN
Park and Trail Plan
Community Park
LJ
Service Area
Community Playfield
�—J Service Area
Neighborhood Park
Existing Trail —1 Selvice Area I
II Future Park
.:J Future Trail
BASE MAP MAY 1998
M`' Hakanson
dAnderson
UU uuL�1Assoc..Inc,
NOTE: THIS MAP IS
FOR PLANNING PURPOSES
ONLY AND SHOULD
NOT BE USED FOR EXACT
MEASUREMENT.
C O M M U N I TY FAC I L IT I E S
GOVERNMENTAL BUILDINGS AND FACILITIES
City administration functions are located at City Hall, west of Nashua Avenue between
CSAH 39 and 85th Street. The City Hall is utilized for city administration and community
gatherings. The facility and site has been designed to allow for future expansions to
accommodate future space needs and facilities. Public works is housed in buildings
located at the former City Hall/Town Hall site at the north end of Nashua Avenue along
CSAH 39.
As the City continues to grow, the need for additional or upgraded community facilities is
expected, particularly in association with sanitary sewer and water service. Aside from the
sewage treatment plant, locations should be evaluated and obtained for future water tower,
lift station sites, etc.
Otsego currently contracts with the Wright County Sheriff's Department for police
protection and enforcement. Fire protection services are contracted with four fire
departments - Albertville, Elk River, Monticello, and Rogers. Continued growth within the
City is expected to further escalate demand for police and fire service. In this regard, a
point will likely be reached at some future point when it will be in the City's best financial
interest to establish its own police and fire departments.
Current fire service response time from the Elk River Fire Department may be slowed due
to a rail crossing at County Road 42 in Elk River. Considering that facility location is a
primary issue in providing the best fire protection (to minimize response time), the location
of an Otsego sub -station should be a priority. Therefore, it is important that possible fire
station (i.e., sub -station) sites within the City be identified and possibly acquired in
advance of development.
Aside from the referenced fire station needs, long range facility needs for a police
department, library and improved public works facilities should also be considered. A
master plan was prepared at the time the existing City Hall site was developed to illustrate
how larger or expanded facilities may be accommodated on that parcel.
POST OFFICE
Post offices are an important component of establishing a community's identity. A post
office provides a local mailing address and zip code that establishes a sense of place for
residents and businesses. A post office itself can be a focal point of a community, with
daily interaction among residents picking up mail, etc. As such, the City of Otsego will
continue to pursue the location of a post office within the community.
OTSEGO COMPREHENSIVE PLAN UPDATE
DEVELOPMENT FRAMEWORK
149
PLANNING DISTRICTS
INTRODUCTION
To facilitate detailed examination of development prospects for all areas of the community,
Otsego has been divided into six planning districts. The location of these planning districts
is illustrated on the map on the following page, as well as being described below. The
planning district boundaries were established in recognition of similar land use locations,
development issues, and physical barriers. The following section of the Development
Framework details existing and recommended development for each individual planning
district.
District 1 overlays the east sanitary sewer district and the Highway 101 corridor. The
district boundaries establish the area of the City where urban, sewered uses are to be
encouraged, served by municipal sanitary sewer service from the east waste water
treatment plant and water services. District 1 experienced a significant amount of new
development since the east waste water treatment plant, sewer collection system, and
water system was constructed.
District 2 is subdivided into two sub -districts, both of which overlay the City's long range
urban service area. The long range urban service area includes existing unsewered
development areas of the City where sanitary sewer service is expected to be provided in
the long term when environmental concerns dictate or if service is specifically requested.
Sub -District 2A occupies the City's existing concentrated development area generally
located north of 77th Street between Nashua Avenue and CSAH 42. Sub -District 2B
overlays the existing single family residential use concentration in the former Frankfort
Township territory east of Highway 101 and north of the Crow River.
District 3 lies within the extreme southeast corner of the community, east of the Highway
101 corridor area and south of CSAH 42. The district comprises that portion of the City's
urban service area reserve which lies east of Highway 101. The east waste water
treatment plant is located within District 3.
District 4 occupies the extreme northwestern area of the City. The district is largely
undeveloped and lies within the City's rural residential preserve area. Urban type
development within the district does, however, exist near the CSAH 19/CSAH 39
intersection in the form of the Island View Estates single family residential subdivision and
Riverwood Conference Center. Two rural open space preservation subdivisions, Grenins
Mississippi Hills and Mississippi Pines have also developed in this area based on the
guidelines established by the 1998 Comprehensive Plan update.
OTS EG O
151
COMPREHENSIVE PLAN UPDATE
DEVELOPMENT FRAMEWORK
OTSEGO
PLANNING DISTRICTS
BASE Mh77Assoc,,Inc.
P DATA PROVIDED BY
Ancy�n
PREPARED OCTOBER 2001
NOTE
THIS MAP IS FOR PLANNING
PURPOSES ONLY AND SHOULD
NOT BE USED FOR QkA T
MEASUREMENY
SCALE:
NORTH
COMPREHENSIVE PLAN UPDATE
DEVELOPMENT FRAMEWORK
P LAN N ING D I S T R I C TS
DISTRICT 1
District 1 encompasses the Highway 101 corridor and that area of the City where municipal
sanitary sewer and water service has been provided. Rapid urban development within the
District has occurred with availability of municipal utilities providing a diversity of land uses
unmatched in the community. The pending availability of additional sanitary sewer service
capacity within the district coupled with the access and visibility of Highway 101 makes the
area highly desirable for continued urban development.
The City's sanitary sewer service district identifies lands to which sanitary sewer (and
water) service may be available. The sanitary sewer service district is comprised of two
sub -districts, an immediate urban service area and an intermediate urban service area.
The immediate urban service area identifies lands that have received City approval of
development plans, have made a financial commitment to obtain municipal services, and
have been allocated sewer capacity from the land bank. The intermediate urban service
area identifies remaining lands within the sanitary sewer service district which are eligible
to receive municipal services but have yet to make any financial commitments to obtain
these services.
Prior to sanitary sewer and water service being available, residential development within
the district is confined primarily to the River Bend Mobile Home Park located near the
intersection of Highway 101 and CSAH 42. New residential development has occured in
the area generally surrounding the Otsego Elementary School to the north, south, and
west. A large medium density residential development has also occurred at the northwest
quadrant of Highway 101 and CSAH 37, and a single family subdivision was initiated
adjacent to the east waste water treatment plant. All of the the development that has
occurred within District 1 since 1998 has connected to municipal sanitary sewer and water
service. The Riverbend Mobile Home park operates on its own private waste water
treatment system and that a easterly expansion of the park has been conceptually
proposed. No decision on expansion of the mobile home park will be made until a
franchise agreement between the City and owner/operator is reached concerning the
private utility system.
Existing commercial development within the district is located at the Highway 101
intersections of CSAH 39, 42, and 36. The amount of commercial development is fairly
limited in amount and scale due to a historic lack of municipal water service. Additionally,
there are concerns that the existing commercial development in these areas are not
cohesive due to the development pattern, site design, scale and quality of structures and
commercial character. The City has granted concept plan approval for a commercial
development at Highway 101 and CSAH 39 that would significantly expand the amount
and range of commercial opportunities within the community.
OTSEGO COMPREHENSIVE PLAN UPDATE
DEVELOPMENT FRAMEWORK
155
BABE MRP DATA PROVIDED BY
son
J1
Anderson
Assoc.,Inc.
PREPARED OCTOBER 2001
OTS EGO
PLANNING DISTRICT I
LD Residential
MD/HD Residential
Commercial
Industrial
D Existing Trail
Future Trail
Park Search
Area
Public & Semi - Public
Principal Arterial Street
`7 Minor Arterial Street
Collector Street
i NORTH
NOTE:
/ THIS MAP IS FOR PLANNING
PURPOSES ONLY AND SHOULD
NOT BE USED FOR EXACT
MEASUREMENT
1500 0 15W 500
9blE N FffT
COMPREHENSIVE PLAN UPDATE
DEVELOPMENT FRAMEWORK
157
PLANNING DISTRICTS
The CSAH 39/Highway 101 area has been a focal point for commercial activity and will
continue to expand as development occurs. As the CSAH 39/Highway 101 area lies
adjacent to the City's most dense population base, is within the east sanitary sewer service
district, has ample vacant land for development, and is an established commercial center,
this area will continue to be the primary commercial retail center in the City.
Recognizing that commercial uses will draw businesses from traffic on Highway 101 due
to visibility and accessibility, a focus of the City in this area will be the development of
convenience or shoppers goods and businesses oriented towards the retail needs of the
residential areas to the west and south. In consideration of this and that CSAH 39 is a
primary gateway into the community, the City will actively promote high quality commercial
development. New commercial uses developing at CSAH 39/1-lighway 101 should be of
an appropriate size and scale in terms of building design, materials, signage, lighting, etc.,
so as not to negatively impact existing and/or planned residential uses to the west of
CSAH 42.
Also within the area of CSAH 39 and Highway 101, commercial land uses are guided for
areas that are within the Wild and Scenic Overlay District. Current Wild and Scenic
regulations do not presently accommodate commercial uses. The City will, however,
continue to support commercial uses as illustrated on the Land Use Plan based upon
visibility and accessibility from Highway 101. The Minnesota Department of Natural
Resources is re-evaluating the Wild and Scenic regulations, which may result in a change
to the regulations that would allow for commercial uses.
The area around CSAH 42 and Highway 101 is also partially developed with commercial
uses. Again, due to high visibility and accessibility, commercial development is expected
to continue as a secondary commercial area. As with other commercial/ industrial
developments within this district, high quality development is expected in terms of building
and site design. As is the case with the CSAH 39/Highway 101 area, those areas east of
Highway 101 at CSAH 46 that are guided for commercial development are within the Wild
and Scenic Overlay District. As previously noted, the current prohibition of commercial
uses within the Wild and Scenic District is anticipated to be re-evaluated in the near future.
Finally, a limited amount of commercial land use has been designated around the
intersection of CSAH 37 and Highway 101, reflective of existing land uses in the area.
This commercial area is expected to be oriented towards highly limited highway or
neighborhood businesses serving primarily residents in close proximity to the intersection.
OTSEGO COMPREHENSIVE PLAN UPDATE
DEVELOPMENT FRAMEWORK
159
P LAN N ING D I S T R I CTS
existing streets. Due to the seriousness of existing conditions, any new development in
this area would mandate the construction of the west frontage road, between 60th Street
and CSAH 37.
Although the City is expected to have ample community type park facilities in the
immediate future, the City's 2000 Park and Trail Plan identifies a City owned parcel
adjacent to the Otsego Elementary School site for potential development as a
neighborhood park. The City acquired this parcel to locate facilities for the municipal water
system and additional land was added through park dedication requirements. The City
has prepared design plans for "School Knoll Park" and anticipate starting construction
during 2002. The Parks and Trails Plan identifies one other future park search area within
District 1, generally south of 78' Street and west of Quaday Avenue adjacent to a large
wetland. At the southwest boundaries of District 1, Lefabvre Creek is identified as a future
greenway corridor park.
Demand for neighborhood park facilities within residentially designated areas of the district
will increase as development occurs. The City has established park dedication
requirements that require developers to provide land or cash contributions to address the
impact of new development to the City's park and recreation system. The City should
evaluate and determine the need for neighborhood park facilities in terms of sites and/or
equipment/facilities on an ongoing basis as subdivisions occur. Determinations whether
to accept land and/or cash contributions to the City's park system should be based upon
this ongoing monitoring of City parks and recreation needs.
SUMMARY OF DISTRICT 1 RECOMMENDATIONS
1. The City maintain a land bank allocation tabulation system to monitor the City's east
waste water treatment plant capacity.
2. All proposed development shall be subject to conformance with applicable
Floodplain and Wild and Scenic River District regulations, as may be amended.
3. The medium and high density residential land use proposed in the district are to be
viewed as transitional in nature between commercial/industrial and single family
residential land uses. These also provide a means for a varied housing market
within Otsego.
4. The development of the Highway 101 Frontage Road Plan is encouraged which is
generally consistent with the routes identified upon the Transportation Plan.
OTSEGO COMPREHENSIVE PLAN UPDATE
DEVELOPMENT FRAMEWORK
161
PLANNING DISTRICTS
DISTRICT 2
Planning District 2 is divided into two sub -districts that correspond to the long range urban
service area, the boundaries of which are graphically illustrated on the Generalized
Concept Plan. The long range urban service area overlays developed unsewered lands
where sanitary sewer service is expected to be provided in the long term when
environmental concerns dictate when service is specifically requested.
District 2A occupies the extreme northeastern portion of the City and overlays the
community's most concentrated area of existing development. Excepting the Otsego
County Park, Otsego Cemetery, and scattered undeveloped parcels, the district is
occupied exclusively by unsewered single family residential development. The majority
of homes within the district were constructed in the 1970s and exhibit a wide range of land
and structure values. These homes have been found to be primarily stick built and in
generally good condition. There are, however, a number of isolated properties, particularly
within the City's mobile home subdivisions, which exhibit blighted conditions.
Sub -District 2B is located in the southeast area of the City (former Frankfort Township)
north of CSAH 36 and east of Highway 101. The sub -district overlays existing unsewered
single family residential development and like District 2A, lies within the City's long range
urban service area.
It is within District 2A where the vast majority of the City's septic system failures have
occurred. As a result, the issue of ground water contamination is particularly relevant.
This condition was one basis for the City construction of the east sanitary sewer and water
services. While sanitary sewer service to the district is not currently being proposed, its
potential availability provides the City with an ability to correct environmental problems
should they arise. To ensure public health and safety, as well as guarding against a
premature need for sanitary sewer service, the City should continue to support the Wright
County "point of sale" ordinance, biennial septic system pumping requirements, and
continue to monitor the areas' ground water quality (via monitoring wells).
As illustrated on the Land Use Plan, a continuance of low density residential development
is proposed within District 2A and 2B. So as not to create market competition for
residential development within the sanitary sewer service district, it is suggested that infill
unsewered residential development be allowed within the district only when the
development will result in at least one of the following:
OTSEGO COMPREHENSIVE PLAN UPDATE
DEVELOPMENT FRAMEWORK
163
PLANNINGD I S T R I C T 2
I -
I
LJ Low Density
Residential
Public &
Semi - Public
Minor Arterial Street
ZJ Collector Street
ID Existing Trail
�,I Future Trail
"C -
BASE MAP DATA PROVIDED BY
HAn n
JG� Assocjnc.
PREPARED OCTOBER 2001
NOTE:
THIS MAP IS FOR
PLANNING PURPOSES
ONLY AND SHOULD NOT
BE USED FOR -EXACT
MEASUREMENT
I® a im
C" N 40
� 2A
28 J
NORTH
OTSEGO COMPREHENSIVE PLAN UPDATE
DEVELOPMENT FRAMEWORK
165
PLANNING DISTRICTS
b. City-wide mandatory biennial septic system pumping.
C. Monitoring of the City's ground water supply via existing or new wells as
determined necessary.
3. New unsewered development in the district be allowed only when the development
will result in at least one of the following:
a. Completion of an unfinished street network.
b. The correction or improvement of a demonstrated area drainage problem.
C. The dedication of lands to a legitimate public purpose (i.e., desired parks,
public facility structures, right-of-way dedication, etc.).
4. When allowed, unsewered lots are developed which are capable of future
resubdivision. Additionally, homes built on these lots should be located to allow
future lot subdivision.
5. Consideration is given to providing a number of pedestrian/bicycle trails .as
illustrated on the Trails System Plan. The trailways would link area neighborhoods
to major activity centers within the City.
6. Direct single family lot access to designated minor arterials (CSAH 39 and Nashua
Avenue) and collector streets (85th Street, Page Avenue, Parrish Avenue, Odean
Avenue, and CSAH 36) should be strongly discouraged.
OTSEGO
167
COMPREHENSIVE PLAN UPDATE
DEVELOPMENT FRAMEWORK
PLANNING D I S T R I C T 3
IAgriculture (4 PER 40 Density)
Park Search Area
Minor Arterial Street
Collector Street
Future Trail
NORTH
1�
J �
COMPREHENSIVE PLAN UPDATE
DEVELOPMENT FRAMEWORK
169
NOTE
i'
THIS MAPS FOR PLANNING
PURPOSES ONLY AND SHOULD
-:
NOT 3E USED FOR EXACT
MEASUREMENT
BASE MAP DATA PROVIDED BY
-_------1 Hakanson
SCALE:
1l. Anderson
Assoc., inc.
D Isco ,DDD
PREPARED OCTOBER 2001
SCALE P! FEET
OTS EGO
NORTH
1�
J �
COMPREHENSIVE PLAN UPDATE
DEVELOPMENT FRAMEWORK
169
PLANN ING DISTRICTS
SUMMARY OF DISTRICT 3 RECOMMENDATIONS
1. All proposed development shall be subject to conformance with applicable
Floodplain and Wild and Scenic River District regulations, as may be amended.
2. A maximum residential density of four dwelling units per forty acres of land is
allowed within the district. Non-farm subdivisions will be limited to a minimum lot
size of 20 acres (under A-1 District zoning) or a 2.5 acre maximum lot size (under
A-2 District zoning).
3. All development proposals are accompanied by the following:
a. Resubdivision plans which graphically illustrate home placement and how
lots may be resubdivided in the future at such time when sanitary sewer
service is available.
b. Subdivision concept plans which graphically illustrate a manner in which
lands to be deed restricted may be subdivided when sanitary sewer service
is made available (i.e., conceptual street layouts, etc.).
4. To the extent possible, future development ensure the preservation of
environmentally sensitive areas and natural amenities (i.e., forested areas).
5. Direct single family lot access to CSAR 36, CSAH 37, and CSAH 42 be strongly
discouraged.
6. As opportunities arise, consideration is given to the establishment of a parks in the
area east of Highway 101.
7. The CSAH 37 and CSAH 42 street corridors between Highway 101 and the City of
Dayton are recognized as future trail routes.
OTS EGO
COMPREHENSIVE PLAN UPDATE
DEVELOPMENT FRAMEWORK
171
P LAN N ING D I S T R I C TS
DISTRICT 4
Planning District 4 occupies the extreme northwest portion of the City lying north of CSAH
39 and west of Nashua Avenue and including the Northwest Mississippi Watershed District
The district overlays the rural residential preserve area as graphically illustrated in the
Concept Plan section of this report. The rural residential preserve is that area of the
community where a long term rural character is to be maintained via the imposition of a
base residential density of four -units per forty -acres. Greater density allowances may,
however, be allowed in association with clustered development proposals.
While primarily agricultural, District 4 does include pockets of urban type development in
the form of the Island View Estates single family residential subdivision and the Riverwood
Conference Center. The district's proximity to the Mississippi River and containment of
scattered natural vegetation establish innate amenities which make the area highly
desirable for low density residential uses, specifically for "upper end" type homes.
Unless dictated by environmental concerns (i.e., ground water quality), sanitary sewer
service to District 4 is not anticipated in the near term. To take full advantage of the
district's physical amenities, preserve its rural/open space character, and minimize street
construction, it is suggested that cluster type development be strongly encouraged. While
the City's wild and scenic river requirements (applicable to portions of the district north of
CSAH 39) impose a minimum 2.5 acre unsewered lot size requirement, the regulations do
permit smaller lots via cluster developments.
To encourage the clustering of residential units, it is suggested that density incentives be
provided. In this regard, it is recommended that a base density allowance of four per forty
acres be established in the district. Via clustering, however, the City Council may allow
higher densities. The allowance of additional density above four units per 40 acres will be
at the discretion of the City Council based upon their judgement of a project's consistency
with the City's open space preservation and cluster development objectives outlined in the
R -C Zoning District. Two subdivisions have been developed under these requirements:
Grenins Mississippi Hills located northeast of CSAH 39 and Kadler Avenue and Mississippi
Pines locate northwest of CSAH 39 and Kadler Avenue.
As noted in the Concept Plan section of this report, the CSAH 39/CSAH 19 intersection
area has been identified as a "sewer service investigation area". This designation
responds to historical ground water quality concerns in the within Island View Estates and
Riverwood Conference Center associated with a concentration of on-site septic systems.
Specifically, the feasibility connection to the City's proposed west waste treatment plant
should be investigated.
The Transportation Plan identifies CSAH 39 and CSAH 19 as minor arterial roadways. As
OTSEGO COMPREHENSIVE PLAN UPDATE
DEVELOPMENT FRAMEWORK
173
Cn
PLAN N I N G D I S T R I C T 4
OTS EGO
Rural Residential
(Base Density of 4 du. 140 ac.)
❑ LD Residential
Commercial
Ll Minor Arterial Street
A Collector Street
Existing Trail
LjFuture Trail
NAC
�I
BASE MAP DATA PROVIDED BY NOTE: THIS MAP IS FOR
Plah,Hakanson PLANNING PURPOSES
Anderson ONLY AND SHOULD NOT
ASSoc.,Inc, BE USED FOR EXACT
PREPARED OCTOBER 2001 MEASUREMENT.
NORTH
COMPREHENSIVE PLAN UPDATE
DEVELOPMENT FRAMEWORK
PLANNING DISTRICTS
DISTRICT 5
District 5 lies within the western central portion of Otsego and represents the largest
homogeneous district within the City. While scattered unsewered residential subdivisions
do exist within the district, the vast majority of land within its borders is used for agricultural
purposes with crop production and dairy cattle farms being most dominant types.
The district comprises the City's urban service reserve area located between the east and
west sanitary sewer service districts. This area is the likely expansion area for urban
development at such time as the initial east or west sanitary sewer service districts
become near fully developed. Until sanitary sewer service is provided, residential
densities of four dwelling units per forty acres of land are recommended.
Any unsewered lots should be designed and homes placed to allow resubdivision at such
time as when sanitary sewer service is available. To this end submission of resubdivision
concept plans should be required that illustrate future lot divisions and street locations and
the location of building pads that allow for implementation of the concept. Non-farm
subdivisions within District 5 will be limited to large lot hobby farm parcels (minimum lot
size of 20 acres) under the City's A-1 District or clustered residential lots (maximum lot
size of 2.5 acres) under the A-2 District.
In an attempt to provide for agriculture as a viable continued use within the community, the
Comprehensive Plan outlines a strategy balancing agricultural uses, including animal
feedlots, with residential development to minimize the conflicts between these uses. This
strategy involves registration of existing animal feedlots intending on continuing
operations, reciprocal buffer zones for existing registered animal feedlots and existing or
new residential uses, and limited expansion of existing animal feedlots. This has been
implemented as part of a revision to the feedlot regulations adopted in 1999. These
standards would most specifically apply to areas of Planning District 5 as there are two
registered feedlots located north of 80ti' Street, east of CSAH 19 and west of Mac Iver
Avenue.
Topography in the district may be characterized as generally flat although some steep
slopes may be found in the north central portion of the district. In addition, the district
contains a number of marshes and wetlands that should be preserved.
As shown on the Transportation Plan, Planning District 5 is bisected and bordered by a
number of high volume traffic carriers. CSAH 39, CSAH 37, CSAH 19, and Nashua
Avenue are all designated as minor arterial streets. As the City considers development
requests within the district, direct single family lot access to minor arterial and collector
streets within the district should be prohibited. A number of future street extensions have
OTSEGO COMPREHENSIVE PLAN UPDATE
DEVELOPMENT FRAMEWORK
177
Agricult� .
(4 du. / 40 ac.)
U LD Residential
P L A N N I N G D I S T R I C T 5
�—] Minor Arterial Street
Public Collector Street
NAC
BASE MAP DATA PROVIDED BY
Hakanson
Andeison
PREPARED OCTOBER 2001
�wu xw
RwLL M flO
NOTE: THIS MAP IS FOR
PLANNING PURPOSES
ONLY AND SHOULD NOT
BE USED FOR EXACT
MEASUREMENT.
Existing Trail Park Search
Area
L] Future Trail NORTH �� 1
OTSEGO COMPREHENSIVE PLAN UPDATE
DEVELOPMENT FRAMEWORK
PLANN ING DISTRICTS
As noted in the Transportation Plan section of this report, the City of Albertville has
expressed a desire to construct a full interchange at the intersection of 1-94 and CSAH 19.
Although this improvement lies outside of the City's boundaries, it would likely have a
significant impact upon CSAH 19 traffic volumes. Therefore, the City should continue to
monitor this issue and its related impacts as part of regional transportation planning efforts.
SUMMARY OF DISTRICT 5 RECOMMENDATIONS
1. As an interim land use, any unsewered lots are to be designed and homes placed
to allow resubdivision at such time as when sanitary sewer service is available.
Non-farm subdivisions will be limited to large lot hobby farm parcels (minimum lot
size of 20 acres) under the City's A-1 District or clustered residential lots (maximum
lot size of 2.5 acres) under the A-2 District. Subdivision applications must include
the following:
a. Resubdivision plans which illustrate home placement and how allowed lots
may be resubdivided in the future (when sanitary sewer service is available).
b. Subdivision concept plans which graphically illustrate a manner in which
lands to be deed restricted may be subdivided when sanitary sewer service
is made available (i.e., conceptual street layouts, etc.).
2. If development occurs, the district's wetlands and marsh lands be protected from
any adverse impacts.
3. The City investigate sanitary sewer service to the CSAH 39/CSAR 19 intersection
area.
4. Direct single family lot access to CSAH 39, CSAH 37, CSAH 19, and Nashua
Avenue or collector street corridors should be strongly discouraged.
5. Future transportation improvements planned are:
a. Extending Nashua Avenue southward to intersect with CSAH 37,
b. Providing a western extension of CSAH 37 such that it provides a direct
alignment with 70th Street.
C. Extending Palmgren Avenue from 78" Street to CSAH 37 as a collector
street.
OTSEGO
181
COMPREHENSIVE PLAN UPDATE
DEVELOPMENT FRAMEWORK
P L A N N I N G D I S T R I C TS
DISTRICT 6
Planning District 6 lies in the southwest area of the City on either side of Interstate 94 and
borders the City of Albertville on the north, east, and west. The district boundaries
generally correspond to the City's west sanitary sewer service district where municipal
sanitary sewer and water service is to be provided with construction of a west wastewater
treatment plant, collection system, and water facilities.
The City's west sanitary sewer service district identifies lands to which sanitary sewer (and
water) service may be made available. The sanitary sewer service district is comprised
of two sub -districts, an immediate urban service area and an intermediate urban service
area. The immediate urban service area identifies lands that have received City approval
of development plans, have made a financial commitment to obtain municipal services, and
have been allocated sewer capacity from the land bank. The intermediate urban service
area identifies remaining lands within the sanitary sewer service district which are eligible
to receive municipal services but have yet to make any financial commitments to obtain
these services.
Currently, District 6 consists primarily of agricultural uses, although a significant number
of large lot residential properties and industrial uses in two subdivisions adjacent to
Interstate 94 also have developed. The district also contains a confined area of antennas
(i.e., personal wireless service, television broadcasting, and pending radio transmitting)
west of Kadler Avenue and south of CSAH 37.
The topography in District 7 is relatively flat and conducive to development. It should be
noted, however, that the district does contain three wetland/marsh areas which must be
recognized in future development proposals. These areas should be incorporated as part
of any development proposals as greenway corridors.
With availability of municipal utilities, a full range of urban uses is suggested within District
6 including low density residential, medium/high density residential, commercial, industrial
and public/semi-public uses. Consistent with the land use transition planning principles
outlined in the Concept Plan, the Land Use Plan proposes a land use pattern with more
intense commercial, industrial, or multiple family development located adjacent to the
CSAH 19 corridor and Interstate 94 as a buffer to low density residential areas.
The City's 1998 Comprehensive Plan guided industrial uses in the areas immediately
adjacent to Interstate 94 to exploit the visibility offered by these locations for economic
development. As shown on the Land Use Plan, future industrial and commercial uses
have been expanded in the area north of 70th Street and west of CSAH 19, which mirror
uses suggested to the south (guided by the Albertville Comprehensive Plan). Commercial
OTSEGO COMPREHENSIVE PLAN UPDATE
DEVELOPMENT FRAMEWORK
183
0
PLANNING D e S T R I c T 6
COMMUNITY PARK SEARCH AREA
Low Density Residential _1 Existing Trail
Medium/High Density Future Trail
Residential
Commercial Park Search
Area
Industrial
Public & Semi - Public
Principal Arterial Street
Minor Arterial Street
Collector Street
OTS EGO
BASE MAP DATA PROVIDED SY
rlakanson
'17'Anderson
- 1 Assoc.,inc,
PREPARED OCTOBER 2001
7500 0 ISM 5000
SCALE N FEET
NOTE THIS MAP IS FOR
PLANNING PURPOSES
ONLY AND SHOULD NOT
BE USED FOR EXACT
MEASUREMENT.
i
NORTH ]
COMPREHENSIVE PLAN UPDATE
DEVELOPMENT FRAMEWORK
P AN N ING D I S T R I CTS
District 6 is accessed primarily via CSAH 19, which is designated as a minor arterial
roadway and connected to regional transportation systems. Continued development in the
region and within the District will increase traffic volumes on this roadway. The City of
Albertville is seeking construction of an interchange at CSAH 19 and Interstate 94 to
address traffic generated within their community and the surrounding region. The City
should work with area communities, Wright County and MNDoT to address transportation
issues, including 1-94 access, on a regional basis.
The Transportation Plan proposes two changes which will influence future traffic patterns
and volumes in the area. First, the realignment of CSAH 37 to provide a direct connection
between Kadler Avenue and Highway 101 is expected to substantially increase traffic
volumes at the CSAH 19170th Street intersection. The realignment is considered long term
and is consistent with recommendations of the Wright County Transportation Plan.
Secondly, the Transportation Plan suggests a realignment of MacIver Avenue south of
70th Street. This realignment is consistent with the City of Albertville's Transportation Plan
which proposes an eastward shift of the roadway to allow future uses to back up to (rather
than face) the Albertville sewage treatment plant. The realignment of MacIver Avenue is
also considered long term and would most likely occur in conjunction with development
proposals in the area.
In consideration of future area development proposals, commercial/industrial lot access
to 70th Street (future CSAH 37), and CSAH 19 should be limited to the extent possible and
consistent with Wright County access guidelines. Direct single family lot access to the
minor arterial or collector streets should be prohibited. Development of minor collector
street corridors within individual neighborhoods needs to be considered as part of the
subdivision process.
The Burlington Northern Rail line which traverses the western portion of the district
primarily serves the NSP nuclear power plant in Monticello. The plant's scheduled closing
in 2010 may have a bearing on the long term use of the rail line. As a result, the City
should monitor and to the extent possible, participate in studies promoting future use of
the rail corridor.
The 2001 Parks and Trails Plan was completed prior to the City moving forward to plan
and construct a west sanitary sewer treatment plant and water facilities. As such, the plan
does not specifically anticipate future park area within District 6. The Parks and
Recreation Commission should initiate an update of the Parks and Trails plan to examine
the need for future neighborhood parks, community parks, trails, and greenway corridors
within the western portion of the City. The specific location and size of parks developed
within District 6 evaluated more fully during the subdivision review process.
OTSEGO COMPREHENSIVE PLAN UPDATE
DEVELOPMENT FRAMEWORK
187
5775 Wayzata Boulevard, Suite 555, St. Louis Park, MN 55416
Telephone: 952.595.9636 Facsimile: 952.595.9837 planners@nacplanning.com
PLANNING REPORT
W
FROM.-
RE:
ROM:RE:
REPORT DATE:
NAC FILE:
BACKGROUND
Otsego Mayor and City Council
Otsego Planning Commission
Daniel Licht
Otsego - Solberg CUP
15 March 2002 APPLICATION DATE: 3 March 2002
176.02 - 02.07 CITY FILE: 2002-07
3.2.
Ms. Darlene Solberg has submitted plans to construct an addition to her existing single
family home located at 9912 NE Parrish Avenue. The propertyis located in the 100 -year
Floodplain of the Mississippi River and is not conforming with regard to first floor elevation
and access requirements. Expansion of legal non -conforming single family dwellings
requires a conditional use permit pursuant to Section 20-15-3.E of the Zoning Ordinance.
Exhibits:
A. Site Location
B. Site Plan
C. Floor Plan
ANALYSIS
Zoning. The subject site is zoned A-1, Agriculture Rural Service District. Single family
homes are a permitted use within this district at a density of one unit per 40 acres. The
subject property is also within the 100 -year floodplain of the Mississippi River. Allowance
of residential uses within the Flood Fringe District portion of the floodplain is allowed by
conditional use, subject to the requirements of Section 20-94-7.0 of the Zoning Ordinance.
As construction of the existing house pre -dates adoption of the floodplain regulations, it
is considered to have an approved CUP pursuant to Section 20-1-6 of the Zoning
Ordinance. Use of the house is allowed to continue in a like manner. Any change to the
conditional use requires reconsideration of the permit.
Floodplain. The subject property is within the 100 -year floodplain and areas of the
property, including Parrish Avenue fronting the property, are within the 10 -year floodplain.
This area of the community is protected from flooding by a temporary dike constructed by
the U.S Army Corps of Engineers along the banks of the river. The area is still subject to
regular flooding during the Spring as the ground is saturated and water rises up from
under the dike.
Floodplain Standards. Section 20-94-7.0 of the Zoning Ordinance outlines standards
for uses within the Flood Fringe District. Requirements applicable to this request include
the following.-
First
ollowing:
First Floor Elevation. Residential dwellings within the Flood Fringe District must
have a first floor or basement elevation at or above the regulatory flood elevation.
The area within fifteen feet of the dwelling may not be more than one foot belowthe
elevation. The 100 -year flood elevation in this area is at 866.2. The first floor
elevation of the dwelling is identified at 866.0. The finished elevation surrounding
the home drops off, steeply to the rear, to more than one foot below the 100 -year
flood elevation. As such, the home is non -conforming with respect to this standard.
Access. Residential uses within the Flood Fringe District must have access that
is not more than two feet below the regulatory flood elevation. The submitted
survey identifies Parrish Avenue at an elevation of 862.7 to 863.6 across the front
lot line, which is more than two feet below the regulatory flood elevation. As such,
the home does not conform with the access standard.
Waste Treatment. Existing septic systems within the Flood Fringe District may not
be modified unless measures are taken to prevent introduction of pollutants or toxic
materials into the flood water. The City Engineer is concerned that such measures
may not be possible in this area due to soil conditions and flooding. As such, a
requirement to update the existing septic system triggered by a modification of the
home or sale of the property cannot be complied with.
Non -conforming Dwellings. As outlined above, the existing home is a non -conforming
dwelling because it does not comply with the minimum first floor elevation or access
requirements for residential uses in the Flood Fringe District. The dwelling is a "legal"
non -conforming structure as it was constructed prior to adoption of the applicable
Floodplain regulations. Section 20-15-3.E states that a legal, non -conforming single family
dwelling may be expanded to improve livability as a conditional use provided that the non-
conformity is not increased.
Expansion. The proposed expansion is a 12 -foot by 16 -foot addition to the northwest
corner of the house intended for use as a family room. The addition is to be built on posts
with concrete footings, which is an acceptable form of floodproofing the structure under
Section 20-94-C.9. Based upon the submitted plans, its floor elevation matches that of the
Page 2 of 5
existing first floor. While the elevation does not meet the minimum first floor elevation, it
does not lower the elevation.
The applicant intends to install a gas fireplace, display cases for collectable miniature
pianos and glass -panel French Doors between the addition and existing home. These
modifications are appropriate in that they will decrease the likelihood that the addition is
converted for use as an additional bedroom. Adding sleeping rooms to the house would
require that the septic system be updated according to the City Building Official.
Criteria. Section 20-4-2.F of the Zoning Ordinance provides criteria for consideration of
conditional use permits. The decision of the Planning Commission and City Council is to
be based upon (but not limited to) the following factors:
The proposed action's consistency with the specific policies and provisions of the
official City Comprehensive Plan.
Comment. The Comprehensive Plan calls for strict adherence to and enforcement
of all floodplain ordinances and Federal floodplain insurance regulations (Policy
Plan, p. 35). The City's Floodplain Overlay District has been established in order
to "restrict or prohibit uses which are dangerous to health, safety, or properties in
times of flood or which cause increases in flood heights or velocities" (Policy Plan,
p. 36).
The proposed addition serves to sustain the residential use of the property for which
the City would ultimately seek to phase out because access to the property cannot
be ensured during flood periods, health risks posed by septic systems vulnerable
to flooding, or damage to property. However, the proposed addition only improves
the livability of the dwelling, which already exists. Expanding this dwelling in a
manner that meets flood protection requirements would not place additional
property at risk or further compromise the safety of the residents as the access
issue is not altered may be appropriate.
2. The proposed use's compatibility with present and future land uses of the area.
Comment: The subject site is in an area of the community developed with single
family uses, many of which may be non -conforming due to the requirements of the
Floodplain Overlay District. Because of these floodplain issues, a long-term
continuation of residential uses is questionable. Expanding the existing dwelling
may sustain the existing residential use on this property.
3. The proposed use's conformity with all performance standards contained in the
Zoning Ordinance (i.e., parking, loading, noise, etc.).
Comment: Any addition to the existing dwelling must meet applicable performance
standards and not increase any existing legal non -conformities.
Page 3 of 5
4. The proposed use's effect upon the area in which it is proposed.
Comment: Ultimately, the issue of ending residential use of this or other properties
within the area will likely be determined at such time as the septic systems must be
updated. This is will occur either at such time as there is a problem with the existing
system or the property is sold. In the short term, the proposed addition would not
negatively impact the area provided that any new construction meets applicable
performance standards, does not increase the potential number of inhabitants, or
otherwise require modification of the septic system.
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.
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 any additional traffic.
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 proposed addition represents an investment in a property which the
City has regularly had to protect from flood damage by pumping the area. While the
addition does not expand this impact to the City, it may mean a continuation of this
service.
CONCLUSION
An addition to a legal non -conforming dwelling in the Flood Fringe District may be provided
for in a manner that does not increase risk to public health and safety. As such, this
request is distinguished from a request to build a new dwelling in this same area under
similar circumstances. The request does not, however, reduce the public health and safety
risk or the City's need to regularly protect these properties by pumping flood waters.
The issue of phasing out residential uses within this area of the City may ultimately be
determined by the remaining useful life of individual septic systems or the sale of property.
Because of area soil conditions and flood issues, existing septic systems cannot be
replaced. This situation leaves existing property owners with few options for their property.
Allowing expansion or modifications to existing dwellings in order to improve their livability,
but which do not trigger septic system updates, we would suggest as appropriate on a
short term basis until a plan for the area is developed and implemented.
Page 4 of 5
Within the context of the City's existing policies and Ordinances, the Planning Commission
and City Council may consider the following options:
A. Motion to approve a conditional use permit allow expansion of a legal non-
conforming single family dwelling to improve its livability as provided for by Section
20-15-3.E, subject to the following conditions:
The number of sleeping rooms is not increased beyond the three (3) existing
bedrooms.
2. Comments of other City Staff.
B. Motion to deny the request based upon the following findings:
Access to the property is more than two (2) feet below the regulatory flood
elevation, which does not conform to Section 20-94-7.C.4.
2. The first flood elevation of the existing dwelling is below the regulatory flood
elevation, which does not conform to Section 20-94-7.B.1.a.
3. Approval of the request would sustain a non -conforming use that creates the
potential for loss of life and property, health and safety hazzards, and extra-
ordinary public expenditure for flood protection and relief contrary to the
intent of the Comprehensive Plan and Zoning Ordinance.
C. Motion to table the request.
pc. Mike Robertson
Judy Hudson
Andy MacArthur
Ron Wagner
Darlene Solberg
Page 5 of 5
ON THE GREAT RIVER ROAD
MC
NODIRRil
KLH ,!AMG ac DESIGN
FrooAr ae—roA
0-7
I
I
I
I
100 YEAR FLOOD ELEVATION --aGG.
yOF neer en. 1°.. of we
atpte I Minneapt9.
Rt.: 1/25/02 Rag. N. 21729
- a nr Twa-a,w
SOROOD INSI.RANCE RATE M
RENSIONS:
SIIBJECi PROPERTY:
C- MLNITY PANEL NUIREi 270]t]
LN
CO -ML
T,,coi
< $n 120 Iwt of the Nwtn 520 last of Na W- 166 feel
MAP REVISED SEPTEMBER 30, 1992
\
of Go,ammant Lot I Sacti°n 15. T°wnanip 121, Ron91 23. accept
ryl
Ne Waal JD feat th—f, token fo, Trunk Hignv°y No. 101.
n .
EAST
U E a THE
ma FEET
00'02'12"W 120.01-
I 1
S
4---,— --i'%d'--------
1
� I
I-----------------------------------
- I•:
EASTERLY L E tF *Rt T COI.NTY
N I P
F-------
L� maT-a-wAY PUT Hae
I
1 ® jl �-
SK
—
—.-----------------�--
1 . I EAstERLr tnE or
�
(OLD TRUNK HIGHWAY
1 N 15ti - 1�—
N0. 101) ''' CHT-a-�
0
" 0'164;Y 120.OQ
Y
�\
I
`
_ EST LNE OF W 1/t of t E NE 1/t
i� 6 THE SEGy rWP. 12L RHG v
I ,• : wEsr Let OF c 'T LO
e'
I j --� h9s Nc cam r- a SEG Is ra. uI. R.
I
S.A.
C. f .. N0.
. ¢,2
—
NGD'p3'134 1311.01 1,— �— '
OtD CENTERIIHE TIILDIK n01WAY 101 �— 500.16 29'W
I
a n o PARRISH A VE1VUE N. E.
I
;=y -Lw WRGIT
�•'- WPur Kae 1
D -1.a 1/2 k a . 1t lnt
LEGEND
PIp.. Sat WIN A P-1, G
MorkM R.LS. 21M
DENOTES EXISTING WELL
0 30 60 90 Danotq S.l YpgWtk: HW
.0- DENOTES POWER POLE
SCALE IH FST . D.netea Iron MonWnant F,
DENOTES GUY WIRE
DENOTES CATCH eASlH
-
Ieftm
GENOTES TELEPHONE PEDESTAL
DENOTES EXISnNG IL INCH CONCRETE PIPE
DATE: 12/265/102/v.�y
1 npenury mpe tma aNrver.
John 06ver d AeSocietes, he.
BOUNDARY do TOPOGF
—^• —DENOTES EXISnNG OVERHEAD ELECTRIC UNE
ON/PG: 228zs/[102
DRAWN BY: 5MK
(DIECKFD BY; RMB
rep9rt .,, aFwRFee
a NnEar my A4act aupaM,lon pnA
loot I am 9 filly LltenaM LonE
OTSEGO,
s—
yOF neer en. 1°.. of we
atpte I Minneapt9.
Rt.: 1/25/02 Rag. N. 21729
- a nr Twa-a,w
FOR
DARLENE SC
RENSIONS:
—=
cwA c FIEE T Fl�
G5L75-10-101.a.°
SHEET 1 OF 1
-- Hakanson
1 Anderson
Assoc., Inc.
March 21, 2002
Mike Robertson
City of Otsego
8899 Nashua Avenue NE
Otsego, MN 55330
3601 Thurston Avenue, Suite 101, Anoka, MN 5
Phone: 763/427-5860 Fax: 763/427-0520
Re: Solberg —CUP Flood Fringe Hcusc �.dditicr^.
Dear Mr. Robertson:
We have reviewed the Solberg C.U.P. Application and have read Mr. Licht's Planning
Report pertaining to said CUP Application.
Mr. Licht's report describes the flood plain issues of the property buildings and septic
system sufficiently and we concur with his findings and conclusion.
If you have any questions, you may contact me at 763-427-5860.
Sincerely,
Hakanson Anderson Associates, Inc.
4ona41ner,
P ,
RJW:dlc
cc: Judy Hudson, City Clerk
Dan Licht, City Planner
Civil d'Municipal ��
G:\Municipal\AOTSEGO\2500\2002\ot2500mr�doc
Engineering
and Surveying for
R P, 11 IN -
MAR 2 S 2002
NOIRTOWtST ASSOCIATto CONSULTANTS,, INC,
5775 Wayzata Boulevard, Suite 555, St. Louis Park, MN 55416
Telephone: 952.595.9636 Facsimile: 952.595.9837 planners@nacplanning.com
PLANNING REPORT
TO: Otsego Mayor and City Council
Otsego Planning Commission
FROM: Daniel Licht
RE: Otsego - Waterfront PUD; West Development Stage Plan
REPORT DATE: 28 March 2002 ACTION DEADLINE: 28 June 2002
NAC FILE: 176.02 - 02.04 CITY FILE: 2002-06
BACKGROUND
3.3.
LandCor Construction, Inc., on behalf of Cascade III Limited, has submitted an application
for approval of a commercial development located at the northwest quadrant of CSAH 39
and TH 101. The project, entitled Waterfront West, includes nine separate development
sites with various retail, office, or service commercial uses proposed. A PUD concept plan
was approved for the 20 -acre subject site and the 35 -acres northeast of CSAH 391TH 101
on November 27, 2002.
The subject site is within the Sanitary Sewer Service District and is guided for commercial
land uses by the Comprehensive Plan. The site is currently zoned A-1, Agriculture Rural
Service District consistent with the interim land use plan described by the Comprehensive
Plan. This application involves consideration of a rezoning to PUD District, PUD
development plan, and preliminary plat approvals.
Exhibits:
A.
Site Location
B.
Concept Plan
C.
Site PlanlPreliminary Plat
D.
Landscape Plan
E.
Grading Plan
ANALYSIS
PUD District. The project is being proposed under a PUD District. The purpose of the
PUD District is to allow for some flexibility from the standard provisions of the Zoning
Ordinance in designing the project to achieve a more cohesive and higher quality project
than would otherwise be possible. The PUD District will allow the same uses and be
subject to the same performance standards as the B-3 District, except as expressly
modified with an approved development plan.
All of the uses identified on the site plan would be allowed in a B-3 District either as a
permitted or conditional use. The applicant is not proposing development of any specific
site at this time. A proposal to develop any of the lots within the PUD District will require
approval of a separate development stage plan in accordance with Section 36 of the
Zoning Ordinance and performance standards applicable to a specific use.
The applicant has provided design standards that provide requirements and guidelines
applicable to sites and buildings within the development, which will be incorporated as part
of the PUD District. The design standards must be modified to include a statement that
gives precedence to the requirements of the Zoning Ordinance unless addressed as part
of the PUD approval. The design standards also define a number of districts within the
project, but their description is vague. A map based upon this submission and the concept
plan should be included in the design standards to make the designation of the districts
more clear. A number of other changes to the design standards will be required and these
issues are discussed in subsequent sections of this report.
In considering rezoning the site from A-1 District to PUD District, City Officials must review
the criteria outlined in Section 20-3-2.F of the Zoning Ordinance. The Planning
Commission and City Council's decision is to be based upon (but not limited to) the
following factors:
1. The proposed action's consistency with the specific policies and provisions of the
official City Comprehensive Plan.
Comment: The Comprehensive Plan guides the site for commercial uses. This area
is described as the City's primary commercial area to be developed with uses that
serve local and regional markets. As the focus of the City's commercial areas and
the primary gateway to the community, the Comprehensive Plan encourages
development of high quality, cohesive centers. The proposed development plan
is consistent with this framework in terms of uses, site design, and building and site
design standards to be provided as part of a PUD District.
2. The proposed use's compatibility with present and future land uses of the area.
-2-
Comment. The subject site is bounded by TH 101 to the east, commercial and
institutional uses to the south, commercial uses to the west. The area north of the
site is currently agricultural, but planned for future commercial use. The site design
is sensitive to existing single family residential uses to the northwest by locating a
less intensive office/retail use at this corner of the project and providing a
reasonable amount of screening.
3. The proposed use's conformity with all performance standards contained in the
Zoning Ordinance (i.e., parking, loading, noise, etc.).
Comment: The proposed use will conform to all applicable development regulations,
including those standards or requirements modified or incorporated as part of the
PUD District.
4. The proposed use's effect upon the area in which it is proposed.
Comment: The proposed use will have a positive impact to the community in terms
of expanding consumer opportunities, expanding the City's tax base, contributing
positively to the City's identity with high quality site and building design, and
utilization of available municipal utilities. Any negative impacts related to the
surrounding neighborhood will be addressed as part of the PUD development
standards and during the development plan review process for each site.
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.
6. Traffic generation by the proposed use in relation to the capabilities of streets
serving the property.
Comment. The applicant will prepare an analysis of traffic generation and impacts
created by the project. The applicant will be responsible for any measures
necessary to prevent any negative impacts to public streets due to traffic generated
by this project.
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 proposed use is not anticipated to have a negative impact to the
City's service capacity. The project will contribute to the City's tax base to support
its service capabilities and utilize available infrastructure improvements.
-3-
WS District. Approximately the east one-half of the subject site is within Subdistrict B of
the Wild Scenic Recreational River District. Section 20-95-5.13 and 20-95-6.13 of the
Zoning Ordinance states that permitted and conditional uses in Subdistrict B of the WS
District includes those uses allowed in the B-3 District or a PUD District, which would allow
for the commercial uses identified on the site plan. Section 20-95-7.D outlines lot
standards applicable to Subdistrict B of the WS District. In all cases these requirements
are the same or less restrictive that the B-3 District standards used as the basis for the
PUD District. As such, we do not see an issue with proceeding with this commercial
development of land within Subdistrict B of the WS District.
The City's Comprehensive Plan acknowledges the restrictions imposed by this overlay
district, but states that the City will encourage commercial development of the properties
in the area of TH 101 and CSAH 39 as shown on the land use plan. The City's position
is that this area lacks the "wild and scenic" characteristics that the WS District is intended
to protect and preserve, due to the agricultural use of the property and construction of TH
101 as a four -lane principal arterial roadway. At its closest distance of approximately
1,400 feet to the Mississippi River, the subject site is divided from the waterway by TH 101.
The site is over 1,600 feet away from the Mississippi River on the west side of the
highway.
Because the project is within the WS District, approval of the DNR is necessary. Should
the DNR object to the project as presented, the City will need to determine how to proceed
based upon the scope of the DNR's objection and how it impacts the City's Comprehensive
Plan.
Access. The subject site has frontage to TH 101, CSAH 39, and CSAH 42. Access to the
site will be from one approach on CSAH 39 and one approach from CSAH 42 at Park
Avenue. Access to these roadways will require approval of Wright County. Wright County
will require that the existing median on CSAH 39 be extended such that the access to the
site is right-in/right-out only. The access restriction to CSAH 39 is based upon spacing
requirements between the intersections of TH 101/CSAR 39 and CSAH 42/CSAH 39.
Wright County is also requiring preparation of a traffic study of the impact of this
development to CSAH 42 and 39 and the need to install a traffic signal at the intersection
of Park Avenue and CSAH 42. The applicant has contracted a traffic engineer to
undertake this study, but it is not yet complete and must be subject to review prior to
approval for the development stage plan. Extension of the median in CSAH 39 and any
requirement to install a traffic signal would be at the applicant's expense.
An easterly extension of Park Avenue will effectively serve as the main entrance to the
development. Access to the individual lots within the project is provided via a main north -
south public corridor designated as Waterfront Boulevard. The name of the street will
need to be changed to Quaday Avenue to conform with the City/County grid system.
Quaday Avenue has been extended to the north property line to provide for a future
extension into the adjacent property. A temporary cul-de-sac has been provided at the
north end of Quaday Avenue. Park Avenue and Quaday Avenue are to be designed in
-4-
conformance with the City's standard local commercial/industrial urban street section
(Plate 103), subject to review and approval of the City Engineer.
Lot Design. The project has been significantly revised from the concept plan. The
concept plan clustered two large blocks of buildings around plazas at the northwest corner
of the site and two stand alone site along CSAH 39. The majority of the parking was
across the north -south street adjacent to TH 101.
The proposed development plan would disperse the buildings into three common blocks
with shared parking and access surrounding the buildings. We view the changes as
extremely positive in that being able to park closer to the buildings will enhance
convenience and the configuration of the sites breaks up the massing of the parking lots.
The revised layout is also highly sensitive to various site impacts such as orienting the
proposed motel perpendicular to TH 101 and using the convenience gas building to screen
the pump islands from the west. The only modification that will be required is to turn the
bank such that the drive through is on the northeast corner. As the TH 101 /CSAH 39
interchange is the City's primary gateway, this building facade should be a "front".
Within the PUD District, no minimum lot size or lot width is required, although the
requirements of the B-3 District can be used as reference in determining if the lots are
appropriately sized. Lots in the B-3 District must be at least one acre in size and 200 -feet
wide at the front setback line. All of the lots are at least one acre in area. Lots 1 and 2 of
Block 1 and Lots 4 and 5 of Block 2 have less than 200 -feet of width, but are all greater
than 180 feet in width. Each of these sites has an adequate building area to accommodate
the proposed use. Lot 2, Block 2 will require a shared access with Lot 1, Block 2 has the
parcel does not have frontage to Quaday Avenue to allow direct access. Under the PUD,
these lots could be platted as one parcel with two principal structures. However
commercial businesses typically prefer to own their property necessitating separate lots.
Setbacks applicable to the lots include 65 -feet from TH 101, CSAH 39, CSAH 42, Quaday
Avenue, and Park Avenue. Required setbacks to the north property line of the plat will be
10 -feet consistent with the B-3 District. All of the proposed building locations meet this
requirement for interior side lot lines as well, although the shared parking and circulation
areas overlay the side lot lines.
Building Materials. Section III.A.2 of the design standards establishes specific
allowances for building materials within the PUD District. These materials would all be
classified as Grade A materials under Section 20-17-4.A.3.b of the Zoning Ordinance. As
such, the PUD District would require more high quality materials than would the base B-3
District where only 75 -percent of the building facade is required to be Grade A materials.
The PUD District would further require that at least 30 -percent of the facade to be
masonry, although the Zoning Ordinance would require 75 -percent masonry or stucco.
The minimum amount of masonry material should be increased to a standard more
reflective of the examples shown in the design standards, which appear closer to 50 -
percent masonry.
-5-
Streetscape Elements. Section III.A.6 of the design standards defines Quaday Avenue
and Park Avenue as downtown streets and state that they are to receive the most intense
streetscape treatment. Aside from the landscape plan, however, no streetscape
information has been provided. Section III.B. of the design standards establishes the
requirements for streetscapes that are outside of specific sites. Therefore, following
issues will need to be addressed by the applicant prior to approval of the development
stage plan as Quaday Avenue and Park Avenue will be constructed prior to all of the
individual sites.
• Street lighting. While the City's policy has been to limit street lighting to
intersections, commercial developments require additional lighting to enhance the
area's characteristics and for security. The design standards suggest upper level
lights (20ft. - 30ft.) in parking areas and at intersections with low level lights (12ft. -
15ft. along interior streets or pedestrian corridors. The specific design of these
lights must be determined and they will be installed by the developer as part of the
project.
• Street signs. The design standards suggest that a unique street sign plate and
lettering be used within the project. This is in part a public safety issue and should
be subject to review and approval of the City Engineer and Elk River Fire Chief.
• Sidewalk. Sidewalks are shown along the west side of Quaday Avenue and the
south side of Park Avenue. Sidewalks should be provided on both sides of these
streets if the intent is to make the businesses pedestrian accessible. Sidewalk
connections must also be provided from the public streets to each building site as
part of the development plan review for each lot. No materials are specified for the
sidewalks, but the design standards state that the dominate material be brick paver.
At a minimum, sidewalks along the public streets must be concrete and at least 6 -
feet wide.
Benches/Trash Containers. The design standards state that benches and trash
containers are to be provided in various locations. None have been identified along
Quaday Avenue or Page Avenue. It is assumed that the developer intends to install
these features in closer proximity to the buildings. If this is the case, the design
standards should be revised to more clearly define locations where these items will
be placed.
• Landscaping. The applicants submitted a landscape plan for the perimeter of the
project and areas along Quaday Avenue. The plan provides for intensive clusters
of materials and berms along TH 101, CSAH 39, and CSAH 42. These clusters will
not block views of the site, but will serve to disrupt the mass of the development.
The landscape treatment along Quaday Avenue is a more consistent boulevard
theme, which should be extended to Park Avenue as well. The trees along the
interior streets have been provided at an 80 -foot separation, which is adequate.
Kom
Subject to recommendation by the City Engineer, consideration should be given to
low -growth plantings that could be located in the medians of Quaday Avenue and
Park Avenue, especially at the entrance points.
• Railings. The design standards would also suggest installation of buffer railings
along primary streets such as Quaday Avenue and Park Avenue. No plans for
structures of this type have been provided. The applicant should clarify if they are
to be provided, and if not where within the overall project they are to be provided.
Signs. The site plan identifies only one sign, located on the east edge of the property
adjacent to TH 101. The development standards outline guidelines for signage within the
project. These standards raise a number of issues in terms of signage that would be
allowed under the Zoning Ordinance or allowances for additional signage:
• Wall Signs. The Zoning Ordinance limits walls signs to only those facades that
face a public street. Wall signs are further limited to not more that 100 square feet
for any individual sign or the total area of all signs may not exceed 15% of the
facade area facing a public street (two facades in the case of a corner or through
lot).
The design standards would allow two wall signs per store front, one per business
front, and one per business side. The terms business front and business side are
not recognized by the Zoning Ordinance and must be defined. The example
illustrated by the design standards for desirable signage on page 15 includes one
wall sign and two signs on the individual awnings. The limitation of two wall signs
must be clarified. In the case of the convenience gas station, wall signs should be
limited to either the canopy face (considered an accessory structure) or to the
principal building.
The design standards further specify that the area of all wall signs may not exceed
15 -percent of the total facade area, whereas the Zoning Ordinance limits the area
of all wall signs and free standing signs to not more than 15 -percent of the facade
area facing a public street. The design standards will need to be revised to reflect
the more restrictive requirements of the Zoning Ordinance.
• Freestanding signs. Section IV.A.7.d of design standards identify freestanding
monumental business signs, but do not include any guidelines for these signs
except to state that they may be constructed as a monument sign (versus a sign
mounted on a pole). Section IV.B.6 later in the design standards suggests that
standards for freestanding monument signs are yet to be provided but provides an
example of a desirable sign. The standards applicable to any freestanding signs
must be defined before approval of the development stage plan.
-7-
We would recommend for organizational purposes that the language regarding
monuments be moved to Section IV.A.7 The design standards should also state
that any freestanding signs allowed for individual lots be a monument type sign
subject to the area and height limitations established by the Zoning Ordinance. The
individual monument signs would need to be constructed of the materials allowed
for principal buildings within the PUD District and subject to review with the
development plan application. The freestanding signs should be located at the
entrance to each lot to provide direction to patrons. The design standards should
also allow for co -location of individual signs on one structure for those sites that
share a common access to Quaday avenue. The freestanding sign for the
convenience gas use may need to be at CSAH 39/Quaday Avenue in order to
effectively display gas prices. Only one freestanding sign will be allowed per lot.
• Area identification signs. Section IV.A.7 and IV.B.6 address standards for area
identification signs. The design standards recommend installing area
identification signs at CSAH 39/Quaday Avenue, Park Avenue/CSAH 42, and the
site plan shows a sign along TH 101. Under the Zoning Ordinance, these signs
would only be allowed to address "Otsego Waterfront" and not individual tenants.
In consideration of using only monument type signs for each individual lot, the sign
located adjacent to TH 101 could be allowed to include individual tenants. Signs
located at Quaday Avenue/CSAH 39 and Park Avenue/CSAH 42 should not include
individual tenants and be used more to establish the area identity. The design
standards will need to be modified to reflect these requirements.
• Civic Monuments. The project is at the primary entrance to the City of Otsego.
The Comprehensive Plan directs that the City establish gateway features at this
location to strengthen the City's identity. The development standards also
encourage civic features such as monuments in Section IV.13.7. The City should
work with the developer on provision of a gateway monument at the southeast
corner of the project that incorporates the City's "Otsego - On The Great River
Road" logo.
Site Lighting. The design standards include brief guidelines for site and building
illumination in Section III.A.5, which is in addition to the streetscape lighting described
above. The design standards make fairly generalized statements about the need to
minimize glare. Requirements that all sight lighting is to be a shoebox or can design with
a 90 -degree horizontal cut-off. Backlighting of signage may be allowed, but building
facades must be illuminated only by directed light sources. Specific to the proposed
convenience gas station, bank drive-through, and motel portico, the canopy facades may
not be back lighted and light fixtures must be flush mounted to the under side.
Off-street Parking/Loading. General circulation through each of the sites is good.
Parking stalls and drive aisles have been designed to the requirements of Section 21 of
the Zoning Ordinance and adequate room is available for semi -truck deliveries. The site
In
plans will need to be revised to eliminate the off -set intersections to several of the shared
driveways, which can be addressed at each development stage review. The site plan
should also be revised to provide an outlet at the east end of the parking row shared by
Lot 3 and Lot 4 of Block 2 due to its depth. A similar connection should be provided to the
north of the building on Lot 6, Block 2. As there is no separation of parking between many
of the lots and several shared accesses, a blanket joint parking and access easement over
all of the lots should be incorporated as part of the preliminary plat and PUD District.
Insufficient information has been provided regarding the use of each site, the floor area
of each building, and the configuration of each building to determine compliance with off-
street parking requirements. As such, each lot will be subject to detailed review at the time
a development plan application is submitted. Under the PUD District, there may be
opportunities for shared parking across lot lines, provided that there is an adequate supply
of stalls in proximity to each use. Moreover, the overall number of parking stalls provided
must conform with the Zoning Ordinance requirements unless a detailed parking analysis
is provided suggesting it would be reasonable to reduce the number of required stalls,
The standards used to determine the required number of parking stalls for each of the
uses shown on the site plan is as follows:
USE
REQUIREMENT
Bank w/
1 stall / 250sf. +
drive-through
2 stalls / drive-in unit + 180ft. of stacking space for each
lane.
Office
3 stalls + 1 stall / 200sf.
Retail
1 stall/ 200sf.
Convenience Gas
4 stalls + 1 stall / 200sf.
Convenience
1 stall / 35sf. of dining and service area +
Food
1 stall / 80sf. of kitchen or storage area +
2 stalls + 180sf. of stacking space for the drive through
facility.
Restaurant
1 stall / 40sf. of dining area +
1 stall / 80sf. of kitchen and storage area
Motel
1 stall per unit +
1 stall for each 10 units
Trash. Each development site within the project identifies a trash storage area. As
required by Section 20-16-15.6 of the Zoning Ordinance, an enclosure must be provided
for exterior dumpsters. As a condition of approval, the trash enclosures will be required
to be the same exterior material as the principal building on each site. The design of the
trash enclosure must be provided for approval with the site plans for each development
plan review.
Easements. The preliminary plat provides perimeter easements surrounding each block,
but not along the side lot lines of each lot. Section 21-7-15 of the Subdivision Ordinance
would require that drainage and utility easements be provided over these side lot lines.
The need for the side lot line easements under the PUD District should be subject to
review by the City Engineer. Easements should also be provided over all stormwater
facilities and utilities not within the public right-of-way or which serve more than one
property, subject to approval of the City Engineer.
The site plan shows sidewalks on both sides of Quaday Avenue and Park Avenue. These
sidewalks are one-half in the right-of-way and one-half on the abutting lots. As such, a
sidewalk easement must be established along the front of each lot to provide for the
encroachment.
Grading and Drainage Plan. A preliminary grading and drainage plan has been
submitted. This plan is subject to review and approval of the City Engineer.
Utilities. A preliminary utility plan has been provided for the sanitary sewer and
watermains intended to serve the project. Service lines to the individual lots will be
submitted for review and approval with each development plan request. All utility issues
are subject to review and approval of the City Engineer. Consistent with the policies of the
Comprehensive Plan, preliminary plat approval does not guarantee access to sanitary
sewer service capacity. Sanitary sewer service capacity will only be allocated to those
developments with approved final plat and executed development agreements that provide
payment to receive such service.
Park Dedication. Section 21-7-18.1.2 of the Subdivision Ordinance requires commercial
subdivisions to dedicate 10% of the gross area platted or 10% of the fair market value of
the undeveloped land for development of the City's park and trail system. The City's parks
and trails plan does not anticipate development of a park in the area of this plat, so
dedication would be required as a cash fee. Although the concept plan for Waterfront East
would provide for dedication of land adjacent to the Mississippi River, that area is not the
subject of this application and its actual execution uncertain at this time. The City may
consider a future credit at such time as the Waterfront East is platted, but would not
necessarily be required to do so under the PUD.
Development Contract. If the development stage plan and preliminary plat are approved,
the developer will be required to enter into a development contract with the City. The
development agreement will specify the terms of the PUD approval, incorporate the design
standards, and address the typical subdivision construction requirements. The
development agreement will be subject to review by the City Attorney and approval of the
City Council.
-10-
CONCLUSION
The submitted development plan is highly positive in terms of its consistency with the
direction of the Comprehensive Plan for the area at TH 101 and CSAH 39. The project will
generally establish a high quality standard for development in the area, strengthen the
City's image, expand commercial opportunities for residents and traffic on TH 101, expand
the City's tax base, and utilize existing infrastructure investments.
The use of a PUD District to accommodate the development is for the most part used to
establish a higher standard of site and building design than would be required under the
standard B-3 District provisions. Some flexibility in lot design, joint access, and shared
parking has been included in the project design. However, such allowances for
commercial centers is not uncommon and can contribute to a more integrated project that
is convenient for patrons. As such, use of a PUD District for this project is appropriate.
There are numerous issues to be revised as part of the development plan approval. Given
the scale and complexity of the project, this is not unexpected. Critical issues that should
be revised and subject to further review are revisions of the design standards and the
recommendations of the traffic analysis, which is yet to be completed. Until these items
are addressed, the Planning Commission may elect to table the application. Alternatively,
the Planning Commission may recommend approval subject to the conditions outlined
below with the changes completed and subject to subsequent review as part of the final
plan approval.
The Planning Commission and City Council may consider the following actions. Because
of the integrated nature of a PUD District, action on each of the applications may be made
in a single motion.
A. Motion to approve a rezoning to PUD District, PUD Development Stage Plan, and
Preliminary Plat subject to the following conditions:
The PUD District shall be subject to the uses and performance standards
allowed in the B-3 District, except as expressly modified.
2. Development of the individual lots within the PUD District shall require
approval of a PUD development plan amendment, processed in accordance
with Section 36 of the Zoning Ordinance.
3. The design standards are incorporated as part of the PUD District as
performance requirements and shall be applied to all lots within the District.
The design standards are to be revised as follows:
-11-
4. The development plan for Lot 2, Block 2 will provide that the building have
a "front" facade to the TH 101 /CSAH 39 intersection and that the drive-
through is located to the northwest side of the building.
5. The applicant submit a traffic study evaluating the impact of the development
to public streets. Any improvements required to mitigate the impact of the
development to public streets will be the responsibility of the applicant.
Access issues are subject to review and approval of the City Engineer,
Wright County, and MNDoT as may be applicable.
6. Six-foot wide concrete sidewalks are provided on both sides of Quaday
Avenue and Park Avenue. The site plan is to be revised to show
connections from the public sidewalks to individual buildings.
7. The landscape plan is revised to provide low -growth shrubs in the median
of Quaday Avenue and Park Avenue, subject to review and approval of the
City Engineer.
8. The City work with the developer to provide for a City gateway sign at the TH
101/CSAH 39 intersection incorporating the City's logo.
9. Off-street parking stalls shall be provided in conformance with Section 21 of
the Zoning Ordinance. Joint parking maybe allowed under the PUD District,
but the total number of stalls shall not be reduced unless it is demonstrated
that supply will exceed demand.
10. Parking lot designs are revised to provide adequate circulation on Lots 4-6,
Block 2 and eliminate any off -set drive -aisles and intersections as part of the
individual site development plan reviews.
11. Exterior trash enclosures are to be constructed of the same material as the
principal building. Design plans for the trash enclosure are required as part
of the development plan application for individual sites.
12. Easements are provided over all lots allowing joint parking and access.
Easements are also to be provided over sidewalks along Quaday Avenue
and Park Avenue where the sidewalk is not within the public right-of-way.
All easements are subject to review and approval of the City Engineer.
13. All grading and drainage plans are subject to review and approval of the City
Engineer.
-13-
a. A statement requiring conformance with the Zoning Ordinance or
other City Codes where a more restrictive standard would apply
unless relief is approved with a PUD development plan.
b. A map of the various sub -districts is provided in Section IV.A of the
design standards.
C. Section III.A.2 is revised to require a minimum fifty (50) percent
masonry exterior building material.
d. The design of all street and site light fixtures is determined and their
location along Quaday Avenue and Park Avenue included on an
updated site plan to be constructed with the public streets.
e. Street signs shall be subject to review and approval of the City
Engineer.
f. Locations where streetscape elements such as benches, trash
containers, planters, parking lot railings, etc., is defined on a sub-
district and individual site basis.
g. Relative to allowed signs, the terms "business front" and "business
side". The area of all signs for an individual building or site will be
limited to 15 -percent of the building facade.
h. Freestanding signs shall be limited to monument type structures
constructed of the same material as the principal building. The signs
are to be located at the entrance to each site, except for a
convenience gas use on Lot 1, Block 1, which may locate its sign
along the CSAH 39 frontage. Co -location of individual businesses on
one sign at a common entrance will be allowed subject to the
standard height limitation.
Area identification signs may be provided at the TH 101 frontage,
CSAH 39/Quaday Avenue, and CSAH 42/Park Avenue. The signs
are to be monument type signs and only the sign along TH 101 may
identify individual businesses.
Site lighting is to be a shoebox or can design with a 90 -degree
horizontal cutoff. Building facades must be illuminated only by
directed light and fixtures must be flush mounted to the under side of
any canopy or portico.
-12-
14. Approval of the preliminary plat does not guarantee access to sanitary sewer
and water service capacity. Municipal utility capacity will only be allocated
for approved final plats with executed development agreements that include
payment to receive such services. All utility plans are subject to review and
approval of the City Engineer.
15. Park dedication requirements of Section 21-7-18.1 of the Subdivision
Ordinance are satisfied.
16. The applicant shall enter into a development contract with the City
incorporating the revised design standards and terms of the PUD District,
and standard subdivision provisions, subject to review by the City Attorney
and approval of the City Council.
17. Comments of other City Staff, DNR, Wright County, and/or MNDoT.
B. Motion to deny the application based upon a finding that the request is inconsistent
with the policies and provisions of the Comprehensive Plan, Zoning Ordinance, and
Subdivision Ordinance.
C. Motion to table the request.
pc. Mike Robertson, City Administrator
Judy Hudson, City Clerk/Zoning Administrator
Andy MacArthur, City Attorney
Ron Wagner, City Engineer
Patty Fowler, DNR
Wayne Fingleson, Wright County
Steve Fisher, LandCor, Inc.
Marly Glines, Dynamics Design & Land Co.
-14-
m
X
x
co
--I
D
N►- C
wv%rVVVVName V/
ON THE GREAT RIVER ROAD
�1c
. ........ i
EXHIBIT B
srhRiflili N it lip,
jL*jjllilt :jjj vill
r. 7, rimminrTm,
EXHIBIT B
�XE I
I
I 0 q
`}�I
I
NS! 40'3B'E 387.00 -
I I
...................
- J
a I
s II
� I �
P el
im
Ii
le
n
two
— — — — ......
1
§�
1
f'-
I
41.E
I
I
i
�
1
JI—
ftIj
I
i
% �
>H
;I
jE
I
N
I
I
'a
�
t3
�
I —
,
1
I
II
I
I wm�+
I O
i
I
W
I y
N
1
II�--
-------------
.1 J
g>: -50
A
L----L—
g
I ^ ► I
Llzl I I
L i
F
1
-
1 �
r
•,I � j � I tWa I�
, I II
--------------------
1
I
'
1 L-------------
m
6YL9C
;
l
1891.7747$
226.00
-
n
i]
PARK AVENUE NE
HlV I. ee
J!OJ
- J
a I
s II
� I �
P el
im
Ii
le
------------
-------------
___ _ -
.. _ ..—..—..—..— ,:-c-:,.—,.—„—.,—„
I I 1
I 1
11 I I
1 II I I
�II
11
11 I
111-11
11
11 I
It 11
� 1 111
11 I
1
I
� I
I I
I
I
I
1 I
I
I I
1
'1
1
,11 1
1 1
,1 1
11 I I
1
'1 1
I
T I
n
two
— — — — ......
1
§�
1
f'-
I
41.E
I
mt7i r
1
JI—
ftIj
i
f'
>H
;I
jE
I
N
'a
�
t3
I —
,
I
`V
I
-------------
.1 J
g>: -50
A
L----L—
I ^ ► I
Llzl I I
L i
F
1
-
1 �
r
•,I � j � I tWa I�
, I II
--------------------
-------------
___ _ -
.. _ ..—..—..—..— ,:-c-:,.—,.—„—.,—„
I I 1
I 1
11 I I
1 II I I
�II
11
11 I
111-11
11
11 I
It 11
� 1 111
11 I
1
I
� I
I I
I
I
I
1 I
I
I I
1
'1
1
,11 1
1 1
,1 1
11 I I
1
'1 1
I
T I
1
I
mt7i r
1
f'
>H
;I
jE
I
N
'a
�
�
I
-------------
L----L—
------------
-
1 L-------------
-`
6YL9C
;
l
1891.7747$
226.00
-
NE 90th STREET
8 - I C.S.A.H. N0. 39
I 1 ��—
20
I
I
1
I
1
1
1
I
I
I
I
1
I
1
1
1
I
I
I
I
I
1
I
I
I
1
I
I
I
I
1
1
1
I
I
I
1
I
1
1
I
I
I
I
I
I
1
I
I
e4 yw?
r” 1
x_..—..— _..—..—
I hereby certify that This plan, spec- REV
\ DATE: 3/5/02 DATE DESCRIPTION
(J,J m f John Oliver &Associates Inc. ific i y�o'r' report was re ared b N0.
OTSEGO S WATERFRONT n p„Vin..{,w, Land Su...ytry, Lnnd Pta n/ny fTMnp my direct supPervieiany DESIGN BY: DLC
z OTSEGO, MN 680 Dodge Avenue and l a a duly Licensed Prof- DRAWN BY: TGL
essional i ee nder the laws of
FOR
Rik River, Minnesota 55330 the stole o1 i�jly/ CHECKED BY: DLC
'n 763-441-2072 FAX 763-441-5665 .�eY"�///
\ DYNAMIC'S DESIGN &LAND CO. o Nk)% DWG: 7960SITE.DWG
Do Offices in: Elk Center,
Burnsville nesot TEXT: NONE
PRELIMINARY SITE PLAN and Brooklyn Canter, Minnesota Signature:
Date: X Reg. No. % FILE NO.: 7960.11-03
0
x
N99'4076 E-- - - _ 42&21�--
`------------------------�
---
348 1 D
- x 870.3 F - !-------------------- - - I 1 In
�I ; i r- �- ---- - --
x 870.6
867.0 I .�..-.-�•.� 1 I I 1 1
t C
1866.386.1
1 xQQ
769-40'JO-E .747.00 I 11 i 1 x 1 g x
51 r--�— -------13iL �_g69,t---------1--
327.. M I rn
0
Quu
iQ) y
1 h py.
I x 86 .5 \\ -- %/�• /, Y59.1
" NUI,\ p I 1 ialp 9
uv
jI b7
I I y x�e.l Nom' / �.__I 11 B o. i �o
~' I
I I x
m ''( f r / 1 I I
I i 666.5
868.5 1 I I in
' x 867•
'1
1 I I I
x 60.FI
11 I
�•.� I m 1 11
I ' ------------------------------ I I I I 1 11
z I I I I I x 867.3 `, I
-----.. _ 1 j I
341---------- J —� � �o I I 11
I I u W
S t 868.7 1® I
x 865.2to
I W I 1
PARK AVENUE NE
241 �— _1 — -
IIi--------- x867.1
x I 864
x 682
I1 I I I II I � 1
I I
x864:8
241 I I 212
x i 63.2! I I: I II III 1 1
1 a
1 I I I I x 865ti�n++ rr ri
.7.0 86 .0 I I i 1 1 G O p I N
x x ,x
I �W+ I I I I j I ►� 864.9 11.
I ^ r I xl 864.8
I 1
864.7. l�•
/
`
e \, L -----74S------- —
—"iSC — et•'t9C __�--- —� f'' �
- -861.¢
e66.2 8 � 8651 NE 90th STREET C.S.A.H. N0. 39
x 867.6
NB9'J747 E - JO9.f0 I I
(hf{[? {:{)i�ihlf:f; .I�'.L- 1P .fi'r;
1
I
I
I
I 1
1
I / I
I 1
1
i,• � j
59l/
L —1
861.4 _ 660 --
x63.2 � .. - .. ._ ..._... -_.' �._ :. —.. � \1. \`\ _... _ .. _ .. _ _ � �� • �
=
\N
Z
`1
\
I
OTSEGO S WATERFRONT
OT5EGO, MN
FOR
DYNAMIC'S DESIGN & LAND CO.
PRELIMINARY PLAT
John Oliver & Associates, Ino.
nil Zjri ri g' Land sa vryi,y, L—d Pfa ""
580 Dodge Avenue
Eft River, Minnesota 55330
763-441-2072 FAX 763-441-5665
Offices in: Elk River, Burnsville
and Brooklyn Center, Minnesota
I hereby certify that this survey,
plan, or report was prepared by me
or under my direct supervision and
that I am a duly Licensed Land
Surveyor under the laws of the state
of Minnesota.
Signed:
Dr'-• 3/12/02 Reg. No. 21729
DATE: 2/29/02
DESIGN BY: DLC
DRAWN BY: TGL
CHECKED BY: DLC
DWG: 7960BASE.DWG
N� DATE F£SCRIPTION
TEXT: NONE
FILE NO.: 7960.11-03
In -r!
mo
r*1 .
N r
TD
F9
mo
In
D
fTl
r
m
m
m
z
0
D
z
0
m
x
v
as
Vr,
z
O
9
00 \
I
I
I
I
I
x
r
I �
_ /
00
CA
/ /' � IIIIL_,fIII_ IIj I1II' I1''' IIfII • I�
'ILII �'IjI'� IIILr I II'II 111'' �� 1 1 1 1 1 1
I '
1 � _
I
I i
I hereby certify that this plan, spec-
ifit is or report was prepared by
m , n my direct supervision
and
and tta ❑ duly Licensed Prof -
i ee1f nder the laws of
the stale of i�(��glp
�L'�/�
Signature:
x Rin Na x
DATE: 3/5/02
DESIGN BY: DLC _
DRAWN BY: PLC
CHECKED BY: DLC —
DWG: 7960-1 I LS.DWGTEXT:
N
0
�i
n
I
Z
_m
LN X00
�
f
it
NONE
_
o
FILE NO.: 7960.11-03
�
i
I
gr
I
PARK AVENUE NE
�- - -------------
I
I �
_ /
00
CA
/ /' � IIIIL_,fIII_ IIj I1II' I1''' IIfII • I�
'ILII �'IjI'� IIILr I II'II 111'' �� 1 1 1 1 1 1
I '
1 � _
I
S N
John Oliver & Associates, Ilii.
n�:; ��;�,. e. Low su�w;no, lab rfa„.ane
580 Dod a Avenue
y
Elk River, Minneaola 63-44
783-441-2072 FAX 783-441-5665
I hereby certify that this plan, spec-
ifit is or report was prepared by
m , n my direct supervision
and
and tta ❑ duly Licensed Prof -
i ee1f nder the laws of
the stale of i�(��glp
�L'�/�
Signature:
x Rin Na x
DATE: 3/5/02
DESIGN BY: DLC _
DRAWN BY: PLC
CHECKED BY: DLC —
DWG: 7960-1 I LS.DWGTEXT:
N
0
�i
n
I
Z
•
�1[
�
f
it
NONE
_
o
FILE NO.: 7960.11-03
i
I
gr
—
PARK AVENUE NE
�- - -------------
Lr�.l I
L --j
S N
John Oliver & Associates, Ilii.
n�:; ��;�,. e. Low su�w;no, lab rfa„.ane
580 Dod a Avenue
y
Elk River, Minneaola 63-44
783-441-2072 FAX 783-441-5665
I hereby certify that this plan, spec-
ifit is or report was prepared by
m , n my direct supervision
and
and tta ❑ duly Licensed Prof -
i ee1f nder the laws of
the stale of i�(��glp
�L'�/�
Signature:
x Rin Na x
DATE: 3/5/02
DESIGN BY: DLC _
DRAWN BY: PLC
CHECKED BY: DLC —
DWG: 7960-1 I LS.DWGTEXT:
N
0
�i
n
I
Z
�
f
it
NONE
_
o
FILE NO.: 7960.11-03
i
I
—
I
�- - -------------
Lr�.l I
L --j
a
f-
tb
-rO0
iV
,_„_„_.,_„ 1.t1.,_.._,._.._.._itt .
I
I
I
1
I
1
I
I
1
I
1,
I
I
I
I
1
I
I
1
1
I
I
I
I
I
I
I
I I
I I
I
I
I
I
I I
I
I
I
�a I
n I
I t
I 1
I
I
I
I
>wN I I
I I
I
1
1
I �1
I I
I
I
I
I
I I
I I
I
I
I
r I I
I I
I
I
1
i
I I
I
I
�N I
� I Z
I o
1 I
I I
I I
I
'I I
II I I
I I
I I
I
' I I
I xN I 1
I N I
I I
I I
I 1
I I
I 1
I �
' 1 I
�I 1
I I I
I I
I
I I
I I
I
I
I
I
1 I
I
1 I I
�\ I
�g I
I " 1
' II
1
I
I
I
\j\ 0 I I
r
n
/
r
r
II /
RICHT TURN LANE
INE 90th STREET
1 C.S.A.H. N0.39 r \
n L _
l
OTSEGOS WATERFRONT
OTSEGO, MN
FOR
DYNAMICS DESIGN & LAND CO.
PRELIMINARY LANDSCAPE PLAN
John Oliver & Associates, Ilii.
n�:; ��;�,. e. Low su�w;no, lab rfa„.ane
580 Dod a Avenue
y
Elk River, Minneaola 63-44
783-441-2072 FAX 783-441-5665
I hereby certify that this plan, spec-
ifit is or report was prepared by
m , n my direct supervision
and
and tta ❑ duly Licensed Prof -
i ee1f nder the laws of
the stale of i�(��glp
�L'�/�
Signature:
x Rin Na x
DATE: 3/5/02
DESIGN BY: DLC _
DRAWN BY: PLC
CHECKED BY: DLC —
DWG: 7960-1 I LS.DWGTEXT:
N
0
Z
0
NONE
_
o
FILE NO.: 7960.11-03
l
OTSEGOS WATERFRONT
OTSEGO, MN
FOR
DYNAMICS DESIGN & LAND CO.
PRELIMINARY LANDSCAPE PLAN
John Oliver & Associates, Ilii.
n�:; ��;�,. e. Low su�w;no, lab rfa„.ane
580 Dod a Avenue
y
Elk River, Minneaola 63-44
783-441-2072 FAX 783-441-5665
I hereby certify that this plan, spec-
ifit is or report was prepared by
m , n my direct supervision
and
and tta ❑ duly Licensed Prof -
i ee1f nder the laws of
the stale of i�(��glp
�L'�/�
Signature:
x Rin Na x
DATE: 3/5/02
DESIGN BY: DLC _
DRAWN BY: PLC
CHECKED BY: DLC —
DWG: 7960-1 I LS.DWGTEXT:
REV DATE DESCRIPTION
NO.
Ufficea in Elk River, Burnsville
.,.d Brooklyn Cenlar, Uin,reeaeu.
NONE
FILE NO.: 7960.11-03
�� ; , .. _._ _ }� '•. NED'40 J6'E 42A21
C--- I - ------------------------
x 870.3 ,•
Y r
I
• x 878.6
_.) IbJ
867.8 I - -_._ B I i ' _ N !'• "l ' i I I I
vtitiV�^V v V11 (I I n I — '"
86.1 M1 J`
— N8D'40 J6$ 387.00
0
I I —
1 I I I I $
—
-`W — m
z n o ell
1 I
— I o
.5 '� �. r t 1
to
rn—
.
I— I
ED
.
IIZ3 ED
—i o �a \/ $ ' / I I I '+''II e6.1 R. A
/
R.
0
I— 1 .
i w tri// it 1 1 oa
b CSH v
I I
'i 1T x s(AI.6 :`x i I I v Z
I I I 1 ;a o
ED
ED
I
8. a
I x e6 .( I :I I r
I.. —,.... I .. •ll I
1
TF
I I® II x a I
_,�. . 11
I1_1 H U 1� I I I m0. 0) ! 11
1
11
------------------------------I I �� `.� II
I t I x j =,,I
86
ITIN
86 .9
I IIIA I�I 995 1
O b 1.00 x 865.2 ♦00 ♦ 3♦ i � � • 1
. 1 i40
2-� 0.50x 6 0.55x
I I 1
r— — — — ---� s� I.,\ �Pq 11 11
967.1 � 1
1 m t
I I
r
I
' Orb , a ! I ! — �'' I'?x 16.2
> tv o\i
F— I 8
to Li
! I:F6i.1'i I I 865. C) ED
7.0 86 .o
x x i i I Er
l:tel i! I I x 96 el
I
' I i ED
I oma—►.— cta I i +—
' 4, i
X
/� - - - -
Zip
It
f
iti •'`.`- _ - _
X._�6i��— -_-'� - .. x 860.7 .. — .. .--_.�-'- =_1_. ' - h/�•,
� r \
a �gl ED
NE 90th STREET
866.2 8 e � C.S.A.H. N0. 39
x x 867.6
N8D'37'47'E 308.10
cD x 861.4
q
m
Lq
\ Z
O
q
>0 \
OTSEGt
O S WATERFRONT
OTSEGO MN
FOR
DYNAMIC'S DESIGN & LAND CO.
PRELIMINARY GRADING PLAN
John Oliver & Associates inc.
CiA, F,.D:n<..in , Land s. r
D y:nD, Land PfnnninD
560 Dodge Avenue
Elk River, Minnesota 55330
763-441-2072 FAX 763-441-5665
Offices iw Elk River, Burnsville
and Brooklyn Canter, Minnesota
I hereby cerlify that this plan, spec-
ificq i or report was
d TT prepared by
m o n my direct supervision
and if a a duly Licensed Prof-
y
essional eyy'y�Inder the laws of
the state of,i"PIVI gAp.
VV�//
Si.nature:
DATE: 3/5/02
DESIGN BY: DLC
DRAWN BY: TOL
CHECKED BY: OLC
DWG:_ 7960GRAD.DWG
REV
No. DATE DESCRIPTION
TEXT: NONE
FILE NO.: 796011-03
"TSEGO'S WATERFRONT
A CO2WIERCSL PL414T1DT1 D UA7T DEVELOpZ EA7
"DE'�TLORMENT STANDARDS
SUBMITTED TO: CITY OF OTSEGO
SUBMITTED BY: ]LANDCOR, INC. &DYN.A-MICS
DESIGN
OWNERS: OTSEGO 1LANM CO., LLC
281 20012
OTSEGO WATERFRONT
A CO N ERCIAL PLANNED UNIT DEVELOPMENT
DEVELOPMENT STANDARDS
TABLE OF CONTENTS
I. Purpose
H. Site Location
III. Development Standards
A. Architectural Building Standard
1. Building Exterior Materials & Design
2. Window and Glass
3. Lighting
IV. Waterfront Districts
A. Otsego Waterfront
1.
Main Street
2.
Community Commercial
3.
Waterfront Housing
4.
Regional Commercial
5.
Waterfront
6.
Downtown Streets
7.
Building Signage
8.
Appearance Height and Placement of Buildings
B. Waterfront Streets Development Standards
1.
Light for Streets
2.
Street Suns
3.
Pavements
4.
Benches/Trash Containers
5.
Landscaping
6.
Monumentation
7.
Civic Features
C. Dimensional Regulations
D. Roadways and Access
E. Public Open Space
F. Sidewalk Paving
G. Benches and Trash Receptacles
ri. Bollards
I. Landscaping
I Parking Lots
K. Permitted Commercial Uses
V. Development Standards Review Process
A. Development Standwds Review Committee
B. Review Process
C. Enforcement
Otsego's Waterfront Commercial PUD
"Development Standards"
Page 2 of 40
I. PURPOSE
The location of Otsego's Waterfront is the ideal downtown development, benefiting from
all of the following:
• The site location is highly visible from Highway 101 and County Road 39.
• Highway 101 traffic counts are approximately 45, 000 trips per day increasing dramatically.
• There is 1, 850 linear feet of shore on theMississippi River east of Highway 101.
• The 101,139 intersection is signalized and has good accessibility.
• The local and regional population base is rapidly growing.
• The site location can serve local and regional commercial markets.
• PUD Development Zoning
• The site design and Development Standards are new and innovative for the area.
As outlined above the development site is very unique, and being so, is important to the
community of Otsego. Therefore, it is an area designated to be used for commercial and
is already served with municipal sewer and water. Otsego's Waterfront Development
Standards will enhance this valuable property by creating a unique and innovative
commercial development that will provide a civic focal point. Phase 1, known as Otsego
Waterfront West, is comprised of 20 acres on the West of Minnesota Highway 10 and is
providing a wide band of commercial and commercial service businesses. Phase II,
known as the Otsego Waterfront East, is envisioned to be comprised of Riverfront
townhomes, condominiums and restaurants all joined by pedestrian walkways to
commercial uses such as theatres and retail shops on a true "downtown street
arrangement" and boarded by larger retailers. Highlighted features will be as follows:
Otsego's Waterfront Commercial PUD
"Development Standards"
Page 3 of 40 _
• Mississippi River Preservation & Parkwav
• Pedestrian mobility to shops, courtyards, and trails.
• A Downtown image that provides a "sense of place" through taller buildings, narrower
streets, decorative streetscapes, and landscaping.
• The project will provide a variety of commercial uses.
• Creating a focal gateway to Otsego from Highway 101 and County Road 39.
• Scenic & aesthetic views for tenants and shoppers.
• Civic focal points.
The Development Standards contained in this packet are intended to serve as an
agreement between Otsego Land Company LLC, the City of Otsego, and the various
owners/tenants who will own and occupy property within Otsego's Waterfront. The
primary objective of is Development Standards Manual is "to create a cohesive
commercial retail center with a downtown appearance, feeling and functionality". While
placing an emphasis on architectural appeal slanted toward a traditional downtown
riverfront development.
Otsego's Waterfront Development Standards will simulate innovative design features that
have proven to be successful in newly developed, and redeveloped retail centers in the
Twin Cities Metropolitan Area, as well as other centers in the United States.
Otsego's Waterfront Commercial PLD
"Development Standards"
Page 4 of 40
As an example of just such a center is Arbor Lakes in Maple Grove, Minnesota.
Arbor Lakes, Maple Grove
Otsego's Waterfront Commercial PUD
"Development Standards"
Page 5 of 40
II. SITE LOCATION NNP
0300m
10
w SUBJECT
s
b S,
c� b
�}
nn hh 4 �
88th St N6
m
02002 MapQuestcom, Inc.; 02002 GGT, Inc. i
Minnesota Highway 101 divides the project site, with 20 acres on the west side and 35 on
the east abutting the Mississippi River. Daily traffic counts are near 45,000 trips per day
per Minnesota Department of Transportation figures with projections estimates of 90,000
trips per day by 2015. This site is within 30 minutes of downtown Minneapolis and is in
the central heart of a growing population area of Wright, Northwestern Hennepin, and
Sherburne Counties. This site has excellent regional access in that it is 3 miles north of
Interstate 94 on Minnesota Highway 101, and 1/z mile south of the US Highway 10, US
Highway 169 intersection.
III. DEVELOPMENT STANDARDS
A. Architectural Building Standards
1. Building Exterior Materials & Design
The architecture of the buildings within Otsego's Waterfront will reflect a
high quality downtown appearance slanted toward a traditional
mainstreet or riverfront theme. The use of individual canopies and large
window storefronts with roof -lines that form peaks, domes or other
shapes shall be encouraged. Long continuous canopies shall be avoided.
Attractive skylines and compatible storefront appearances shall be
considered with each building plan. Main entrances shall be accented
with overhangs, pillars, or other focal points.
In order to achieve the traditional "Main Street" character, an important
aspect is the appearance of two stories. When possible, true two-story
development shall be encouraged. If not feasible, a two-story appearance
can be achieved through raised parapets and false windows above
storefronts. Undulation of facades shall be encouraged to enhance the
pedestrian experience while walking along building edges. Building
corners shall incorporate interesting tower and roof forms, truncated
shapes, and entrances at key intersections where feasible. Buildings that
are viewed from a distance shall use interesting roof forms and skyline
massings. All architectural details from building appearance to lighting
and sidewalk and street materials will be considered.
2. Building Materials and Finishes
Materials shall be selected for suitability to the type of buildings and
design in which they are used. Building walls shall be finished in
aesthetically acceptable tones and colors that complement the facades of
neighboring buildings. Materials shall be a durable quality. Exterior
wall treatments such as brick, natural stone, decorative concrete block,
stucco and architectural metal panels shall be encouraged. Examples of
aCcvrtablic mateiiai tones and colors are outlined below. All woo,
u
treatment shall be painted and weatherproofed. A minimum of 30% of
Otsego's Waterfront Commercial PUD
"Development Standards"
Page 7 of 40
the fagade shall be treated with a finished masonry type of material.
Canopies shall be encouraged at entry ways. Window frame, material
and color to complement architectural style. Windows and doors shall be
glazed in clear glass.
Building materials shall be adaptable for each user, however they must
fit the overall standards and intent of the development. Exterior
treatments such as brick, natural stone, decorative block, stucco and
architectural metal panels shall be used. The use of brick and glass will
be encouraged as much as possible on lower levels of each building. A
minimum of 30% of the building fronts must be a finished masonry
material. Stucco, or other accents can be used to complete false second
stories.
3. Materials
Common materials used throughout the development will provide visual
continuity that will enhance individual buildings as well as reinforce the
town Center District. All buildings will be required to use the following
materials or other materials substantially similar in color and texture.
Material Manufacturer Color Finish
Bride Field Color Beldon Brick Jewel Bind A97-02 Velour Texture
Bride Accent Beldon Brick Potomac Clear 99-36 Dart -Tex
CMU Base Anchor Block Mojave Rock Face
CML' Accent Anchor Block Saddle Burnished
EIFS Field/Signband Dryvit Sandlewood Beige Quartzputz
EIFS Cornice Dtyvit Buckskin Sand Teidure
Metal Standing Seam PAC Clad Hartford Green N/A
Metal Cap Flashing ToMatch EIFS Cornice Color
The franchise retail image of each tenant should be coordinated
with these materials wherever possible.
Otsego's Waterfront Commercial PUD
"Development Standards"
Page 8 of 40
Example of Roof -Lines, Exteriors, Awnings
Example of Canopies & Lettering
iA
4. Windows & Glass
Where true window openings are not feasible, the use of false glass
(spandrel glass) openings shall be encouraged. A two-story appearance
Otsego's Waterfront Commercial PUD
"Development Standards"
Page 9 of 40
will be required for all buildings, therefore; on false two story buildings
window openings above storefronts shall also be encouraged.
5. Lighting
Exterior wall lighting shall be encouraged and designed to strongly
enhance each building design and adjoining landscape, thus creating a
very safe and warm evening pedestrian environment. Lighting shall be
canned and shielded to prevent glare or visual impacts to neighboring
properties, or roadway traffic. Ornamental lighting is encouraged.
Lighting will highlight the architectural qualities of each building as
shown below and coordinated with the development at large unless
architectural style demands otherwise.
Main Street Lighting
Otsego's Waterfront Commercial PUD
"Development Standards"
Page 10 of 40
Lighting should provide continuity and consistency throughout the area. All
parking lot lights shall be uniform in style, color and height.
Lighting styles and building fixtures shall be of a design and size compatible
with the building and adjacent areas.
Excessive brightness shall be avoided.
To reduce the number of lights in larger parking fields, high performance light
fixtures, with appropriate lamp types, wattage, and mounting heights shall be
encouraged.
• The use of ornamental light fixtures shall be encouraged throughout the
master planned area along pedestrian walkways, and primary vehicular
routes at pedestrian walkways.
III. WATERFRONT DISTRICTS
A. OTSEGO WATERFRONT
The vitality of the Waterfront is dependent upon the integration of medium to high
density residential, specialty retail, entertainment and office uses into a compact,
pedestrian scaled building pattern similar to a small town Main Street. The Waterfront
with its concentrated diverse activities and uses, landmark architecture, and inviting
system of urban -style plazas, walks and open spaces, forms the focus of the Otsego
Waterfront as well as Otsego and fosters a sense of community. Although the actual
"Main Street" will occur on the Waterfront East Property, all buildings throughout the
Waterfront East and West will follow the design standards to permeate the feel of the
Main Street theme. It is envisioned that should the Waterfront West be expanded to the
North there will be an opportunity to have a `West" Main Street. In the interim, all
building projects will fall into the following Districts.
1. Main Street
The key component of the master plan that gives identity and creates a sense of
place is the Main Street. The two-story proportion of buildings, the linear
dynamics of a row of facades, the careful attention to architectural detailing and
the streetscape activity combine to create an atmosphere that is truly unique to
the surrounding environments. The traffic is calmed through use of parallel
parking and the pedestrian scaled sidewalks provide outdoor dining and shopping
opportunities at a human scale. Opportunities for a public library, post office,
small service related retail shops, food uses and professional center, small service
related retail shops, food uses and professional office are incorporated into the
plan.
2. Community Commercial
The engine that feeds the Waterfront and office area is the community
commercial. The success of the existing retail centers and those proposed in the
initial phases that surround the area will draw interest from many new national
tenants. The easy access, visibility and convenient parking will serve to draw the
customers to the area. Buildings are aligned to extend pedestrian linkages from
the Main Street. The architectural detailing and two-story proportions will
provide continuity through the development. Building masses are intentionally
segregated to allow pedestrian flow from housing and surrounding developments
and to diminish the strip -like linear affect typical of many community
commercial centers.
I Waterfront Housing
Housing has been integrated into the master plan and is within walking distance
of Waterfront East Main Street. Multi-level proportions and architectural
continuity will be incorporated into the guidelines. An urban scale and character
is encouraged featuring entry courtyards, buildings located close to the streets,
Otsego's Waterfront Commercial PL')
"Development Standards"
Page 12 of 40
scenic boardwalk along the Mississippi, balconies and rowhouse style of units
that are site planned with a formal grid. Pedestrian and auto linkages from retail
and public amenities to housing are an integral feature, along with a focus on
pedestrian access to our Riverfront.
Offices integrated along Main Street in the heart of the Waterfront will serve the
local community. These offices are intermingled with other "heart of the City"
uses including residential, commercial, and public facilities and will be
connected to the future park and trail system as it is developed.
4. Regional Commercial
The Otsego Waterfront will bring a mix of residential, office and commercial
uses along the rapidly growing Minnesota Highway 101 and Minnesota Highway
169 corridor. This commercial district provides central shopping complex that
will accommodate several major retailers and a wide range of support facilities,
as well as a diverse variety of commercial uses clustered around the periphery of
the central core. The development has been s master planned to provide for the
commercial needs of both the community and surrounding region, and to ensure
convenient vehicular and pedestrian access through a strong, efficient circulation
system. In addition, the design of these important facilities reflects a major
commitment to energy efficiency and public transit, while promoting a cohesive
aesthetic quality. The initial two phases at the Otsego Downtown Waterfront set
the stage for the regional uses in Waterfront East and future developments
connected to them.
5. Waterfront
The focus of the Waterfront East is the major waterway system. The Mississippi
Waterfront has natural edges and a widely varying shoreline, offering the
potential for decks, plazas, promenades, boardwalks and trails. It should be
designed and engineered to provide a variety of activities, including canoeing,
boating, fishing, ice skating, and cross country skiing.
At Otsego Waterfront, interaction between people and the natural environment is
one of the key parts of the area's special identity. A landscape and amenities
zone is planned along the shoreline of the Mississippi River. The purpose of this
zone is to provide opportunities for people to access the river, to create a
continuous system of trails, and to protect the river views of the lakes. Details of
the Waterfront District will be added to the PUD in the near future.
6. Downtown Streets
This category includes the core Waterfront Boulevard and Park Avenue
Northeast on the west side of 101 and will include the Waterfront East Main
Street Otsego. The streets are within the core retail, business and cultural heart
of the City and will receive the most intense streetscape treatment.
Generous aide yr aik Jpai+ai WiiI pro -V.4.4
Me 11 AULIKY wr Uses such as outdoor cafes,
community festivals, public art, sidewalk sales, and other Otsego Main Street
Otsego's Water&ont Commercial PLD
"Development Standards"
Page 13 of 40
activities. Streetscape elements such as sculpture, street trees, colorful banners,
benches and arbors will be incorporated to create an inviting pedestrian
environment and draw people's interest and lead them toward the retail core.
Other design components include:
• Angled curb parking on both sides of the street in the Waterfront East.
• Eighteen foot wide sidewalks provide ample space for elements at corner
sidewalks
• Comer radii of range from loft. to 16ft. with a maximum of 30ft. In special
areas where truck traffic is heavy.
• Sidewalk Bump Outs.
The sidewalks are proposed to be widened to 26 feet from 30 to 40 feet
back of the intersections. These widened sidewalks are referred to as
Sidewalk "bump outs" and have several advantages:
• The bump outs create safe pedestrian crosswalks by narrowing the distance
pedestrians need to cross at the intersections.,
• The bump outs provide space for streetscape amenities such as planters,
benches, refuse containers, trees, kiosks, sidewalk vendors, etc.
• The narrowing of the throat at the intersections provides a visual cue to
motorists that they are entering a pedestrian oriented area and they should
slow down.
7. Building Signage
Signs shall be reviewed as part of the development review process and shall meet
the intent of this PUD ordinance as adopted by the City of Otsego. Flexibility
will be granted as part of the PUD Developer's Agreement to allow for creative
and attractive signs. The following standards shall be considered as part of the
plan submittal:
a. General Sign Standards
• Signs should be in scale and have similar formats with adjoining
buildings.
• Signs should be clear and compatible with building exterior.
• Large painted or hanging signs shall not obstruct window display
areas; small -stenciled areas are acceptable.
Otsego's Waterfront Commercial PUD
"Development standards"
Page 14 of 40
• Awnings can display signage with lettering 6-8" in height and should
use distinctive styles.
• Neon lighted signs shall be used sparingly and shall be mounted on
clear backing such as Plexiglas/glass.
• Small monuments and other curb signs may be allowed in storefronts
if approved as part of the site review process.
• Address signs shall not exceed 40 square feet. This is exclusive of
the wall sign allowed.
Signage guidelines are intended to control the size of signs in order to
keep them in scale with adjacent buildings and surrounding development.
Signage is viewed form short distances whether you are a pedestrian or
in a vehicle across the street or perpendicular to the sidewalk.
The most important guiding rule for signage design is to encourage
creative graphics, economy of test, avoidance of clutter, compatibility of
style, scale and character. The message should be easily read and direct.
In addition, there are some other basic rules to achieve a successful sign
for a business.
A storefront shall not have more than 2 signs per building fagade, one
primary, one secondary. One to identify building, the other the entry.
Signage is allowed only within boundaries of tenant space.
• Flush mounted signs or projecting signs shall be located above the
storefront display windows or transoms and below any second story
window sills.
• Signage shall be within designated sign areas (eface or stucco
backed) and shall not encroach within 10 inches of the sign area
perimeter.
• Display areas shall not be obstructed by window signage. Small
stenciled letters, addresses or logos can be appropriate signage in
windows, but the painting of large areas of glass is prohibited.
• Each tenant business shall be required to provide a minimum of one
panel sign mounted perpendicular to the building facade. Such signs
shall hang within standard brackets from the awning or just above
the main entry.
Awnings can display signage, with lettering 6-10 inches in height.
Colors and lighting should be encouraged. Individuality of styles and
identity of tenant should be encouraged.
Otsego's Waterfront Commercial PLD
"Development Standards"
Page 15 of 40
b.
Internally illuminated panel signs are discouraged. Painted signs can
be illuminated through the use of simple exterior lighting.
Individually mounted letters are encouraged.
The business or tenant glass area neon signage can be appropriate if it is
detailed and located property within. Such signage should be small in
size and limited to the name of a business or product and simple
graphics. Typically, neon tubes should be mounted on a clear backing,
such glass or plexiglass and hung in a window or door. Neon tubes may
also be used sparingly on larger signs to accent a letter or logo.
DESIRABLE SIGNAGE
General Sign Specifications for various building locations
i. Buildings facing interior streets
• Signs should be viewable from "a minimum of 500' distances.
• Limited to one sign per business front and one per business side
• Total wall signs area will be limited to 15% of the wall area ofthe
business and up to 80% of the Lease width.
ii. Buildings facing interior buildings.
• Signs should be viewable from "a minimum of 200' distances
• Limited to one sign per business front and one per business side
• Total wall signs area will be limited to 15% of the wall area.
iii. Building sides facing Highway 101
Signs should be viewable from " a minimum of 1000' distances
Limited to one sign per business front and one per business side
Total wall signs area will be limited to 15% of the wall area.
Otsego's Waterfront Cormnercial PUD
"Development Standards"
Page 16 of 40
iv. Building sides facing County Road 39
• Signs should be viewed from "a minimum of 700' distances
• Limited to one sign per business front and one per business side
• Total wall signs area will be limited to 15% of the wall area.
V. Buildings facing the 11ississippi River
• Signs facing the /Mississippi River shall be designed to minimize
visual impacts. Business signs on building facing the 101 Bridge
Crossing shall be excluded from this provision.
C. Area Identification Signs
A free-standing sign (a pylon or monument) located at an entrance way
or a focal point, identifying a land development having a common
identity. Area identification signs would not identify any business unless
approved by the City Council.
d. Business Identification Signs
Any sign which identifies a business or group of businesses, either retail
or wholesale, or any sign which identifies a profession or is used in the
identification or promotion of .any principal commodity or service,
including entertainment, offered or sold upon the premises when such
sign is located. These would include:
a) Freestanding Monumental/Business Sign: Self-supporting sign
not affixed to another structure. This may be constructed as
monument sign.
b) Wall Sign: A sign affixed to the exterior wall of a building and
which is parallel to the building wall.
c) Address Sign: Postal identification number and/or name, whether
written or in a numeric form, not to exceed 40 square feet.
e. Prohibited Signs
• Signs that are erected on roofs or above roof lines.
• Motion signs
• Portable signs
•Any other ci that tnnlates the intent of the Otsego 7oninao
Ordinance.
Otsego's Waterfront Commercial PUD
"Development Standards"
Page 17 of 40
Any signs that are not submitted through the development and site
plan review process.
S. Appearance Height and Placement of Buildings
a. All multi tenant buildings shall be two stores or have the
appearance thereof. All single tenant buildings shall have the
appearance of one and half stories, and where possible two
stories.
b. All buildings shall have a setback that is compatible with other
buildings and proposed sidewalks, courtyards, and street right of
ways. Setbacks will be flexible and identified under the
development review process.
C. Buildings viewable from the Mississippi River shall be designed
to blend with the topography and be setback as much as possible.
No building shall be located closer than 100' from the ordinary
high water level.
d. Building massing should be used to highlight the location of the
building entry. Corners should be accentuated with massing or
material accents. Building facades should be composed of three
recognizable elements of a base, a middle and a top. Therefore,
all single tenant buildings and multiple tenant buildings will be
required to sue common fagade elements such as:
a) Defined base with accent materials.
b) Signband field of stucco or similar color material.
d) Cornice line of stucco over entry areas. The design will
be consistent on all buildings.
e) Cornice line of stucco or field color. This cornice line
can be particular to the building.
Otsego's Waterfront Commercial PUD
"Development Standards"
Page 18 of 40
e) Colonial style gable roof forms and standing seam metal
should be designed in proportion and scale to the
individual building. This form may not be applicable on
all building types and retail franchise images.
B. WATERFRONT STREETS DEVELOPMENT STANDARDS
In general, this section will address standards for areas other than buildings. Streets
standards are very important in accomplishing a downtown image.
Otsego's Waterfront Commercial PUD
"Development Standards"
Page 19 of 40
1. Lighting for Streets
ft
a. Upper Level Lights (20-301)
The City of Otsego and the local utility company will approve
upper level streetlights wattage. These lights shall be used for
intersections and in parking lots locations shall be identified with
each development stage. The composition of the standard shall
match that of lower level lighting. Along streets 25' - 30' poles
and 20' - 25' poles in parking lots.
b. Lower Level Lights (12-15')
Where pedestrian traffic is expected and encouraged to occur,
such, as on the river parkway and on interior roads, pedestrian
Otsego's Waterfront Commercial PLD
"Development Standards"
Page 20 of 40
lights shall be installed. These lights shall be decorative dark
metals. The cost of installation of these lights shall be identified
in the developer's agreement, and become part of each project.
Detachable double banner arms should be included on lights
within Waterfront Boulevard.
Lamps — concealed high pressure sodium, or metal halide 70 to
400 watt should be used for areas where good color rendition is
required. Lamps up to 1000 watts may be used where the
resulting reduction in poles and fixtures will benefit the aesthetic
character of the area.
Poles — tapered steel poles painted to match the lower level
poles.
• Pole/finish - Color to Match
• Street Lamp - 100 — 175 Watt Metal Halide
• Finish Powder Coated Bronze
(Standard Black)
• Parking/Street Lamp 200 — 400 Watt Metal Halide
Otsego's Waterfront Commercial PUD
"Development Standards"
Page 21 of 40
Street and Walkway Light Poles.
i
Illumination Levels and Uniformity
An average of 5 -foot candles is allowed within the parking fields
of the regional commercial areas.
An average of 1.5 -foot candle is allowed within other parking
areas.
2. Street Signs
Street signs will model the specifications currently used by the City of
Otsego, athough, the style of plate and lettering to be used in Otsego's
Waterfront will be decorative and complimentary to the downtown
image.
3. Pavements
a. Sidewalks / Courtyards / Cross Walks
A variety of materials, colors and textures will be used
throughout the project depending upon the function of the areas.
The dominant pavement material will be brick paver.
For example, courtyards, parkways and sidewalks may have a
consistent brick -paver material that compliments the overall
downtown image; however there will be areas around
Otsego's Waterfront Commercial PUD
"Development Standards"
Page 22 of 40
1.1
landscaping or civic features where various patterns and material
will be used.
Streets / Trails / Parking Lots
Streets and parking lots shall be asphalt, except certain high
traffic pedestrian crossings may have brick pavers.
b. Curbing
All curbing will be concrete boxed shaped.
4. Benches/Trash Containers
Decorative benches and trash containers will be provided in various
locations as agreed upon during each development stage the type of
bench and trash containers used will be precast colored concrete or
exposed aggregate. The cost of installation will be defined in the
Developer's Agreement, but is expected to be assigned to the neighboring
building.
5. Landscaping
a. Planters
Planters may be used in areas that are focal points for pedestrian
traffic. Planters may be raised to provide a bench for people and
also to provide suitable conditions for creative plantings.
Otsego's Waterfront Commercial PUD
"Development Standards"
Page 23 of 40
s;.
Moist poa
b. Trees
Various tree species native to the area will be used per the
recommendation of the City of Otsego and landscape
professionals. Tree types shall be ornamental in areas where
visibility is necessary for traffic and business identity. Other
types shall be used in perimeter areas. Trees planted within the
street right of way will have metal grates surrounding them so as
to not interrupt pedestrian traffic flow.
The exact locations and types of trees in parks store fronts,
parking lots, boulevards and commercial lots will be further
defined in each development stage and site plan review.
C. Shrubs/Rock
Shrubs and rock shall be installed on commercial lots per city
recommendation. Shrubs and rock shall be installed in common
areas such as parking lots/islands and open spaces as part of a
detailed plan for each development stage of the project.
d. Sod
Sod will be used on commercial lots as renuired by the City of
Otsego. Sod will be used as along street boulevards, open spaces
Otsego's Waterfront Commercial PL'D
"Development Standards"
Page 24 of 40
etc. Erosion control and seeding will be defined as part of the
city's grading and drainage plans.
e. Retention Pond
It is the goal of the developer to create a retention pond that
meets local and state regulations and also is landscaped
attractively to provide a great amenity for the 31 acres on the
East Side of 101 within the project. The pond will feature a
walking trail with lighting and park benches. The Waterfront
West first phase has no ponding requirements. However,
successive additions required to have ponding will follow similar
design criteria.
Otsego's Waterfront Commercial PL'D
"Development Standards"
Page 25 of 40
6. Monumentation
The developer plans to further research the style and best locations for
monuments and kiosks that will help promote the downtown image.
Standards will be added prior to approval of this document. Exact
locations will be determined as part of each development stage. These
will be added as an amendment to the PUD on successive applications.
Monument sign Example
ELEVATION
MONUMENT SIGNS
Otsego Waterfront Entry
Entry Pylon
Location:
The streetscape plan recommends placing entry pylon at primary
entry points to Otsego Waterfront. These locations may include: the
e='sections of `. rr�ght County 39 and Waterfront Boulevard at iri'1
101 and County Road 39 and at Park Avenue and County Road 42.
Otsego's Waterfront Commercial PUD
"Development Standards"
Page 26 of 40
Criteria
• The design should compliment other elements of the architecture and
streetscape.
• The design should be for area identification only and present a
progressive and positive image.
• The pylon should be recognizable from the highway and large
enough in scale to fit the highway commercial landscape of
Waterfront Boulevard.
• The lettering should be illuminated by spot lights or neon back
lighting.
Entry Pylon Example
ELEVATION END VIEW
PYLON SIGN
Otsego's Waterfront Commercial PUD
"Development Standards"
Page 27 of 40
7. Civic Features
Civic features are often an integral part of any successful downtown
retail center. Otsego's Waterfront could become an excellent location for
civic festivals such as fireworks, parades, carnivals, etc. As part of the
development stages of Otsego's Waterfront, the developer will try to
work with the city to identify possible locations for the following:
a. Bus Stops
b. Gazebos
C. Trails
d. Park
e. Courtyards
f. Monuments
g. Kiosks
Otsego's Waterfront Commercial PLD
"Development Standards"
Page 28 of 40
B. Dimensional Regulations
For all stages of the Otsego's Waterfront, the developer will work closely with
the City of Otsego to observe and incorporate zoning and subdivision
requirements. Recognizing that this project is a PUD, flexibility for the
following may be necessary in order to meet the creative and land use goals of
the city ordinance.
1. Building & Parking Setbacks
2. Lot widths and depths
3. Right of Way widths
4. Parking Requirements
C. Roadways & Access
Streets and rights of way have been designed for public use. On street parking
will be used in the East 101 development area revised to assure safe parking and
areas will be designated for loading areas.
As diagonal parking is preferred by many downtown storefront businesses and is
much easier to pull into than parallel parking Waterfront East will have a Main
Street with this style of parking. This parking allows for smaller shops with
quick or short term shopping services to thrive.
D. Public Open Space
Public open spaces are being proposed along the Mississippi River in order to
provide preservation and enjoyment for people.
Other areas have not been proposed, but may be discussed in consideration of the
placement of civic features discussed above. The developer will have open
spaces such as parking lots and green spaces that will be either owned by
individual commercial lots, or in common.
Otsego's Waterfront Commercial PUD
"Development Standards"
Page 29 of 40
These areas will be further defined during each stage of development. Open
space areas will be improved with amenities discussed within this manual.
E. Sidewalk Paving
A mix of paving materials, colors, and textures will be used consistently
throughout the Waterfront.
Primary Streets and the Waterfront and special gathering areas. Colored concrete
stamped or impressed to simulate interlocking pavers or clay bricks rimmed by
principle paving material for sidewalks along Waterfront Boulevard. The paving
pattern will be kept simple and designed to complement the architecture and
overall character of the Waterfront theme.
A combination of exposed aggregate concrete paving and colored concrete. The
pavers should be used to a lesser degree on other streets than the primary streets
and typically for insets within the normal pattern and for special gathering and
seating areas.
Parkways
Concrete will be the principle paving material for parkway sidewalks. Colored
concrete may be considered, as well as, interlocking concrete pavers in special
areas. Asphalt will be the principle material for parkway trails leading away
from the development.
Crosswalk paving
One of the primary objective of the streetscape design is to creat a safe and
comfortable pedestrian environment. The plan recommends paving pedestrian
crosswalks with a material that contrasts in both color and texture with the street
pavement. The use of colored concrete with a decorative jointing pattern will be
used to achieve the objective visual cue to motorists they they are entering a
pedestrian zone.
F. Benches and Trash Receptacles
Location
Otsego's Waterfront Commercial PUD
"Development Standards„
Page 30 of 40
Generally, benches and trash receptacles should be located in the gathering areas
such as the bus plazas and at sidewalk bump -out areas in the core downtown.
Benches should also be located along building fronts where desired by the
property owners, as well as, gathering areas and the specific locations for
benches and receptacles will be determined during the detail design stage of each
portion of the streetscape. The maintenance responsibility will fall to the
property owner adjacent the area as though their lot were extended to the middle
of the surrounding street.
• The design of the benches and receptacles should reinforce the concept and
be compatible with the other streetscape elements.
• Simple metal detailing should be utilized to create a timeless rather than a
nostalgic appearance.
• A modular system should be used that will include benches with or without
backs and armrests, and a variety of mounting options.
• Steel or aluminum components should be powder coated.
• Consideration should be given to including receptacles that have separate
bins for glass, cans and trash.
Bench and Trash Receptacle Examples:
The modular system of benches and receptacles will reinforce the architectural
character.
Benches and trash receptacle are pre -fabricated out of concrete and are available
in several different sizes.
Bench Model Bench Mode!
8722433 8721817
�. r.
: WA&
Manufacturer: Pavestone Pavestone
Color: Exposed Aggregate or Colored concrete
Length: 72" x 24" x33" 73" x 24" x 17"H
Trash Receptacle:
Otsego's Waterfront Commercial PUD
"Development standards„
Page 31 of 40
Trash Recepptacle
TR22223bRR
I'll t
Manufacturer:
Size:
Color:
Trash Receptacle
Model TR242432
Raised Concrete Planters
Location:
Pavestone Pavestone
22" x 22" 36"H 24" x 24" 32"H
Exposed Aggregate or Colored Concrete
• Core streets and waterfront in high pedestrian traffic areas where ornamental
trees and flowers may be desirable, and where pedestrian traffic abuts a
parking zone. No planting between streets and sidewalks.
Criteria:
• Planters should reinforce the proposed architectural character.
• The height of planters should be suitable for sitting (14 to 18 inches in
height).
• Planter wall width should be a 10 to 12 inches to accommodate informal
seating.
Pre -cast colored concrete or exposed aggregate planters may also be used to
accent the raised planters. The size of these planters shall range from 3 feet wide
by 2 feet tall to 5 %2 feet wide by 2 feet tall.
Heavy Rolled Rim Planter
Planter Series Model HRR4624
Material-,:
0 Concrete finish should be a light sandblasted texture.
Otsego's Waterfront Commercial PUD
"Development Standards"
Page 32 of 40
• Sealer — matte finish siloxane based graffiti guard.
• Width to outside of walls should be 6'-0" minimum.
• Soil — a good quality planting soil mix should be incorporated to a depth of
2'6" for planters with trees and 1'6" for planters with shrubs alone.
• All walls shall be insulated with 1" polystyrene board to a depth of 2'6".
• Place weep holes on street side.
Tree Grates
Location:
• Tree grates will be located around all trees in the primary and secondary
walk areas and along all boulevards bounded by sidewalk.
Criteria:
• The proposed tree grates should be compatible with the existing grates.
• The grates should meet ADA requirements.
• The grates should be cast iron with a minimum 5' width.
• Tree openings should be expandable.
Example: This model is square with '/z inch oblong openings and meets ADA
requirements.
Manufacturer: Olympic Foundry
Model: STA series
Porous -Plantings Strips:
Otsego's Waterfront Commercial PUD
"Development Standards"
Page 33 of 40
One of the optional street tree treatments primarily for secondary streets is to use
large areas of dry -laid brick or other porous types of paving around the base of
street trees. This type of treatment will benefit street trees by permitting a greater
amount of moisture to permeate the paving surface than would otherwise be
possible with concrete paving.
G. BOLLARDS
Location:
• Bollards may be located along parking lot edges as an option for buffering
views.
• Bollards may also be located along the street curb in areas where conflicts
between pedestrians and vehicles may occur such as at bus plazas and
crossings. The bollards will create a psychological barrier between the
sidewalk and the street.
Criteria:
• Pre -manufactured pre -cast concrete bollards may be used that are consistent
with the following example:
H. LANDSCAPING
Parking Lot Buffers:
The treatment of the setback area between parking lots and sidewalks is more
important than how deep the setback is. In an urban context, the appearance of
the street wall formed by building edges should continue across the street
frontage parking lots with the use of overstory trees, hedges, and/or structural
screens. A narrow setback that includes overstory trees and a low screen made of
wood, concrete, brick or ornamental iron railings can be very effective at
screening views and maintaining the street wall.
For large parking lots (approximately 150 cars or more) the front yard setback
should be increased to a minimum of 10 feet. This would allow enough space for
overstory trees, a low screen hedge, and room for some snow storage.
Landgcani--a - --- na Parkino Lct Tnterinrc-
r a
Otsego's Waterfront Commercial PUD
"Development Standards"
Page 34 of 40
Landscaping the interior of parking areas is important to improve the appearance
of large commercial parking lots. Landscaped islands visually breakup large
expanses of asphalt and cars. Shade trees add the third dimension to parking lots
that is often needed to keep lots in scale with neighboring development.
If properly designed, parking lot islands can be landscaped inexpensively and
effectively. They should incorporate drought and salt tolerant trees. The ground
layer should include materials that will not be destroyed by the weight of snow
piles, such as decorative mulch and shrubs and perennials that may be sheared to
the ground in the late fall. Islands should also be large enough to provide
adequate growing conditions for trees and other plant materials.
The developers should be given the option to decide how required landscaped
areas should be organized. They could choose landscaped islands at the end of
parking bays or consolidate them into fewer but larger islands.
Landscaped islands and areas must be irrigated.
Parking Lot Interiors:
Parking lot interiors shall have 150 square feet of landscape islands per 25
parking spaces. The islands shall include at a minimum one-overstory tree with a
minimum of 1-1/2" caliper at time of planting.
Landscape Quantities:
Parking lots fronting on primary or secondary streets
Parking lots fronting on primary or secondary streets in the Town Center shall
have a 6 foot setback and a 30" high landscape buffer. Acceptable materials
include:
a. A hedge that is 80% opaque in the winter month;
b. A steel or ornamental iron picket railing.
c. Overstory or ornamental trees spaced a maximum of 30 feet apart
with a hedge, railing, or bollards in between; or
c. Any combination of the above that accomplishes the intent of this
requirement.
Otsego's Waterfront Commercial PUD
"Development Standards"
Page 35 of 40
Plant Materials:
Site construction typically results in a variety of conditions such as high
compaction, poor soil structure, and excessive to poor drainage. For this reason
the plant materials used should include plants that are, hardy, vigorous,
adaptable, dependable, and readily available. The plants should generally follow
the Otsego Waterfront Committee's list of recommended plants. The list will be
derived from suggestions by the City's consultant and a competent subcontractor
versed in Minnesota plant species. Plants that can tolerate salt spray and soil salt,
heat and drought, poor drainage, street lighting and shade and other urban
conditions should be used where appropriate.
Plant Sizes
Plant sizes should reflect the aesthetic and functional purpose, planting location,
plant type and availability.
Smaller plant materials are more readily available, and generally more easily
transplanted and adaptable because of the reduced transplant shock and recovery
period
The larger plant sizes should be used in locations where immediate aesthetic
and/or functional results are needed. They should be used generally where
favorable growing conditions exist or can be reasonably established.
The plant material minimum size ranges are as follows:
Overystory Deciduous Trees 1 %i to 2 %i inch caliper
Understory Deciduous Trees 1 %i to 2 inch caliper
Evergreen Trees 6 to 8 feet
Deciduous Shrubs 15 inch — Pot
Perennials Al Pot
I. Parking Lots
Parking lots shall be designed for vehicle mobility and pedestrian courtesy and
safety. Each parking lot will be reviewed as part of the each development stage
of the entire project. Consideration will be given to the following:
Otsego's Waterfront Commercial PUUD
"Development Standards"
Page 36 of 40
1. Stalls per unit
2. Lighting
3. Landscaping
4. Sidewalks for street crossing
5. Snow storage.
6. Common area for tenant refuse
7. Temporary loading areas.
Parking Lot Buffer Railings:
Location: Place parking lot buffer railings between sidewalks and parking
areas in key locations on primary and secondary street.
Criteria:
• Height should buffer view to the hood of cars (approximately 36').
• Design should recall the detailing of the railings used on the buildings.
• Railings along Main Street should be treated as artwork.
Materials:
• Steel Pickets and rail posts should be powder coated.
• Color — greens, bronze, or black to match lighting.
• Railing piers should be pre -cast concrete and/or brick or stone.
J. Permitted Commercial Uses
The developer will review with the City of Otsego's staff and consultants the uses
allowed in the city's commercial districts and identify any uses that may need to
be added, or excluded to promote the integrity of Otsego's Waterfront the
following lists provide examples of, but are not meant to be limiting to the kinds
of businesses intended for the two areas of the Waterfront.
Waterfront West 101
Appliance Store
Auto Parts and Accessory
Auto Services
Bakery
Waterfront East 101
Antique Store
Art Gallery/Artist Supply
Bakery
Clothing Stores
Otsego's Waterfront Commercial PLD
"Development Standards"
Page 37 of 40
Book/Magazine Store
Regional Retailers
Coffee Shop
Seasonal Street Vendors
Decorator Shops
Consumer Electronics
(Paint,Magazines,Lights,Floors)\
Furniture Store
Card Shops
Day Spa
Fabric Store
Medical Offices
Florists
Offices
Liquor Store
Sit Down Restaurant
Convenience Store
River Condominiums
Barber Shops
River Townhouses
Meat Market
Movie Theaters
Deli
Grocery Store
Beauty Salons
Garden Shop
Repair Shop
Hardware
Tailor
lvfusic/Piano Sales
Chiropractor
Pharmacy
Day Medical Clinic
Sit Down Restaurant
Dentists
Large Box Retail
Insurance Agency
Grocery Store
Banks
Garden Shop
Dry Cleaners/Laundry
Hardware
Fast Food
Sporting Goods
Restaurants and Carry Outs
Health and Fitness Shops
Veterinarian
Pool, Ski, Golf and Patio Store
Ice Cream Shop
Hotels
Jewelry Store
Formal Dining
Photo Copy — Micro Mail
Night Clubs
Video Rental
Open Air Business
Motels
Quick Service Restaurant
Prohibited Uses:
Prohibited Uses:
Regional Retail
Large Warehouse Retailers
Auto Service & Gas Stations
Otsego's Waterfront Commercial PUD
"Development Standards"
Page 38 of 40
Restaurant Drive Thru
Vehicle Washes
Motor Vehicle Sales
Manufactured Home Sales
Large Recreational Vehicle
Sales
Adult Video or Bookstores
V. DEVELOPMENT STANDARDS REVIEW PROCESS
Upon formal approval by the City of Otsego for a commercial Planned Unit
Development, The Development Standards specified in this document shall serve
as a basis for future improvements within Otsego's Waterfront. The review
process for each development stage and building site plan will model after the
City of Otsego's current process, with the added step of the review and
approved/reconciliation of a PUD Development Standards Review Committee
prior to the Planning Commission and City Council review/approved process.
Review Process Purpose
To provide a clear and consistent process for site and building plan review that
assures conformance with the development standards adopted within this manual.
A. Development Standards Review Committee
Until 95% of the property that is in the first phase or any and all phases of
the Otsego Waterfront East and West is sold the Committee shall consist
of:
1. Representatives from the Developer Otsego Land Company, and or
their designees.
2. Members of the City of Otsego Staff including, planning,
engineering and fire departments.
Otsego's Waterfront Commercial PUD
"Development Standards"
Page 39 of 40
3. One member of the Otsego Planning Commission & one member
of the City Council.
4. One member of the City at large.
B. Review Process
After 95% of all property that is added to the Otsego Waterfront is sold,
and at the Developer's Option the three representatives of the Developer
shall be replaced by two real estate owners within the Otsego Waterfront.
1. The building applicant submits a proposal for review. Proposal includes
the following:
a. Site plan showing buildings, parking, lot sizes, etc.,
b. Sketch of the building and signage,
C. Floor plan, including square foot of building and units,
d. Building exterior materials description,
e. Type of use(s), and proposed tenants.
f. Any other information as requested by the Review Board.
2. Review Board schedules meeting to discuss project with the applicant.
3. Review Board prepares a summary recommendation to the building
applicant of specific conditions, report is generated by City Planning Staff.
4. Applicant prepares final revisions for submittal with the Developer's
Stage Approval application.
5. Specific Development Standards that are not put upon the building
applicant will be subject to the Developer's Stage Approval Application
and the terms described in the City's Planned Unit
Development/Developer's Agreement.
6. Developer submits package to the city Staff for final Planning
Commission and Council Approval.
The review process will be as timely as possible. Reasonableness and flexibility
will be necessary to adapt to individual business needs without sacrificing the
overall intent of the TT)P[rPlnnmPnt Ctnrlda�rrJe
Y �•
Otsego's Waterfront Commercial PUD
"Development Standards"
Page 40 of 40
C. Enforcement
1. Upon the approval of this PUD Development Standards specifications booklet
the developer and the City of Otsego will outline their responsibilities in a
PUD/Developer's Agreement. The Developer's Agreement will be used for
each development stage of the Commercial Planned Unit Development and
recorded upon each approval and plat.
2. The building applicant must receive approval from the Development
Standards Review Board and the City of Otsego before applying for the
building permit. The City, under the terms of the Planned Unit Development
may also enforce financial sureties, or penalties to assure development
standards compliance.
JNTY QA
VO
•Z
%Z
7
� 0
7855
WRIGHT COUNTY
DEPARTMENT OF HIGHWAYS
Wright County Public Works Building
1901 Highway 25 North
Buffalo, Minnesota 55313
Judy Hudson, City Clerk/Zoning Administrator
City of Otsego
8899 Nashua Avenue N.E.
Otsego, NIN 35330
Jct. T.H. 25 and C.R. 138
Telephone: (763) 682-7383
FAX: (763) 682-7313
March 11, 2002
WAYNE A. FINGALSON, P.E.
Highway Engineer
(763) 682-7388
VIRGIL G. HAWKINS, P.E.
Assistant Highway Engineer
(763)682-7387
RICHARD E. MARQUETTE
Right of Way Agent
(763)682-7386
:W—=
' VF_; MAR 1 2 2002 '
RE: Proposed Development at NE quadrant of CSAH 39/CSAH 42 Intersection, City of Otsego
Dear Judy:
We have received the notice of public hearing regarding the above mentioned proposed development (copy attached).
We have reviewed the existing access locations along CSAH 39 and CSAH 42 in the area of development, and offer the
following comments.
1) An existing access to this property on the north side of CSAH 39 will be required to be limited to right -
in, right -out only due to the access spacing requirements of Wright County. This will be accomplished
by closing the raised concrete median on CSAH 39 in this location. The County will require closure of
the concrete median along CSAH 39 by the applicant as part of the access permit process.
2) The main access for the proposed development will be permitted off of CSAH 42, at a location to be
determined, as far north from the CSAH 39/CSAH 42 intersection as possible.
3) Depending on the size of the proposed development and the proposed traffic generators to be included in
the development, the County will require a separate traffic analysis report to be completed to determine
the impact of the development on the County Highway system. The analysis will determine the amount
of traffic to be generated on the County Highways due to the development and analyze the need for a
traffic control signal system at the developments' main access location on CSAH 42. The traffic report
shall be completed at no expense to the County.
4) A preliminary plat review application, access permit application, and utility permit application form will need to
be completed for work along CSAH 39 and CSAH 42. These forms are available under "Permits & Forms"
under the Highway Department web page atvvik--vN--.co.wright.mn.Lis/department/hiQhwav .
We trust that this information is helpful to you and if you have any questions please call me at 763-682-7387.
Sincerely,
Virgil G. Hawkins, P.E.
Assistant County Engineer
c: Wayne A. Fingalson, County Engineer
Steve Meyer, Maintenance Superintendent
Otsego City File
C:\Data\WPwINIC ITY`.OTSEGO 39 & 42 development.wpd
Equal Opportunity / Affirmative Action Employer