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1. Comp Plan-Future Land Use Plan7 TPC The Planning Company MEMORANDUM TO: FROM: DATE: RE: TPC FILE: BACKGROUND 3601 Thurston Avenue Anoka, MN 55303 763.231.5840 TPC@PlanningCo.com Otsego Planning Commission D. Daniel Licht 14 October 2022 Otsego —Comprehensive Plan; Future Land Use Plan 101.01 A special meeting of the Planning Commission has been called for 17 October 2022 to review elements of the draft Comprehensive Plan and consider requests from property owners regarding the land uses guided by the Comprehensive Plan for their properties. The special meeting will follow the regular Planning Commission meeting, which begins at 7:OOPM on 7 October 2022. Exhibits: ■ 2012 Urban Service Staging Plan map (as amended) ■ 2022 Urban Service Staging Plan map (draft) ■ Immediately Available Sewer map ■ 2012 Future Land Use Plan map (as amended) ■ Valerius property request ■ Montgomery property request ■ Slavik Property concept plan ■ Kirscht/Blesi concept plan ANALYSIS Urban Service Staging Plan. The Urban Service Staging Plan map is proposed to be updated to better correlate to the sewer service areas established by the Sewer Master Plan. The Sewer Master Plan defines sewer service subareas within the East and West Sewer Districts to maximize use of gravity sewer to minimize the need for lift stations that require expense for construction, operation, and maintenance. 1 Also to minimize these costs, expansion into a new sewer service subarea is not to occur until the existing developable property within areas currently served is almost fully absorbed. We have also included a map showing properties with immediate access to sewer utilities. Developable land on within the East Sewer District is becoming limited and planning for expansion will occur as part of the Capital Improvement Plan Future Land Use Plan. The Planning Commission has discussed the amount of land guided for commercial and industrial uses by the Future Land Use Plan as part of property owner applications, the 2018 Multiple Family Housing Study, and the current Comp Plan 22 process. A mixed use land use category was recommended as part of the 2018 Multiple Family Housing Study to allow commercial and high density residential within a single development or area and the parcels recommended to be designated as such are shown on the attached version of the current 2012 Future Land Use Plan map. The table below compares the areas in Otsego guided for mixed use, commercial, and office/industrial uses with the comprehensive land use plan of adjacent and like cities. Community Survey City Area Mixed Use Commercial Office/Industrial Acres % Acres % Acres Brooklyn Park 13,148ac. 875 6.7% 11800 133% 192 1.5% Dayton 16,052ac. 481 3.0% 156 1.0% 715 4.5% Elk River 24,702ac. Maple Grove 22,453ac. 11341 6.0% 422 1.9% 11411 6.3% Otsego 18,916ac. 86 0.4% 675 3.6% 21272 12.0% Plymouth 22,595ac. -- 0% -- +/-5% -- +/-8% Rogers 15,353ac. 425 2.8% 293 2.0% 842 5.5% St. Michael 23,300ac. 188 0.8% 610 2.6% 955 4.1% Note: Data is City's most recent Comprehensive Plan unless noted The amount of commercial and industrial land guided in Otsego is greater than cities with similar development characteristics including land area and proximity to regional transportation corriAors. The gross area planned for such uses is likely to decrease as actual development occurs as minor changes occur during the zoning and subdivision review processes, including shifting more commercial areas into a mixed use category The amount of industrial land area is higher largely because of the planned central industrial area reserved for future development with construction of an interchange at 1-94 and extension of Naber Avenue to the north. Given that this area is many years from having utility service available from the East Sewer District, there is not a need to consider changes at this time. We are recommending the Future Land Use Plan be revised as follows with respect to areas planned for commercial and industrial land uses: ■ The commercial areas at 95th Street (CSAH 39) and Labeaux Avenue be revised to designate only Riverwood Treatment Center for commercial uses with the other areas north and south of 95th Street (CSAH 39) guided for Rural Residential and Rural land uses, respectively. ■ The future commercial area shown at 95th Street (CSAH 39) and future Maclver Avenue be re -guided as Low Density Residential as this is not a viable commercial location. ■ The commercial area shown at 70th Street (CSAH 38) and future Naber Avenue be planned for Industrial land use as this is not a viable commercial location. ■ With Kadler Avenue not currently planned for an interchange at I-94 but as,an overpass, the following changes to the Future Land Use Plan are recommended: o At the northeast corner of 70th Street and Kadler Avenue, change the Commercial uses shown to industrial. o South of I-94, change the Commercial uses shown to industrial. The effect of these changes is to reduce land guided for Commercial land uses by approximately acres while increasing the area guided for Industrial land uses by approximately 135 acres. The total commercial land area would be 540 acres or 2.9 percent of the City's land area. Property Owner Requests. The City received four specific requests for changes to the land uses guided by the Future Land Use Plan. ■ Valerius Meadows. The Valerius family owns 45.54 acres located south of 70th Street (CSAH 38) and west of Oakwood Avenue (CR 137). The property is outside of the East Sewer District and guided for future industrial land uses. The guidance on the current Future Land Use Plan for industrial land uses south of 70th Street (CSAH 38) between Macalister Avenue and Oakwood Avenue (CR 137) reflects adjacency to CSAH 38 with access to TH 101, access to 1-94 via CR 137), and the planned access to 1-94 via a future interchange at Naber Avenue that will extend north from St. Michael into Otsego to 70th Street (CSAH 38) eventually connecting to Nashua Avenue. The Interim Land Use Plan directs that because the property is outside of the East Sewer District, development is limited to one dwelling per 40 acres. Lots that are subdivided are to be clustered or arranged based on future local street access and limited to an area of not more than 2.5 acres except in certain circumstances. The purpose of the Interim Land Use Plan is to minimize rural development that increases demands for services, avoid development pattern that may become a barrier for extension of streets and utilities, and maintain large continuous tracts for future development consistent with the Future Land Use Plan when utilities become available. The Valerius family is requesting that the Comprehensive Plan be changed to allow a continuation of rural residential land uses. The only area where the City has planned rural residential as a permanent land use is north of CSAH 39 where density limits related to the Mississippi River Wild and Scenic Recreational River Management Plan make development with urban services unfeasible. Conversely, the rural residential land uses proposed by the Valerius family is counter to the growth management policies established with the initial City Comprehensive Plan to limit the spread of small scale rural residential development served by on -site utilities that creates environmental risks, underutilizes infrastructure, expands service delivery areas, and creates barriers for future development. The requested change would also compromise the City's economic development goals to identify and develop areas for industrial development to provide employment opportunities within Otsego and expand tax base to lessen the burned on residential property owners. City staff does not recommend modifying the Future Land Use Plan with regard the Valerius family request. ■ Montgomery Properties. Clay Montgomery Properties LLC owns a 37.25 acre parcel located west of Labeaux Avenue (CSAH 19) and south of 80th Street at 771h Street. The property owner is seeking a change in the Future Land Use Plan potential development with an industrial use consisting of multiple principal buildings each having individual storage spaces owned or leased by separate businesses or individuals. The property owner cites the facility developed by Park Place Storage in Corcoran as representative. Information regarding this facility is available at www.parkplacestorage.net The Montgomery property is guided for commercial land uses abutting the west side of Labeaux Avenue. The properties to the south to 70th Street and to the north to 80cn Street are also guided for commercial uses. North of 80th Street, the Future Land Use Plan transitions to Office land uses that would be anticipated to consist of office, manufacturing, and assembly type uses. West of the subject site is guided for industrial land uses extending to Kadler Avenue. If the Future Land Use Plan is amended to guide the subject site for industrial uses, we recommend that consideration be given to changing the entire area from the subject site north to 801h Street to industrial land uses for compatibility. The Planning Commission discussed this request as a sketch plan application at their meeting on 15 August 2022. The item was tabled to allow for further discussion as part of the Comprehensive Plan update process, specifically in the context of the information provided above about the amount of land guided for mixed -use, commercial, office/industrial land uses. The proposed use would potentially accommodate storage needs for small contractor businesses, personal storage, or personal recreational spaces. The proposed storage use is industrial in character that is more similar to self -storage than manufacturing, 0 warehouse/distribution, or manufacturing. In terms of the City's economic development goals, the proposed use would provide for expansion of tax base, but not necessarily job creation. The proposed use would benefit from the planned extension of 77th Street west of Labeaux Avenue (CSAH 19) for convenient access to the facility from a regional transportation corridor. ■ Slavik Concept Plan. Raymond and Nancy Slavik own 60 acres east of Labeaux Avenue (CSAH 19) and north of 70th Street (CSAH 38). The property is bisected east/west by 73rd Street, which provides access from Labeaux Avenue (CSAH 19) to the SunRay Farms neighborhood to the east. There is an existing farmstead at the southwest corner of the property that is the property owners' residence. The City had engaged in discussions with the Slaviks about acquiring an access through their property from 73rd Street to access the West Wastewater Treatment Facility (W- WTF). As part of these discussions, the property owners requested that the City consider changes to the Future Land Use Plan from the current commercial that is guided to allow for development of townhouse and/or multiple family uses on three quarters of the property. The property owner hired Westwood Professional Services to prepare the attached concept plan as part of these discussions. The residential land uses requested by the property owners are much likely to develop sooner than the current commercial uses guided for the entire property. The land use pattern illustrated on the concept plan mirrors that south of 70th Street (CSAH 38) in Albertville with the transition between commercial and residential uses defined by Linwood Drive. Comments were also submitted on the online mapping tool from the SunRay Farms neighborhood requesting that the Future Land Use Plan map be modified in a manner consistent with the property owners' concept plan so that the existing neighborhood is buffered from future commercial uses along Labeaux Avenue (CSAH 19). The concept plan illustrates a desirable land use transition across the property from Labeaux Avenue (CSAH 19) to SunRay Farms consistent with the policies of the Comprehensive Plan. City staff supports the request to modify the Future Land Use Plan based on the submitted concept plan, provided that the northeast quadrant of the Labeaux Avenue (CSAH 19) intersection, which will maintain full access, remain guided commercial. ■ I<irscht/Blesi Concept Plan. At the northwest quadrant of Labeaux Avenue (CSAH 191 and 70th Street (CSAH 38), the Kirscht family owns a 21.23 acre parcel developed with a single family dwelling and the Blesi family owns a 10.89 acre parcel developed with a single family dwelling. There are also two single family dwellings on one acre lots surrounded by the Kirscht and Blesi parcels, one of which is owned by a Kirscht family member and the other by a third party. 5 Kirscht and Blesi had both contacted City staff regarding requests to change the Future Land Use Plan from commercial uses to mixed use to allow incorporation of medium -to - high density residential development of their properties. Upon learning that each was making a similar request, Blesi prepared a concept plan for development of the area. The concept plan is similar to that provided for the Slavik parcel with the boundary between commercial and residential uses defined by a local backage roadway. We did advise the property owner that only commercial use should be shown east of the street. The area to the south of the concept plan in Albertville is planned for commercial uses. The Kittredge Crossings outlot to the west of the concept plan was discussed as part of the 2018 Multiple Family Housing Study, which recommended the site remain commercial. If the Future Land Use Plan were amended to guide the land uses as shown on the concept plan, the land uses guided for the Kittredge Crossings outlot should also be at least considered for mixed use development to allow for potential residential dwellings. CONCLUSION The information outlined herein is provided for discussion by the Planning Commission at a special meeting on 17 October 2022. City staff will modify the Future Land Use Plan based on the direction from the Planning Commission and finalize the draft Comprehensive Plan document. REQUEST FOR AGENDA MEETING OCTOBER 17, zuzz Valerius Meadows would like to request time on the October 11, zOzz Planning meeting. We would like to discuss zoning of Valerius Meadows. We would like to address the planning commission about our current status of zoned Commercial. We have had 4 individual Commercial real estate brokers to view our land and they all have agreed that Valerius Meadows will never be able to be sold as commercial/Industrial property. We would like to request the changing of our property to a different status option that is on the current map, LID Residential (Large lot), LID Residental, LD/MD Residential, MD/HD or Mixed Use. Valerius Meadows would like to maintain agricultural land in Otsego to sell, to individuals that would like to have some land of their own, to put in gardens, have some animals, raise their children on farm like homesteads. We are passionate about giving the opportunity to families to be able to experience the life of self preservation. This rezoning would allow families to do just that. In todays society, the families that want to work in their garden and have the option to be able to raise their own food, find it very hard to find land for this purpose. Thank You for the opportunity to address this issue. Aerial Map 101 101 ti :.O M N PLAN zez� LS LS6A LS6 LSB j LS7 LS LSE LSD 0 ® Preliminary Plat Immediately Available Sewer — Within Existing Sewer District But Not Immediately Available LSC LSY LSA LS1 West East 860 Acres 850 Acres 940 Acres 120 Acres LS8 CITY OF MINNESOTA LS LSF LS5 �1�', s� LO IF or Pot, ` — 6 _� lcc - � �I a • - \ fFF`f L . - (�' U ) � 1I d- O �a 4 37 j�`II I r\ 1-y.�; �_ • • • • 1 • 1 1 1 U lIF Fee, elfk�r • • F.F.F. Ielf IF m of- ,F 'JIF'ref \ \ /,Irp `�::..- p -•• /tea �' ) �--- /(,15� ��/�,(��(/ C ro v'®_ �� (_ �. T - � IIIIJ 'If / > - . —and mvy _ \ e ,1. 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