ITEM 3.1TPC
The Planning Company
PLANNING REPORT
TO:
FROM:
REPORT DATE:
ACTION DATE:
RE:
TPC FILE:
BACKGROUND
3601 Thurston Avenue
Anoka, MN 55303
763.231.5840
TPC@PlanningCo.com
Otsego Planning Commission
D. Daniel Licht, AICP
24 August 2020
2 October 2020
Otsego — Harpster Variance/Admin Subdivision
101.01
ITEM 3_7
Ms. Ladonna Harpster owns 48.21 acres located south of River Road (CSAH 42) at Rawlings Avenue
(CSAH 36). The property is divided by the right-of-way easement for CSAH 36 into 2 parcels. The
property owner is requesting approval of a variance for density greater than allowed within the A-1,
Agriculture Rural Service District and an administrative subdivision to recognize 2 lots of record as
caused by the bisecting of the property by public right-of-way. A public hearing has been noticed for the
Planning Commission meeting on TUESDAY, 8 September 2020 to consider the applications.
Exhibits:
Site Location Map
Certificate of Survey
ANALYSIS
Comprehensive Plan. The subject site is planned for future low density residential use within the East
Sewer District. Extension of sewer and water utilities will involve construction of trunk sewer collection
and water distribution pipes from the Meadowlands at Riverpointe subdivision % mile to the south.
Until sewer and water utilities are extended, the 2012 Comprehensive Plan guides that the subject site is
to be maintained as rural land uses at a density of 1 dwelling unit per 40 acres, which allows for
construction of 1 single family dwelling upon the property.
Zoning. The subject site is zoned A-1 District, which allows the current cultivated fields as a permitted
use. Single family dwellings at a density of 1 dwelling unit per 40 acres with a minimum lot area of 20
acres are also allowed as a permitted use within the A-1 District.
Lot Requirements. Lots within the A-1 District existing prior to 14 October 2002 must have a minimum
area of 1 acres and minimum width of 150 feet. As the right-of-way for CSAH 36 bisected the property
prior to 14 October 2002, these are the lot requirement applicable to the separate parcels. The
proposed parcels have the following area and width as shown in the table below and exceed the
applicable A-1 District requirements.
Setbacks. The table below states the setbacks required for lots within the A-1 District applicable to the
proposed parcels. Each parcel has adequate area within the required setbacks to allow for construction
of a single family dwelling.
CSAH 42/
Lot Area Lot Width
Parcel A
60.73 +1,300ft.
Parcel B
6.88 +340ft.
Setbacks. The table below states the setbacks required for lots within the A-1 District applicable to the
proposed parcels. Each parcel has adequate area within the required setbacks to allow for construction
of a single family dwelling.
CSAH 42/
Side
Rear
CSAH 36
M. ROA
10ft.
50ft.
130ft. centerline
Access. The Wright County Long Range Transportation Plan designates CSAH 42 as a minor arterial
roadway and CSAH 36 as a major collector street.
Parcel A has frontage to River Road (CSAH 42) and Rawlings Avenue (CSAH 36). The primary access to
Parcel A is at its southeast corner, but it appears that the site has been accessed at other locations as
well. Section 11-21-6 of the Zoning Ordinance prohibits direct lot access to arterial roadways for traffic
management purposes. The primary access to Parcel A will be required to be from CSAH 36. Any
relocation of the existing driveway from CSAH 36 would be subject to Wright County review and
approval.
Parcel B also has frontage to River Road (CSAH 42), Rawlings Avenue (CSAH 36). Parcel B has an existing
access to CSAH 42 that is shared with 2 parcels abutting its east line. The functional classifications for
CSAH 42 and CSAH 36 are noted above. Although CSAH 36 has a lower functional classification than
CSAH 42, the shared access is to be maintained to limit the number of driveways onto both CSAH 42 and
CSAH 36.
A driveway serving a single family dwelling on either Parcel A or Parcel B will be required to be paved in
accordance with Section 11-21-7.C.2 of the Zoning Ordinance.
Easements. Section 11-8-10.A of the Subdivision Ordinance requires dedication of 10 foot wide
drainage and utility easements at the perimeter of each parcel. The Certificate of Survey must be
revised to provide for dedication of the required drainage and utility easements. All easements are to
be subject to review and approval of the City Engineer.
Utilities. Each of the proposed parcels will be served by individual on-site septic and well utilities until
such time as sewer and water utilities are extended. A septic design that identifies primary and
secondary drain field sites and a septic tank location within the subject site will be required at the time
of building permit application for each parcel and will be subject to review and approval of the Building
Official.
2
Park Dedication. Park and trail dedication requirements are established by Section 11-8-15 of the
Subdivision Ordinance. The City is not seeking to acquire property for park purposes from the subject
site. As the subdivision of the property is being caused by public action to construct 85th Street, there
will be no park dedication requirement for this subdivision. Park dedication requirements will be
imposed at such time in the future as the property is proposed for rezoning and subdivision in
accordance with the future land uses guided by the 2012 Comprehensive Plan.
Variance. The subject site is bisected by right-of-way for Rawlings Avenue (CSAH 36) resulting in 2
parcels. The City has recognized in the past through approval of a variance that parcels subdivided by
public right-of-way effectively creates separate lots of record that should be entitled to at least 1
development right. Consideration of the variance for the subject site to be based on the following
criteria set forth by Section 11-6-3.13 of the Zoning Ordinance:
That the variance would be consistent with the Comprehensive Plan.
Comment: The 2012 Comprehensive Plan guides that development is to be limited to rural land
uses until such time as sewer and water utilities may be available. The proposed variance will
allow for a rural residential use of the severed property until such time as sewer and water
utilities are extended and a more intensive land use is possible. The proposed variance is
consistent with the 2012 Comprehensive Plan.
2. That the variance would be in harmony with the general purposes and intent of [the Zoning
Ordinance].
Comment: The purpose of the A-1 District is to allow low density residential, open space, and/or
agricultural uses to prevent rapid urbanization and provide economy in public expenditures. The
proposed variance allows for a reasonable use of each of the parcels severed by public right-of-
way consistent with the intent of the A-1 District.
That the plight of the landowner is due to circumstances unique to the property not created by
the current or any previous landowner.
Comment: The need for variance has been caused by public action related to establishment of
public right-of-way for Rawlings Avenue (CSAH 36).
4. That the purpose of the variance is not exclusively an economic consideration.
Comment: The need for variance is not due to economic considerations.
That the granting of the variance will not alter the essential character of the neighborhood in
which the parcel of land is located.
Comment: The proposed variance allowing for 2 rural residential lots will not alter the character
of the area, which consists of rural agricultural parcels and residential dwellings.
6. That the requested variance is the minimum action required to eliminate the practical difficulty.
Comment: The public right-of-way for Rawlings Avenue (CSAH 36) severs the subject site into 2
parcels and requested variance to allow a development right to each of the severed parcels is the
minimum action required to ensure a reasonable use of each parcel as provided for by the Zoning
Ordinance.
RECOMMENDATION
City staff recommends approval of the variance application as outlined below based on the action being
required due the property being effectively subdivided by public right-of-way creating 2 separate
parcels.
POSSIBLE ACTIONS
A. Motion to recommend City Council approval of a variance subdividing PID 118-500-364200,
subject to the following conditions:
Parcel A and Parcel B shall be deed restricted to prohibit further subdivision of
additional lots until such time as rezoned to allow for development with sewer and
water utilities.
Driveway access to Parcel A from CSAH 42 shall be prohibited.
3. The existing driveway access to Parcel B from CSAH 42 shared with PID 118-500-364101
and PID 118-500-364102 shall be maintained; driveway to CSAH 36 shall be prohibited.
4. On-site septic and well utilities shall be subject to review and approval by the Building
Official.
B. Motion to recommend the application be denied based on a finding that the request is
inconsistent with the Comprehensive Plan and criteria established by the Zoning Ordinance.
C. Motion to table.
Adam Flaherty, City Administrator/Finance Director
Tami Loff, City Clerk
Ron Wagner, City Engineer
David Kendall, City Attorney
11
Site Location Map
Overview
Legend
Roads
— CSAHCL
— CTYCL
MUNICL
PRIVATECL
TWPCL
Highways
Interstate
State Hwy
— US Hwy
City/Township Limits
❑ c
❑ t
Parcels
w
o m
e
N c
o
y
9
3,, P9,M0 M
W
I /
I
mm
z
I
u � gol
W
N
N
�
Q
at y
c
q
0.
q IP
ao
N
•�.5�
I�
4
I /
I
mm
z
W
MY
ZS'IT£I
.7„6Z,6Zo0 N
3n6LZZo0M
66'IZ£I
Gp.
p�o`a�6
N
a
� N
2: 0
�I
'M £Z "d'X TZI 'Z `9E
'OQS 30 t aS ag33o g aS
— alpia MW03 INOWOu
9„6LZZo0N S .
I
.Rip =n
W
N
N
�
c
c
q
� q
O
ao
N
B 0
/ n
O
0
o m
I
I
o m
I
...._....._................................._.........................._....-___—
zo
wP
/
zM
/
� sstrol
� SS'SLZ
W
MY
ZS'IT£I
.7„6Z,6Zo0 N
3n6LZZo0M
66'IZ£I
Gp.
p�o`a�6
N
a
� N
2: 0
�I
'M £Z "d'X TZI 'Z `9E
'OQS 30 t aS ag33o g aS
— alpia MW03 INOWOu
9„6LZZo0N S .
.Rip =n
W
N
N
�
c
c
q
� q
O
ao
B 0
/ n
0
N
of
I
I
o m
I
...._....._................................._.........................._....-___—
zo
W
MY
ZS'IT£I
.7„6Z,6Zo0 N
3n6LZZo0M
66'IZ£I
Gp.
p�o`a�6
N
a
� N
2: 0
�I
'M £Z "d'X TZI 'Z `9E
'OQS 30 t aS ag33o g aS
— alpia MW03 INOWOu
9„6LZZo0N S .
9 u £S,SZoo N
'M EZ'?T `N TZI -Z `9£'oaS3o
I HS 0WO t MN Qq;J0 aull lS-
o
z
o�
o�
.Rip =n
W
N
oo YuSS'jSZo0M
0o
o
3gd -.2 oON
• en aQp
� q
s
B 0
/ n
0
N
of
I
I
o m
9 u £S,SZoo N
'M EZ'?T `N TZI -Z `9£'oaS3o
I HS 0WO t MN Qq;J0 aull lS-
o
z
o�
o�
'M EZ •li'N IZT U `9£ -39S JO f 3S
041 jo tI Ms aql jo iau,00 lsa aguou
kT
j SL'9T£I
W
N
oo YuSS'jSZo0M
0o
o
W h
• en aQp
� q
,�
r,
0
N
of
I
I
o m
I
zo
'M EZ •li'N IZT U `9£ -39S JO f 3S
041 jo tI Ms aql jo iau,00 lsa aguou
kT
W
O
7
0o
o
W h
• en aQp
� q
,�
r,
0
I
I
/
/
/
ZS'[TET 16
9 „6Z,6Zo0 N
O 0o 2
m
o
c 3 : p
wiCn
zvNTB 'R
cd v .O O W O N N
O �0 bo 00 - 00
^° bo C,G y O N t- w O O
0'^OU o N z w N b
• y � Yn G a. O W y °� C
O 3 Y i��• O l� c�0 •-+ V ca
Ir
ca
oN
o r ;C M s. 00 7 a� O
V
ty°yU�vbo
o`Oo
Fi � cC R bD ctS d �O
N N w �+ y 'O M C N W
°
y
aaobNz3c
U r^�''G U G�OANbOc\O+1 rU
.to L p O y W l� C �tl'i >i N U°
3 U 1yy OmU C W
N O 'r4 S O C ^O O
d'i7 ti 0 G'E tbOzO .0
to G y y Y N y 40,
N y
W w �ll OC
°� 0 N M C b O
zv3 p U �� "'C0,0 o
C12y O O U w y 0
bo
E y• � U�
A y 4, U 0
�J °Ci CM boOy NR GO EM N
o° d d m 3 v a°Ui o 0 0 c
O •�wdy� Tm at�-�' yA cUi•o 0
dO yy 'a 7 ONp
G E .0 yOM
N
p C OGay
4 SU
10, 80
Z �m 3
�30pmo°G'�co.2
z E b G 7
W V d N ❑u 0 ❑ O N`� v� U N
0z oZ a �� yz �E SNI' a
gZ.E G 5w� y Tp C
V° 0x n� a�"i vz oZ
d'Obo y w 0 mb
W y O N -S N C 0 0 0 3
3�No�_dzyd.n0WM
Ww-d � a
0U y 3� 0 C d o o U 3
l 'pO O O U
l ld O O N 040, Cq 4� y•O ppOO�pp ,�
c'•' r' O W
W
o c�UY° o 3�w�N
W0 3 -N N b ° Z y U N N
a ,� tali a v] .� ° o y .E O G o
A a ��do � ^�M•d as
W yUb°, 3a 0�UEcM, G
O; o`r odb o E°
O G°- VG N G G
a0a N N �U
e`U=0oa,oE
1.4
O H O y N}.
N n C y N 3 `O M 7 U T1 E N
C_ :C M
1�1 is(5d09 E a O Oz IVO
Ei
N W p15
p
Jr' ' G o 40.
00 N p�p W
zW n] oCy�
7 X O
M o
G "Z,°
Cd 00 � b 4°y, m N W b
'O
Q O M
3 0N �40g0R4'0 0
vo Ew O
M O 4,OOwO c.
N 1 N>' C N O y 0 N
c
j. yy�•d `�I �.O t�'d
o .0 v N U
b 3
� o
yyj m •p O
C" oo �' ffi v bn �G �� E m� �b•N•�
a, w •--� 4bin m d
°gry°.,
o Orn0 W
(ti N O G G O •N-� O 7
O N =1 N M z F y
O C G O N K 01,
tOJ N b
0 0 E N
G, d F O. q U N G
.° y U co
O G w cd
M j 0 'z 3 .d -�'' O G
o
r- 8 v o�
• ,o ° � o •o M U G
^ O O F O N Y
a N C N za O N O 3
c 'o 5 S -(� o
Mg'E��°�
d id A W U m O
G Z as+ � o
� •C., '�'r7"i 'O
E
bo
Y�G
C
U m U� G -6G
-a
Ue0
C) Uv�ae•5
.Z3d.atioos°w
°"0.-
g
mN
y `=°
4.
�v❑UbEe
z eb �
o3p,,8>g,
VNOw}h .0
-0 '101
-0 UO
W 4 C u U O O9 00
y � �O •� •Ci
M
ON
�I C C i y o0 3 O 40.
�
4�
yT, , N TO p o0
G'n y
W _0 �+
i� •'L0o U O � G °� F y 5
i b E o 0
Y u1 O O O cy
tnG
O O y 00 c' C N z b U N C
{ A y
iZl oq dwso��;� N
° °�c°'d�o�a
O o �N o
U���
0 P U G 0 b G
G
c-, •l, N .d
r%+ p t,o V1 b M
0° 'N00 m ca N N N 7 N 0
dU y SU
,OGD N
N '0
°3�b CoQ 33� ; �u
VJ p N V I-� U O y aUy, 0CS
r, O
0
b 0 G
. C? moa,°v
W
O O E
N
O G boc�+l b ^N 'UD
3. �tisn.� ^moo
ov ozw°•o
_o °a ° m
N
o p •ate.+ O .D C l 'w r'. ° q 'y
O
E V U U id 'd % �-' U y 0 0
0= N
Uy
LTJ O El 2 �S� o oi3�;4 GW
3�C-1 M- 4, M T.rO Ccrn 1Oi cC• „may
r G U N G O°' ..�. '. 7 'n N
N O t O wO N: G 00 > U M
�b -a.� c°i U o, 3 0
"o101'0-0
LAN �ACyo � M 07 ^° 101'0-0O
G N � Ol -. N° 1
'OW to0mo 'o d� 3�v
0.5Z c N9z 0 U m
-0 pp w ' O N
C� 7
O A U v N w w ..0.
z001,5
pq 7 � � O O •�
cCd- --
tx=- ouo bp " o ER
y
� d o 3 Gv�.�r,v
Ste' •D O .O 7U V' co 0 O a •D • U c 5 V C N
ou O
o G M y N }.� U
-gy G7 N 0 0 4 H O C" O O V y W
•� v o
M ° O 00 CD U ts 4, ° y M o p U C
y O g� p 00
E �weW o U° �
W moy_o
W :�• Vj V M� n� G OE" N O 00 � y by
Vh
�yo 'G O Vl N O O N v
yy z�
to .UO t'� 7 b V y
C
J M M i -i U N �U,. N N G o Q h M
34U Nv
�3G3 0N°OE°�y�n„p�E
ON aS 5.' O1 a y p 0 -. O b O .� o z
FSI mN
00 'O N 0 '-0
0 .00 C
O N N y 1- F� O N N
y°Co o r-� , U o 3:
LoaN y f O Z O p N? N 1T
Th+��l z o o�p 'n •d •v`�i a po Ne
i,, 6bN O
0.---
A y � ^Zc4w°
E v O Y s 0 U m C O `a G C
OEl
0, 00.0 to 0 0 U 0 0
qj •� 'd V O p,
O
�./ 0o
W 0- 3 G w N y F M y O
W
a o ° N o qua oa °
WO [ N ❑ A Vi
U U y m o o cUi o y 00 5 0 t` •� 61I
x� c c a b� �Uo >,-
O
> � o qz;,=Ms
c oC,DwC) o oA
O ° Ecd
T N y N y N 0 T. ..'C. G N •C N°
U U
6 w 1014
=wz0 � �0
E•rN io
c�
io V v0, W