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.
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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,
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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.
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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
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