ITEM 4.33601 Thurston Avenue N, Suite 100
Anoka, MN 55303
Phone: 763.231.5840
Facsimile: 763.427.0520
TPCTPC@vPlanningCo.com
11 1L • C _ ► 1 ll
TO: Otsego Planning Commission
FROM: D. Daniel Licht, AICP
DATE: 2 March 2017
RE: Otsego —Comprehensive Plan; Industrial Land uses
TPC FILE: 101.01
BACKGROUND
Development of industrial land uses is critical to the economic development goals of the City's
2012 Comprehensive Plan. Continued industrial development brings to the City an expanded
tax base, local employment opportunities for residents and local business support for
commercial uses, as well as utilization of in-place and planned infrastructure. The City Council
has stated a need to identify areas for possible future industrial uses to allow for continued
development during this current economic cycle, particularly along the TH 101 corridor. A
public hearing has been noticed for the Planning Commission meeting on 6 March 2017 to
consider possible amendments to the Future Land Use Plan and 2012 Transportation Plan for
industrial land use expansion.
Exhibits:
A. Proposed Future Land Use Plan map
B. Proposed Transportation Plan map
ANALYSIS
The 2012 Comprehensive Plan includes the following goal statement:
Promote continued development of high quality, high value industries that
enhance the City's economy through an improved tax base and expanded
employment opportunities within Otsego.
Industrial development that has occurred in Otsego to date is characterized dry industries and
distribution facilities with a small number of employees. Final buildout (with only expansion of
Room & Board and Wagner buildings remaining) of the Gateway North subdivision on the east
side of TH 101 as part of the economic recovery following the 2000s recession represents a
growing economic development interest in Otsego consisting of regional and national
companies relocating or establishing new facilities in the area. To sustain continued economic
development, especially along the TH 101 corridor, it is necessary to consider possible
development sites. In considering locations suitable for continued industrial development, the
2012 Comprehensive Plan guides that the following elements should be taken into account:
1. The site should be reasonably level and offer a site area that is capable of
accommodating industrial buildings and required ancillary activities (i.e., parking,
shipping and receiving, outdoor storage, etc.).
2. The site soils should be well drained and capable of bearing heavy loads. For areas
without sanitary service availability, soils must be capable of providing for an on-site
sewer system.
3. The building and, to the extent possible, the site should be flood -free.
4. The site should also take advantage of available community transportation facilities,
such as highways or railroads.
5. The site should be protected from residential encroachment or incompatible industrial
neighbors.
6. The industrial area should allow for further future industrial expansion.
The area between CSAH 38 and CSAH 36 on both side of TH 101 are considered highly
appropriate for future industrial uses. The area is reasonably level, provides expansion
potential, and is provided excellent access given interchange access at CSAH 37 and CSAH 36.
These areas are generally protected from compatibility issues with existing or future residential
development. Due to this high accessibility and visibility, quality development with high
performance standards and limited outdoor storage are to be pursued in this area in
accordance with the requirements of the 1-1, Limited Industrial District.
The area west of TH 101 is somewhat limited at this time for industrial development. The
existing high pressure natural gas trunk pipeline bisects a major portion of this area south of
CSAH 38. Furthermore, construction of Quaday Avenue as a new commercial -industrial
collector street south of CSAH 38 must be undertaken to provide access for industrial and uses.
The City prepared a feasibility report to estimate the costs to relocate the gas line, construct
Quaday Avenue, and extend sanitary sewer and water facilities at the request of the owners of
the Darkenwald and McCrossan properties that abut the south side of CSAH 38, and would be
the first phase of any industrial development in the area. The feasibility report was completed
2
and provided to the property owners. Due to the combined costs of relocating the gas line,
constructing Quaday Avenue, and extending utilities, as well as extensive grading that would be
required, industrial development of the area west of TH 101 is not considered to be financially
feasible at this time. The area east of TH 101 between CSAH 38 and CSAH 36 has greater
opportunity for immediate industrial development. Queens Avenue and extension of sanitary
sewer and water utilities were constructed as part of the development of Gateway North
abutting the west side of Queens Avenue. Areas east of Queens Avenue are currently guided
for residential land uses of varying densities. However, these parcels have access to streets
and utilities with capacity to serve industrial uses as well.
City staff proposes that an additional 320 acres east of Queens Avenue be guided for industrial
uses to provide greater opportunity for industrial development within the current market. The
area to be guided for industrial development would include the parcels abutting the south side
of CSAH 38 from Queens Avenue east to the boundary of the Wild and Scenic River District,
which does not allow for industrial land uses, parcels on the north and south sides of 65th
Street between Queens Avenue and future Randolph Avenue (on the north extending to CSAH
42), and along the west side of future Randolph Avenue north of the East Waste Water
Treatment Facility to provide a better land use transition than residential uses. Parcels
abutting the Riverpointe and Wokson Hills residential subdivisions would remain guided for
future low density residential development. As part of the proposed land use change, City staff
also recommends amending the Transportation Plan to designate 65th Street as a commercial -
industrial collector street to accommodate industrial traffic generation between Queens
Avenue and CSAH 42.
RECOMMENDATION
City staff recommends approval of amendments to the Future Land Use Plan map and
Transportation Plan in the form attached hereto. These amendments are necessary to provide
greater opportunity along the TH 101 corridor for continued industrial development in Otsego
as part of the current growth market. Industrial development is important from an economic
development perspective to expand tax base, employment opportunities, and commercial
market support consistent with the goals of the 2012 Comprehensive Plan.
POSSIBLE ACTIONS
A. Motion to recommend City Council approval of the Future Land Use Plan map and
Transportation Plan update.
B. Motion to recommend City Council not approve the Future Land Use Plan map and
Transportation Plan update.
C. Motion to table.
3
Adam Flaherty, Interim City Administrator
Tami Loff, City Clerk
Andy MacArthur, City Attorney
Ron Wagner, City Engineer
wI_"
Illirr�i►�fp♦ >
■
r51-114,11,1111 _
i
if M
--11 - -1._ JL
FUNCTIONAL CLASSIFICATION
INDUSTRIAL/COMMERCIAL MAJOR COLLECTOR MINOR ARTERIAL - PRINCIPAL ARTERIAL RESIDENTIAL MINOR
COLLECTOR
INDUSTRIAL/COMMERCIAL MINOR COLLECTOR PARKWAY RESIDENTIAL MAJOR COLLECTOR
TPC
Hakanson
Anderson
o.� O6, 2012 — 3:24pm
1667 0 1667 3334
SCALE IN FEET
TRANSPORTATION
PLAN
r
Otge
TY OF
o
MINNESOTA
COMPREHENSIVE PLAN 2012
42
I
N
f
I �D
ADOPTED! 10 DeaembW 2012
DISCLAIMER:
This product is for informational purposes and may not have been
prepared for, or be suitable for legal, engineering, or surveying
purposes. Users of this information should review or consult the
primary data and information sources to ascertain the usability of
the information.
FR
0
m
101