12-04-91 Planning Commission MINCITY OF OTSEGO PLANNING COMMISSION MINUTES OF 12-4-91 AT 8PM
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The meeting was called to order at SPM by Carl Swenson in
Roskaft's absence.
The following members were present:
MARK WALLACE LARRY FOURNIER KATHY LEWIS
JIM KOLLES BRUCE RASK CARL SWENSON
The following staff was present:
Dave Licht Elaine Beatty Judy Hudson
The following Council members were present:
Doug Lindenfelser Ron Black
Kathy Lewis motioned to approve the 11/20/91 P.C.
Minutes. Bruce Rask seconded the motion. Motion carried
unanimously.
.john LeFebvre Rehearing of PID#118-500-221300 at 8585
Parrish Ave NE in Sec 22, Twp 121, R23 unplatted land NW,SE &
SW NE EXC S 2RDS NW SE. Request is for a mobile home for
farm use as allowed in Sec 604.4 Cond Use of Gen Ag Land.
Mobile homes are allowed as accessory to farm operations.
Rehearing is for more findings of facts. (Hearing was 11--6-
91).
Licht gave an overview of the LeFebvre request being
returned to the Planning Commission. Larry Fournier said
that the Council felt that someone representing the applicant
should be present and that was the major reason it was sent
back for more finding of facts.
Doug Vorderbruggen who was at the rehearing said he
works for John LeFebvre on the farm with him and he needs
someone there at night in case he falls as he is an ivalid.
Mr LeFebvre needs someone next door just in case of an
emergency so he can be helped. Mr Vorderbruggen stated that
he is engaged full time on the farm and has no other job.
Swenson asked if there is anyone else in the audience
that has any questions? There was not.
Fournier asked if there is any chance that he can hook
his sewer and water system up to the existing one? Mr.
Vorderbruggen answered that he did not know but as far as he
knows, they would be putting in a new well and septic system.
Fournier said there is some concern of the Council with
putting in a new well and sewer system and it would be a
better situation if they could hook up to the existing one.
Lindenfelser said he thought the first applicant was
Dave Sheppard, but he also realizes there is a need for they
have met with John LeFebvre several times. Mr Vorderbruggen
stated that it would be a new trailer owned by Mr LeFebvre.
Larry Fourner asked if there is a full time employee on the
farm, does the Ordinance allow for a trailer home on the
property? Answer was yes.
Swenson asked if anyone feels we need anymore facts? It
was stated that it appears we have a full time employee and
on the surface it meets the requirements of the Ordinance.
Licht stated that the trailer is put in as a Cond. Use
Permit and when the full time farm worker ceases, the farmer
CITY OF OTSEGO PLANNING COMMISSION MINUTES OF 12-4-91 8PM
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takes the responsibility of taking the trailer downy as well
as setting it up.
Swenson asked if the LeFebvre family knows that the
trailer can not be used as a rental unit for another family
member? Answer was yes, he knows that.
Licht stated that the stipulations of the Council
decision will be put in writing and mailed to the owner of
the property (Mr John LeFebvre).
Swenson asked who's responsibility it is to monitor use?
Licht said it is the owners responsibility to come in and
verify the situation.
Black asked if the verification includes the providing a
copy of the employees tax return? As part of the review
process it should be required that the person be documented
as employee by a W-2 form, said Black. This is just a
thought and at this point I have not hexad anything that this
existing sewer and water can't be used for the trailer.
Otherwise he stated he felt there would be problems.
Swenson asked for the Commissions ideas on this request.
Rask motioned to approve the request for a Cond. Use Permit
for a farm mobile home with the following stipulations added=
1. Proof of employment be varified by submitting
a 1040 form each year when the applicant comes
for review.
2. The existing sewer system and well be used for
the trailer.
3. That before the trailer is moved in, a building
permit be obtained and the City Building Inspector
handle the inspections.
Lewis seconded the motion and added that the above three
items be added to the six (6) items on NAC's report. Motion
carried unanimously.
The six items on NAC's Report are as follows:
1. A site plan is submitted to provide an assurance
that the accessory mobile home meets applicable A•-2
performance standards.
2. The proposed mobile home utilizes an existing access
to the applicant's property. This issue should be
subject to comment by the Wright County Highway
Department and City Engineer.
3. The subject proposal is subject to comment by the
city Engineer in regard to sewage treatment and
drainage.
4. The applicant submit verification/documentation, on
a yearly basis, from a qualified doctor that full time
care is necessary for him to conduct his farm
operations.
5. If the supervisory need for the mobile home occupant
is terminated, either the occupant must assume full time
employment with the farm which is essential to the
farm's operation or the mobile home must be removed from
CITY OF OTSEGO PLANNING COMMISSION MINUTES OF 12-4-91 8PM
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the premises within 90 days.
6. Comments by other City Staff
Next on the agenda is the consideration of amending
Otsego's Subdivision Code relating to the placing of
monuments by registered engineers. Section 21-8-1 Monuments
to read as follows:
21-8-1: MONUMENTS: Monuments shall be placed at all block
and lot corners, angle points, points of curves in streets
and at intermediate Points as shall be required by the City.
Monuments shall be metal and shall be placed by a Registered
Land Surveyor. Monument placement shall meet the current
accepted standards of practice for surveying including the
Wright County Surveyor requirements.
Licht noted that the only correction is one word in the
proposed ammendment to the Subdivision Code. He passed out
a revised Ammendment Ordinance which has been changed to read
Subdivision Code, not Zoning Code.
Licht also noted that only a Rgg.,i-st-er,ed. Land 5ur,ve,ynr..
can place monuments not Registered Engineer as the original
Subdivision Ordinance reads. This was brought to our
attention by Taylor Land Surveyors.
Lewis motioned to ammend Section 21-8-1 of the
Subdivision Code as outlined in the attached ammendment.
Rask seconded the motion. Motion carried unanimously.
Swenson asked if there is any other business?
Licht said he had two things. One is the Zoning
Ordinances, the other is the Riverwood PUD Contract. He went
over it with the Planning Commission and explained some parts
of it. He stated that plans are attached that have been
approved. The uses that are allowed are specified in detail.
Secutity deposits are utilized many, many times and
approximately $70,000.00 is what is being proposed for
Riverwood. This includes security for parking lot, driveway
and landscaping improvements. This agreement has legal teeth
and money also stated Licht. It has been hard to get this
across to Riverwood, but hopefully Monday night (12-~9-91) we
should be able to have a signed copy of the PUD for the
Council Meeting.
Next on agenda was the Industrial Zoning Districts. The
Business Warehouse has been revised said Licht. It is ment
to accomodate retail establishments (lumber yards &
warehousing). We view it as a transitional type of district.
Possibly along #42 between 101 and 39, fronting 42 only. It
could be utilized. You want it close to 101.
The area immediately abutting Hwy 101 is the second
zoning industrial district that we are talking about on Page
#180. A major factor of this district is that there can be
no outside storage in this district. Everything is inside.
Without outside storage, it will enhance that district even
more.
Swenson asked about the limit of hours of operation (6AM
CITY OF OTSEGO PLANNING COMMIMSSION MINUTES OF 12-4-91 8PM
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to 1OPM). He said it doesn't seem right.
Licht said that is only the sales part of the operation.
Black asked about outside storage. How is that defined?
Does that eliminate lots for autos, etc? Licht said yes,
those are in the BW district. This is in the BC district.
The third industrial area I-1 Limited Industrial
District. This is low intensity in the center of the City.
One major difference is that it accomodates the now home
extended businesses. The lot size regulation is down to one
acre.
The final district is I-2 Limited Accessory Retail.
This is more in the SW corner of the City. You might want to
see the BC District along I-°94, because you have high
visibility. As you come back toward 37 you can have I--2
district.
We are providing opportunities for all types of
development. The key is to have those areas reserved, so you
have it, said Licht.
Fournier said that what we have sounds good.
Licht said he will be comming to us with a Zoning Map in
the next two meetings. It is up to you if you want to have a
meeting next week or not to discuss the Sign Section of the
Ordinance. We need to let the various people know when we
will be discussing it. Licht suggested the Planning
Commission give them a chance to talk and then the Planning
Commission debate it. He suggested that the PC review the
information they have received on signs reviewed in detail.
Black stated that maybe we could have Charmaine Borranco
put this meeting of 12-18-91 for reviewing signs in the Star
News to notify the public. Beatty will talk to Charmaine
about same and notify the people that have requested to be
notified.
Licht noted that Kent Nielson, who owns two lots in
Island View Estates has had more surveys done on Lots 10 and
11 and if he would have done this earlier as suggested, he
would have had no reason to come thru the PC. He had been
scheduled for the 12-18-91 meeting, but Licht's office is
reviewing the survey and will let us know.
Licht wanted to know how the PC felt on accessory
structures on platted properties? 1500 Sq Ft? Is that what
you want asked Licht? Yes was answered. Licht asked if they
want it to be automatic or with a Cond. Use Permit?
The concern is that you can say 800, 900 or with Cond.
Use 1500. Licht said his concern is if you want to make it
automatic? You have a better chance if you specify as part
of the Cond. Use Permit that there can be no Home Extended
Business use, etc.
Fournier stated it seems like a good idea.
Licht stated that in platted areas most communities will
allow a 3 car attached garage or a 2 car unattached garage.
(750 feet approximate). Anything over that would require a
CITY OF OTSEGO PLANNING COMMISSION MINUTES OF 12-4-91 8PM
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Cond. Use Permit. The 2 car garage attached is part of the
1500 sq ft. Do you want to say 1500 sq ft or 1000 sq ft, or
make it unlimited, asked Licht?
Black said it would seem it would be passible to
accomodate whatever the needs are, providing there are some
strings attached such as building materials and use
limitations. Building materials have to be similar or
matching to the principal structure. Maybe the issue will
resolve itself that way. Licht said he is in agreement with
that.
Swenson said he is foggy on whether or not you include
any attached part of the house. If he only has a two car
garage, he does not need another garage or accessory
building as big. Licht said he would prefer to say so many
square feet of accessory space. There was much discussion on
accessory buildings.
Fournier stated he thought we had said accessory, plus
your garage. A Cond. Use Permit is better than a Variance
said Licht. Most Cities that he knows of regulates the tota
accessory space on the lot.
The P C was in agreement that the agreement that the
accessory space is what will be used, not the accessory
building.
Rask had a question if someone connected their garage,
how much accessory space would be allowed? Discussion was
had on same. 750 square feet unattached garage, 1000 square
feet attached garage could be used.
Licht said if you use 1500 square feet for a guideline
then you can address special requests. The suggested Cond.
Use Permit 1500 sq feet and any request above that would be
considered.
Fournier stated he would like to not have the garage
considered accessory. Any attached garage up to 750 sq feet
would not be counted. It was noted that 750' attached, 750'
that the owner could decide, the next 750' would be a Cond.
Use Permit.
Black stated he had a problem with prohibitions without
consulting residents. More discussion was had. Black
suggested no Cond. Use Permit, but beyond a particular range
you need to specify the type of building.
Swenson stated on one acre lots it will impact the
neighbor. The garage should look like the house said Black.
Swenson stated it looks like we are going around in a
circle and we need to settle on something here. We need a
specific. Licht will get something in writing and bring it
back to have the P C look at it.
Home Extended Business. None in Urban areas. In the
Rural areas how do you wish to address it?
Fournier stated it would have to be a Cond. Use Permit.
More discussion was had.
Licht said that Floodplain/Shorelands and Wetlands will
CITY OF OTSEGO PLANNING COMMISSION MINUTES 12-4-91 8PM
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be boiler plate DNR, but they will be brought to the P.C.
Licht asked if the P.C. wants to allow residential and
non-residential activities? Fournier said yes. Licht said
if you do allow it, it should be interium use only. You have
to allow these people some transition time. If a business
moves in you have the rational to say you have to move in so
much time.
Fournier stated if we choose that route, we need to
identify those people and let them know. We can have them
identify themselves or they are non -conforming and can be
forced to leave said Licht.
Black asked what areas would this apply to? Only in the
Commercial or Industrial Areas, not residential areas.
Swenson asked how we handle residential areas? Licht
answered to say here's five years maximum or depending on
investment we have to phase out in a certain amount of time.
The City has a responsibility to try and make the transition
occur. The interium use would be identified in the
Industrial and Commercial areas.
Licht said that on the 18th of December the Zoning Map
will be brought to the P.C. The concern is Highway 10 and
used car lot discussion. #42 and #101 and the new #37 and
#101 is for Highway Commercial uses. #39 and #101 would be
the General Business District. Neighborhood Commercial
Zoning has some flexibility.
It was discussed and the election of officers will be at
the first meeting of January. The meetings in January will
be the 8th and 22nd. Beatty will publish and post.
Licht stated that by the 8th of January we should be
able to conclude the Zoning Ordinance discussion. Early
February the information meeting can be held and the offical
public hearing can be the lst part of March.
Fournier motioned to adjourn the meeting. Lewis
seconded the motion. Motion carried unanimously. IOPM
meeting adjourned.
JAMV R KOLLES, SECRETARY
MINUTES BY: Elaine Beatty, Recording Secretary