06-16-03 PCITEM 4_1_
NORTHWEST ASSOCIATED CONSULTANTS, INC.
5775 Wayzata Boulevard, Suite 555, St. Louis Park, MN 55416
Telephone: 952.595.9636 Facsimile: 952.595.9837 planners@nacplanning.com
MEMORANDUM
TO: Otsego Planning Commission
FROM: Daniel Licht
DATE: 10 June 2003
RE: Otsego — Apex Building Center; Zoning Text Amendment
NAC FILE: 176.02 — 03.19
BACKGROUND
Apex Building Center, located in the Otsego Industrial Park south of 1-94 along CSAH
37, has a potential tenant interested in establishing a basketball facility within a portion
of the existing warehouse building. The subject site is zoned 1-2, General Industrial
District.
The proposed use would be defined as a commercial recreation use. Such uses are not
listed as a permitted, accessory, interim or conditional use within the 1-2 District. The
applicant is requesting a text amendment to make allowance for the proposed use
within the 1-2 District.
Exhibits:
A. Site Location
B. Site Plan
C. Floor Plan
ANALYSIS
Use. The applicant's proposed use is for a basketball training facility to occupy a
portion of the warehouse space within the 131,104 square foot building. As the
proposed use is not allowed in the 1-2 District, consideration of a text amendment is
necessary. It should also be noted that a commercial recreation use has occupied
(illegally) the JKO Holdings Building on Queens Avenue.
Many communities will make allowance in industrial districts for recreational uses such
as gymnastics academies, soccer associations, etc., due to the space needs of the
particular use. Primary issues raised in allowing such uses within industrial areas
include increased parking demand and the interaction of pedestrians, passenger vehicle
traffic and large truck traffic.
Issues related to site function are address with standardized performance requirements
such as off-street parking ratios. Communities approach the compatibility issue
differently allowing the recreational use either as a permitted use (Maple Grove)
assuming that any potential negative impacts are to the recreational use rather than the
industrial use. The other approach used to make allowance for recreational uses is as a
conditional use (Plymouth). Because of the land use compatibility issue, we
recommend a conditional use approach if recreational uses are to be allowed within the
1-2 District or other industrial districts of the City.
Amendment. Based on the preceding discussion, we have outlined draft language for
the Planning Commission to consider that would allow for indoor commercial recreation
as a conditional use within the 1-2 District. We would also suggest consideration be
given to allowing the same use conditionally within the 1-1 and 1-3 Districts as well
because of the similar nature of each district.
K. Physical recreation or training facilities provided that:
1. Hours of operation shall be subject to review and approval of the
City Council.
2. Vehicular access points shall create a minimum of conflict with
through traffic, shall comply with Section 21 of this Chapter and
shall be subject to review and approval of the City Engineer.
3. Adequate off-street parking and off-street loading stalls are is
provided in compliance with Sections 21 and 22 of this Chapter.
4. All signs and information and visual communications devises shall
be in compliance with Section 37 of this Chapter.
5. The provisions of Section 20-4-2.1' of this Chapter are considered
and determined to be satisfied.
Site Plan. Application of the performance standards allowing a physical recreation use
at the subject site raises the following issues:
Access. The subject site has three access points to Jansen Avenue. All of the
access points are appropriately spaced from one another and from the
2
intersection of Jansen Avenue and CSAH 37. No access related issues are
anticipated.
■ Parking. The approved site plan the Apex Building Center provides for 175
parking stalls under a proof -of -parking agreement deferring construction of 40
required parking stalls. The table below illustrates the parking requirements for
the existing office and warehouse uses along with the requirement for the
recreational use identified by the American Planning Association:
Use Floor Area
Office 20,160sf.
Requirement
3 stalls + 1 stall / 200sf.
Required Stalls
111
Warehouse 98,114sf.
1 stall / 1,000sf.
88
Recreation 12,800sf.
5 stalls / court or hoop
25
TOTAL
224
Based on the conversion of the warehouse space to recreational use, nine
additional parking stalls would be required. Unless there is evidence of demand,
we would recommend that the existing proof -of -parking agreement be amended
to specify that the City may require 224 parking stalls and not require
construction of additional parking at this time.
• Signs. No plans have been submitted for signs related to the proposed use.
Signs for the building are limited to 15% of the total wall area and one
freestanding sign not to exceed 100 square feet. Installation of any temporary or
permanent signs on the property requires conformance with Section 37 of the
Zoning Ordinance and a sign permit prior to construction.
■ Utilities. The subject site is served by on-site well and septic systems. Any
impact to these systems through the change in use of floor area from
warehousing to recreation will be subject to review and approval of the City
Engineer.
Criteria. The request to amend the Zoning Ordinance and application for a CUP under
the proposed language is to be evaluated based upon (but not limited to) the criteria
outlined in Sections 20-3-2.17 and 20-4-25 of the Zoning Ordinance:
1. The proposed action's consistency with the specific policies and provisions of the
official City Comprehensive Plan.
Comment. The Comprehensive Plan encourages development of a land use
pattern based on functionally related uses being clustered together.
Implementation of this goal is accomplished through the range of uses allowed in
the City's several zoning districts, which seek to allow for a range of similar,
compatible uses to locate within a given area. Allowance of a recreational use in
the 1-2 District burrs the lines between commercial and industrial development.
However, the characteristics of such recreational uses tend to be similar to that
3
of industrial uses with high spatial requirements and relative low intensity of
people. In that the proposed use also allows for expanded employment and
service opportunities within the City, accommodation is appropriate.
2. The proposed use's compatibility with present and future land uses of the area.
Comment. The compatibility of a recreational use within industrial districts can be
addressed as part of a conditional use permit review process to determine no
impact to traffic, parking, site function or adjacent land uses. The specific
proposal for the Apex Building Center raises no potential compatibility issues.
3. The proposed use's conformity with all performance standards contained in the
Zoning Ordinance (i.e., parking, loading, noise, etc.).
Comment. The existing Apex Building Center received site and building plan
approval in 1999. The change in floor area from warehouse to recreation use
also conforms to all applicable performance standards.
4. The proposed use's effect upon the area in which it is proposed.
Comment: The proposed amendment will allow for increased business and
service opportunities within the City of Otsego responsive to the spatial needs of
these particular uses. The proposed recreation use at this location will further
allow for full -utilization of an existing building. The applicant's requests on both
issues are positive.
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 likely to have different traffic generation
characteristics than a typical industrial use. However, the subject site is access
via an improved street designed to the City's commercial and industrial street
standard. Jansen Avenue connects immediately adjacent to the subject site with
CSAH 37, which is designated as a minor arterial by the Comprehensive Plan.
7. The proposed use's impact upon existing public services and facilities including
parks, schools, streets, and utilities and its potential to overburden the City's
service capacity.
4
Comment: The proposed use is not anticipated to have a negative impact to the
City's service capacity.
CONCLUSION
The proposed location of a commercial recreational use in an industrial district is related
to the space needs of certain types of these uses which have been recognized in other
communities. Provided that all of the performance standards of the Zoning Ordinance
are complied with, we believe that such uses would be appropriate not only in the 1-2
District, but the 1-1 and 1-3 Districts as well. As such, we recommend approval of the
application as outlined below.
Decision 1 — Zoning Text Amendment
A. Motion to approve a Zoning Ordinance text amendment allowing for indoor
commercial recreation uses in the 1-1, 1-2 and 1-3 Districts in the form attached
hereto based on a finding that the request is consistent with the Comprehensive
Plan.
B. Motion to deny the application based on a finding that the proposed use is
incompatible with the purpose of the 1-2 District and the policies of the
Comprehensive Plan.
C. Motion to table the application.
Decision 2 — Conditional Use Permit
A. Motion to approve site plans for Apex Building Center with an indoor commercial
recreation tenant, subject to the following conditions:
1. All conditions of the site and building plan approval by the City Council on
13 December 1999 remain in full force and effect.
2. The proof -of -parking agreement between the City and the applicant dated
24 May 2000 is amended to specify a parking requirement of 224 parking
stalls based on the proposed mix of uses of the building and Section 21 of
the Zoning Ordinance.
3. All signs shall conform to the requirements of Section 37 of the Zoning
Ordinance and the installation of any permanent or temporary sign shall
require approval of a sign permit prior to construction.
4. All on-site utility issues are subject to review and approval of the City
Engineer.
5. Comments of other City Staff.
B. Motion to deny the application based on a finding that the proposed use is not
allowed in the 1-2 District.
PC. Mike Robertson
Judy Hudson
Andy MacArthur
Ron Wagner
Dino Burge
0
NAC
ON THE GREAT RIVER ROAD
ORDINANCE NO.:
CITY OF OTSEGO
COUNTY OF WRIGHT, MINNESOTA
AN ORDINANCE AMENDING THE ZONING ORDINANCE OF THE CITY OF OTSEGO
TO ALLOW FOR PHYSICAL RECREATION USES AS A CONDITIONAL USE WITHIN
THE CITY'S SEVERAL INDUSTRIAL DISTRICTS.
THE CITY COUNCIL OF THE CITY OF OTSEGO DOES HEREBY ORDAIN:
Section 1. Section 20-85-6 of the Zoning Ordinance is hereby amended to include
the following provisions:
G. Physical recreation or training facilities provided that:
1. Hours of operation shall be subject to review and approval of the City
Council.
2. Vehicular access points shall create a minimum of conflict with
through traffic, shall comply with Section 21 of this Chapter and shall
be subject to review and approval of the City Engineer.
3. Adequate off-street parking and off-street loading stalls are is
provided in compliance with Sections 21 and 22 of this Chapter.
4. All signs and information and visual communications devises shall be
in compliance with Section 37 of this Chapter.
5. The provisions of Section 20-4-2.F of this Chapter are considered
and determined to be satisfied.
Section 2. Section 20-86-6 of the Zoning Ordinance is hereby amended to include
the following provisions:
K. Physical recreation or training facilities provided that:
1. Hours of operation shall be subject to review and approval of the City
Council.
EXHIBIT B
2. Vehicular access points shall create a minimum of conflict with
through traffic, shall comply with Section 21 of this Chapter and shall
be subject to review and approval of the City Engineer.
3. Adequate off-street parking and off-street loading stalls are is
provided in compliance with Sections 21 and 22 of this Chapter.
4. All signs and information and visual communications devises shall be
in compliance with Section 37 of this Chapter.
5. The provisions of Section 20-4-21 of this Chapter are considered
and determined to be satisfied.
Section 3. Section 20-87-6 of the Zoning Ordinance is hereby amended to include
the following provisions:
G. Physical recreation or training facilities provided that:
1. Hours of operation shall be subject to review and approval of the City
Council.
2. Vehicular access points shall create a minimum of conflict with
through traffic, shall comply with Section 21 of this Chapter and shall
be subject to review and approval of the City Engineer.
3. Adequate off-street parking and off-street loading stalls are is
provided in compliance with Sections 21 and 22 of this Chapter.
4. All signs and information and visual communications devises shall be
in compliance with Section 37 of this Chapter.
5. The provisions of -Section 20-4-21 of this Chapter are considered
and determined to be satisfied.
Section 4. This Ordinance shall become effective immediately upon its passage
and publication.
2
PASSED by the Otsego City Council this day of , 2003.
CITY OF OTSEGO
Larry Fournier, Mayor
ATTEST:
Judy Hudson, Zoning Administrator/City Clerk
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ITEM 4.2_
NORTHWEST ASSOCIATED CONSULTANTS, INC.
5775 Wayzata Boulevard, Suite 555, St. Louis Park, MN 55416
Telephone: 952.595.9636 Facsimile: 952.595.9837 planners@nacplanning.com
MEMORANDUM
TO: Otsego Planning Commission
FROM: Daniel Licht
DATE: 11 June 2003
RE: Otsego —Watertower #2; Rezoning/CUP
NAC FILE: 176.08-03.
BACKGROUND
The City of Otsego has initiated a rezoning and conditional use permit application to
allow for construction of the City's Watertower #2 on a one -acre parcel located along
70th Street east of Kadler Avenue. Watertower #2 is being developed as part of the
municipal sanitary sewer and water system for the west sanitary sewer service district.
The subject site is currently zoned A-1, Agriculture Rural Service District. The City has
initiated the rezoning of the property to INS, Institutional District consistent with other
municipal utility facilities within the City. Municipal utility structures are allowed as a
conditional use within the INS District. A reduction in the required minimum lot size is
also being considered as part of the CUP application.
Exhibits:
A. Site Location
B. Site Plan
C. Elevations
Zoning. Government utility buildings are allowed as a conditional use in the A-1
District. The City also has established an INS, Institutional District for the specific
purpose of locating public service facilities. Municipal facilities such as the watertower
are also allowed in the INS District by conditional use permit.
Site Plan. The subject site has direct access to 70th Street, which is designated as a
collector street by the Comprehensive Plan. Watertower #2 will generate minimal traffic
and will not cause any congestion with direct access to this roadway. The 24 foot wide
driveway and the surface surrounding Watertower#2 is proposed as gravel, which is
allowed by Section 20-21- 4.H.12.c. No site improvements beyond the structure and
gravel surface are proposed. The area outside of the gravel surface will be grass as
the structure height precludes and meaningful screening.
The table below illustrates the lot requirements of the INS District. The proposed water
tower site meets all of the applicable lot requirements except the minimum lot area.
Section 20-90-6.1 of the Zoning Ordinance allows for a reduction in the minimum lot
area as a conditional use provided that compatibility with surrounding uses is
maintained. Watertower #2 will have almost no on-site activity and no compatibility
issues are anticipated due to the reduced lot area.
Lot Area Lot Width
Setbacks
Front Side
Rear
Re uired 5 ac. None
65ft. 50ft.
50ft.
Proposed 1 ac. 21 Oft.
75ft. 80ft.
80ft.
Structure. Watertower #2 has been designed to a peak height of 157 feet with a 52
foot wide base and 74 foot wide tank. Structures in the INS District are limited to a
height of 3 stories or 40 feet. However, Section 20-17-3.13 exempts structures such as
Watertower #2 from the zoning district height limitations. All of the necessary facilities
for Watertower #2 are within the structure.
Watertower #2 will be similar in appearance to the colors on Watertower #1 along TH
101. The base and tank sections will be painted a natural buff color and a 1,000 square
foot City logo will be painted on the tank with blue lettering on the southeast and
northwest sides to be visible from 1-94.
Criteria. Evaluation of the rezoning and the CUP applications is to be based upon (but
not limited to) the criteria outlined in Sections 20-3-2.F and 20-4-2.F of the Zoning
Ordinance:
1. The proposed action's consistency with the specific policies and provisions of the
official City Comprehensive Plan.
Comment: The Comprehensive Plan establishes the west sanitary sewer service
district for the purposes of accommodating anticipated growth with a compact,
urban form with staged expansion polices to manage development, provide for a
balance of residential use types and increase commercial and industrial
development with the availability of sanitary sewer and water services. The
proposed Watertowner #2 facility is an essential service necessary to implement
the Comprehensive Plan policies.
2
2. The proposed use's compatibility with present and future land uses of the area.
Comment: The subject site was selected based upon topography and the design
of the water system to balance the watertower with planned well locations. The
area surrounding Watertower#2 is agricultural. The area is planned for future
commercial and business warehouse uses as part of the Kittredge Crossings
PUD master plan. The proposed watertower is an incidental structure to urban
development and is not anticipated to cause any compatibility issues.
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 conforms to all applicable performance standards.
4. The proposed use's effect upon the area in which it is proposed.
Comment: Construction of Watertower #2 is necessary to implement the policies
of the Comprehensive Plan for development of the west sanitary sewer service
district.
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 significant 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 use will contribute to the City's service capacity.
CONCLUSION
The proposed Watertower #2 site is an essential service necessary to implement the
City's plans for the west sanitary sewer service district. As such, we recommend
approval of the applications as outlined below:
3
Decision 1 — Zoning Map Amendment
1. Motion to approve a Zoning Map amendment rezoning approximately one acre
from A-1 District to INS District for the purpose of constructing Watertower #2
based on a finding that the action is consistent with the Comprehensive Plan.
2. Motion to deny the application based on a finding that the request is not
consistent with the Comprehensive Plan.
3. Motion to table the request.
Decision 2 — CUP
1. Motion to approve a conditional use permit for construction of a municipal
watertowner and reduction in minimum lot area within the INS District based on a
finding that the action is consistent with the Comprehensive Plan and Zoning
Ordinance.
2. Motion to deny the application based on a finding that the request is not
consistent with the Comprehensive Plan.
PC. Mike Robertson
Judy Hudson
Andy MacArthur
Ron Wagner
4
WATER TREATMENT PLANT/ PUMP HOUSE #3
WELL PUMPS #4 & #59 AND FUTURE WELL
C.O.P. NO. 03-04
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CITY OF OTSFCO MINNFCr1TA nCTF- 1/GAru 'Mnl
NORTHWEST ASSOCIATED
ITEM 4.3_
CONSULTANTS, INC.
5775 Wayzata Boulevard, Suite 555, St. Louis Park, MN 55416
Telephone: 952.595.9636 Facsimile: 952.595.9837 planners@nacplanning.com
MEMORANDUM
TO: Otsego Planning Commission
FROM: Daniel Licht
DATE: 11 June 2003
RE: Otsego — West WWTP; CUP
NAC FILE: 176.08 — 03.06
BACKGROUND
The City of Otsego has initiated an application for a conditional use permit for
construction of the West Wastewater Treatment Plant to be located adjacent to Otsego
Creek west of Kadler Avenue near 77th Street. The Wastewater Treatment Plant site
includes the wastewater treatment plant, Well #5 and Lift Station #3. The subject site is
zoned INS, Institutional District which allows for municipal utility structures as a
conditional use. The subject site is also within the Shoreland Overlay District of Otsego
Creek.
Exhibits:
A. Site Location
B. Site Plan
C. Elevations
Zoning. Government utility buildings are allowed as a conditional use an INS,
Institutional District, which was established for the specific purpose of locating public
service facilities.
Lot Requirements. The table below illustrates the lot requirements of the INS District.
Lot Area
Lot Width
Setbacks
Front
Side Rear
Re wired
WWTP
5 ac.
23 ac.
None
66 ft.
35ft.
200ft.
50ft. 50ft.
200ft. 200ft.
The subject site is approximately 23 acres in size to accommodate the proposed
treatment plant, lift station and well. The Waste Water Treatment Plant exceeds the
setback requirements of the INS District due to a MPCA requirement that the facility
provide a 200 foot perimeter setback.
Lift Station #3 and Well #5 are located in the northeast portion of the site. Both
structures are primarily below ground. Liftstation #3 is setback approximately 55 feet
from the closest lot line, whereas Well #3 is setback 5 feet from the closest lot line,
which is shared with the park parcel. In that the well is near another City property, a
reduction in the setback as part of the CUP is not an issue.
Access. Although the property has access via 75th Street off of the frontage road to
CSAH 19, a driveway will be provided to 77th Street through the abutting park parcel
being dedicated with the Arbor Creek plat. The driveway accessing the site will be a
gravel surface with a gate at the 77th Street curb cut. A crossing of Otsego Creek is
necessary for the driveway and subject to DNR approval.
WWTP Structures. The WWTP consists of several buildings, structures and ditches for
the processing of collected waste water. Although elevations have not been prepared,
the intent is to construct the above ground buildings with a traditional barn -like
appearance to make it more compatible with existing and planned residential uses
surrounding the site. The above ground sludge storage tank is also to use a formed
concrete surface such as field stone to improve its appearance.
Landscaping. There is existing vegetation along Otsego Creek, but the subject site is
free from significant tree cover as it was used for agriculture production. Further, the
topography of the site is such that the WWTP will be higher than surrounding lands to
the east and north. A landscaping plan should be prepared to provide for perimeter
plantings of coniferous and deciduous trees to provide long-term screening. A variety of
shrubs or a defined hedge may also be provided at Lift Station #3 and Well #5 to screen
them from view.
Criteria. Evaluation of the rezoning and the CUP applications is to be based upon (but
not limited to) the criteria outlined in Sections 20-3-2.F and 20-4-25 of the Zoning
Ordinance:
1. The proposed action's consistency with the specific policies and provisions of the
official City Comprehensive Plan.
Comment: The Comprehensive Plan establishes the west sanitary sewer service
district for the purposes of accommodating anticipated growth with a compact,
urban form with staged expansion polices to manage development, provide for a
balance of residential use types and increase commercial and industrial
development with the availability of sanitary sewer and water services. The
2
proposed facilities are incidental to this development plan as an essential
service.
2. The proposed use's compatibility with present and future land uses of the area.
Comment: The subject site was selected based upon topography andproximity
to Otsego Creek which is the discharge point for the treated water. There is an
existing block of single family dwellings to the west and the area to the north,
east and south is planned for residential uses served by municipal sanitary sewer
and water.
The City's east WWTP was constructed and low density urban residential uses
have developed directly adjacent to the site. The City has not experienced any
compatibility issues related to the proximity of the east WWTP and abutting
residential uses. In that the proposed west WWTP is the same design as the
existing facility, we foresee no compatibility issues with the proposed location.
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 conforms to all applicable performance standards.
4. The proposed use's effect upon the area in which it is proposed.
Comment: Construction of these facilities is necessary to implement the policies
of the Comprehensive Plan for development of the west sanitary sewer service
district.
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 significant 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 use will contribute to the City's service capacity.
3
CONCLUSION
The proposed West Waste Water Treatment Plant site that includes Lift Station #3 and
Well #3 is an essential service necessary to implement the City's plans for the west
sanitary sewer service district. As such, we recommend approval of the conditional use
permit as outlined below:
Decision 1 — CUP
A. Motion to approve a conditional use permit for construction of a municipal waste
water treatment plant, lift station and well within the INS District, subject to the
following conditions:
1. A landscape plan is prepared that provides for a mix of deciduous and
coniferous trees at the perimeter of the property to screen the facility from
view of adjacent parcels.
B. Motion to deny the application based on a finding that the request is not
consistent with the Comprehensive Plan.
C. Motion to table the request.
pc. Mike Robertson
Judy Hudson
Andy MacArthur
Ron Wagner
4
�m
S
WATER
TREATMENT
PLANT/PUMP
HOUSE#3
WELL
ELECTRICAL SYMBOLS d ABBREVIATIONS
E2.
ELECTRICAL SITE PLAN
PUMPS
ELECTRICAL PLAN
#4 &
#51 AND
E5.
MCC SCHEMATICS
FUTURE
PANEL SCHEMATICS
E7.
ELECTRICAL DETAIL k SCHEMATICS
EB. -
5CADA SYSTEM VICINITY MAP
WELL
SCADA SYSTEM
E10.
SCADA PANEL SCHEMATICS
\ C.O.P. NO. 03-04
CITY OF OTSEGO
SHEET INDEX
AND DRAINAGE PLAN
PLAN
'LAN
TIC FLOOR LAYOUT PLAN
OOR LAYOUT PLAN
PIPING SECTION A -A
PIPING SECTION B -B
PIPNG SECTION C -C
PIPING SECTION D -D
PIPING SECTION E -E
PIPING SECTION F -F
JLS
IETAILS
S
HEMICAL FEED DETAILS
1G ELEVATION
IG ELEVATION
ELEVATION
ELEVATION
PIPE PROFILE PUMPHOUSE AND WATER TREATMENT
M1.
MECHANICAL PN
U
M2.
MECHANICAL PUN
E1.
ELECTRICAL SYMBOLS d ABBREVIATIONS
E2.
ELECTRICAL SITE PLAN
E3.
ELECTRICAL PLAN
E4.MOTOR
CONTROL CENTER ONE UNE DIAGRAM
E5.
MCC SCHEMATICS
E6.CONTROL
PANEL SCHEMATICS
E7.
ELECTRICAL DETAIL k SCHEMATICS
EB. -
5CADA SYSTEM VICINITY MAP
E9.
SCADA SYSTEM
E10.
SCADA PANEL SCHEMATICS
El 1.
SCADA PANEL SCHEMATICS
E12.SCADA
PANEL SCHEMATICS
E13.
SCADA PANEL SCHEMATICS
EXHIBIT A
I her. by certify that Ih;s plan,
specification, or rePart — prepared
6y MO Of
under my direct auperv'n�on
and thatI am a duly Licensed
Pralesaional Engineer ander the lees
pf lM Slpte of Min—w.
WILLIAM L. MORRIS PE.
Dote XXXX No. 41600
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ITEM 4-4_
NORTHWEST ASSOCIATED CONSULTANTS, INC.
5775 Wayzata Boulevard, Suite 555, St. Louis Park, MN 55416
Telephone: 952.595.9636 Facsimile: 952.595.9837 planners@nacplanning.com
MEMORANDUM
TO: Otsego Planning Commission
FROM: Daniel Licht
DATE: 11 June 2003
RE: Otsego — Pump House #3 / Well #4; Rezoning/CUP
NAC FILE: 176.08-03.
BACKGROUND
The City of Otsego has initiated a rezoning and conditional use permit application to
allow for construction of the City's Pump House #3 and Well #4 on Outlot A of the
Pleasant Creek Farms subdivision along 77"' Street, adjacent to the existing Beaudry
Addition. Pump House #3 is being constructed for the water system in the west
sanitary sewer service district. The subject site is currently zoned R-6, Townhouse,
Quadraminium, and Low Density Multiple Family District. Pump House #3 provides for
treatment of the municipal water supply and pressurization. The City has initiated the
rezoning of the property to INS, Institutional District where municipal utilities are allowed
as a conditional use consistent with other existing or planned municipal utility facilities
within the City. Consideration of the CUP also includes a reduction in the required
minimum lot size.
Exhibits:
A. Site Location
B. Site Plan
C. Elevations
Zoning. Government utility buildings are allowed as a conditional use in the R-6
District. However, the City specifically established the INS, Institutional District for the
purpose of locating public service facilities. Municipal facilities such as Pump House #3
are allowed in the INS District by conditional use permit.
Site Plan. The subject site has frontage to 77th Street and Landcaster Avenue, which
will be constructed by the developer of the Pleasant Creek Farms plat. The Pump
House is not occupied each day and will generate minimal traffic without causing any
congestion with direct access to these local streets. The driveways are proposed as
asphalt surfaces. No site improvements beyond the structure and driveway surface are
proposed. A landscaping plan should be prepared consistent with that proposed for
Pleasant Creek Farms for the west property line.
The table below illustrates the lot requirements of the INS District. The proposed water
tower site meets all of the applicable lot requirements except the minimum lot area.
Section 20-90-6.1 of the Zoning Ordinance allows for a reduction in the minimum lot
area and Section 20-32-5 allows for a reduction in setbacks as a conditional use
provided that compatibility with surrounding uses is maintained. Pump House #3 will
have almost no on-site activity and no compatibility issues are anticipated due to the
reduced lot area or setbacks as they will be consistent with those applied to the
Pleasant Creek Farms subdivision.
Lot Area Lot Width
Setbacks
Front Side Rear
Required 5.0 ac. None
35ft. 35ft./ 50ft. 50ft.
Proposed 0.4 ac. 11 Oft.
77ft. 44ft. / 33ft. 25ft.
Structure. Pump House #3 is a 1,530 square foot one storey building with all of the
necessary facilities for in the structure. The building is finished with a brick fagade and
asphalt shingles intended to be compatible with the design of the townhouse dwellings
being constructed with the Pleasant Creek Farms subdivision.
Criteria. Evaluation of the rezoning and the CUP applications is to be based upon (but
not limited to) the criteria outlined in Sections 20-3-21 and 20-4-2.17 of the Zoning
Ordinance:
1. The proposed action's consistency with the specific policies and provisions of the
official City Comprehensive Plan.
Comment: The Comprehensive Plan establishes the west sanitary sewer service
district for the purposes of accommodating anticipated growth with a compact,
urban form with staged expansion polices to manage development, provide for a
balance of residential use types and increase commercial and industrial
development with the availability of sanitary sewer and water services. The
proposed Pump House #3 and Well #4 is an essential service necessary to
implement the Comprehensive Plan policies.
2. The proposed use's compatibility with present and future land uses of the area.
2
Comment. To the west of the subject site are existing single family dwellings on
one -acre lots. We recommend the landscaping proposed along the west plat line
of Pleasant Creek Farms be continued to the subject site to provide screening for
the existing development. Development of townhouse dwellings will surround the
other three sides of the subject site. The limited activity of the use and the
design of the site and building are anticipated to ensure compatibility.
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 conforms to all applicable performance standards.
4. The proposed use's effect upon the area in which it is proposed.
Comment: Construction of Pump House #3 is necessary to implement the
policies of the Comprehensive Plan for development of the west sanitary sewer
service district.
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 significant 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 use is anticipated to contribute to the City's service
capacity.
CONCLUSION
The proposed Pump House #3 and Well #4 site is an essential service necessary to
implement the City's plans for the west sanitary sewer service district. The site and
buildings have been designed in consideration of surrounding uses to ensure
compatibility. As such, we recommend approval of the applications as outlined below:
3
Decision 1 — Zoning Map Amendment
A. Motion to approve a Zoning Map amendment rezoning approximately one acre
from A-1 District to INS District for the purpose of constructing Pump House #3
and Well #4 based on a finding that the action is consistent with the
Comprehensive Plan.
B. Motion to deny the application based on a finding that the request is not
consistent with the Comprehensive Plan.
C. Motion to table the request.
Decision 2 — CUP
A. Motion to approve a conditional use permit for construction of Pump House #3
and Well #4 based on a finding that the action is consistent with the
Comprehensive Plan and Zoning Ordinance, subject to the following conditions:
1. A landscape plan is implemented consistent with the plantings for the west
plat line of Pleasant Creek Farms.
2. Motion to deny the application based on a finding that the request is not
consistent with the Comprehensive Plan.
PC. Mike Robertson
Judy Hudson
Andy MacArthur
Ron Wagner
Il
WATER
TREATMENT
PLANT/PUMP
HOUSE # 3
WELL
PUMPS
WELL /5 SITE PLAN
#4 &
#51 AND
G5.
HYDROPNEUMAnC FLOOR LAYOUT PLAN
FUTURE WELL
� C.O.P. NO. 03-04
CITY OF OTSEGO
Hakonson
Anderson
Assoc.,Inc.
SHEET INDEX
G7.
TITLE SHEET
G2.
SITE GRADING AND DRAINAGE PLAN
G3.
WELL /5 SITE PLAN
G4.
FOUNDATION PLAN
G5.
HYDROPNEUMAnC FLOOR LAYOUT PLAN
G6.
FILTRATION FLOOR LAYOUT PLAN
G7.
ROOF PLAN
G8.
BUILDING AND PIPING SECTION A -A
G9.
BUILDING AND PIPING SECTION B -B
GIO.
BUILDING AND PIPING SECTION C -C
GII.
BUILDING AND PIPING SECTION D-0
C72 -BUILDING
AND PIPING SECTION E -E
CIS.
BUILDING AND PIPING SECTION F -F
G14.
BUILDING DETAILS
G15.
STRUCTURAL DETAILS
G16.
PIPING DETAILS
G17.
PIPING AND CHEMICAL FEED DETAILS
G18.
SOUTH BUILDING ELEVATION
G19.
XORTH BUILDING ELEVATION
C20.
EAST BUILDING ELEVATION
C21.
WEST BUILDING ELEVATION
G22.. LN51DE WATER PIPE PROFILE PUMPHOUSE AND WATER TREATMENT
M1.
MECHANICAL PLAN
M2.
MECHANICAL PUN
Et.
ELECTRICAL SYMBOLS k ABBREVIATIONS
E2.
ELECTRICAL SITE PUN
U.
ELECTRICAL PUN
E4.
MOTOR CONTROL CENTER ONE UNE DIAGRAM
E5.
MCC SCHEMATICS
E6.
CONTROL PANEL SCHEMATICS
E7.
ELECTRICAL DETAIL k SCHEMATICS
Ell . '-
SCADA SYSTEM VICINITY MAP
E9.
SCADA, SYSTEM
E10.
SCADA PANEL SCHEMATICS
E11.
SCADA PANEL SCHEMATICS
E12.
SCALIA PANEL SC"ELAnCS
E13.
SCADA PANEL SCHEMATICS
EXHIBIT A
I here by certify that this pion,
ap.co—tion, o repon w prepared
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WILLIAM L MORRIS P.L
Dal. xxxx Ui Na. 41600
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