Item 3.1 CarronTPC The Planning Company
PLANNING REPORT
3601 Thurston Avenue
Anoka, MN 55303
763.231.5840
TPC@PlanningCo.com
TO: Otsego Planning Commission
FROM: D. Daniel Licht
RE: Otsego -Carron; A-2 District Zoning Map Amendment/CUP
REPORT DATE: 9 May 2023
60-DAY DATE: 17 June 2023
TPC FILE: 101.02
BACKGROUND
Randall and Deborah Carron own a 20 acre parcel located between Mason Avenue and Nashua
Avenue at 12860 83 rd Street. There is currently a farmstead with a single family dwelling on
the property. The property owners are proposing to subdivide a five acre parcel west of the
farmstead from the balance of the property as a new home site for themselves. The propo'sed
subdivision may be processed administratively, but requires prior approval of a Zoning Map
amendment rezoning to A-2, Agriculture Long Range Urban Service District and a Conditional
Use Permit allowing a lot in the A-2 District with an area less than 20 acres. A public hearing
has been noticed for the Planning Commission meeting on 15 May 2023 at 7:00PM.
Exhibits:
A. Site Location
B. Sketch plan
ANALYSIS
Comprehensive Plan. The subject site is located within Urban Service Expansion Area Wl and
is guided for future Low Density Residential development. The interim land use plan of the
Comprehensive Plan limits development of the property to one dwelling per 10 acres until it is
to be subdivided for development connected to sewer and water utilities. Based on the density
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Item 3.1
limits established by the Comprehensive Plan, one additional development right exists with the
existing 20 acre property. The parcels will be deed restricted as part of the administrative
subdivision to prohibit further subdivision until rezoned and connected to utilities.
Zoning. The subject site is zoned A-1 District, which allows development density at one
dwelling unit per 40 acres and the minimum lot size for lots established after October 2002 is
20 acres. The property owners are requesting a rezoning of the parcel to A-2 District. The A-2
District allows for development at a density of one dwelling per 10 acres and subdivision of lots
less than 20 acres in area by approval of a Conditional Use Permit consistent with the interim
land use plan established by the Comprehensive Plan.
Lot Requirements. Lots within the A-2 District must have a minimum area of 20 acres and
minimum width of 450 feet. Section 11-52-5.H of the Zoning Ordinance allows for the creation
of lots less than 20 acres in area within the A-2 District by Conditional Use Permit based on
compliance with the following criteria:
1. All other applicable requirements of Section 11-52-6 of this Chapter are
complied with.
2. A concept plan utilizing all development rights allowed by Section 11-52-
6.B of this Chapter is submitted and recorded with the subdivision.
3. Lots are to be clustered and the overall subdivision designed in such a
manner so as to provide for logical future street and utility extensions.
4. No lot shall be less than one {1} acre in size or 150 feet in width.
5. The maximum lot size for clustered lots in the Urban Service Reserve Area
shall be two and one-half {2.5} acres except if one of the following
conditions is met:
a. Topography, soils, wetlands, or other natural features dictate a
larger minimum lot area.
b. The location of existing buildings cannot be fully accommodated in
compliance with applicable setback requirements of Section 20-
52-6. C of this Chapter.c. One {1} development right as allowed by Section 11-52-6.B of this
Chapter is used for a dwelling located on the present parcel
outside of the residential cluster.
6. A resubdivision plan for future division of each lot with availability of
municipal sanitary sewer service is submitted and recorded on the deed
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for each lot. Principal and accessory buildings shall be located on each lot
in conformance with all present and future setback requirements based
on the resubdivision plan.
7.A deed restriction is placed on the parcel exercising development rights
and all subdivided lots to prohibit additional subdivision unless is
conforms to applicable zoning d strict requirements.
8. Each lot is capable of accommodating a private well and septic system.The applicant is proposing to subdivide a parcel approximately five acres in area by drawing a line along the west side of the farmstead from 83 rd Street to the north property line. The proposed subdivision of the property in this manner is logical based on the established farmstead boundaries and the minimal distance farmstead north property line that may make future subdivision difficult if the proposed subdivision did not also extend to the north property line. and The configuration of the proposed lot meets the criteria established by the Zoning Ordinance to allow a lot less than 20 acres in area but larger than 2.5 acres.
Setbacks. The table below illustrates the required setbacks applicable to the subject site and the proposed lot to be subdivided as outlined in Section 11-52-6.C of the Zoning Ordinance. The proposed property to be subdivided and the existing buildings within the farmstead will comply with these setbacks, which will be confirmed on a certificate of survey.
Minimum Setbacks
ROW Side Rear
Principal Building 35ft. 10ft. 50 ft.
Accessory Building 35ft.. 10ft. 10ft.
Park and Trail Dedication. The subdivision of the subject site to create an additional parcel is subject to requirements for dedication of land for park purposes. The Parks System Master Plan does not identify acquisition of land from the subject site. City staff recommends that park dedication requirements for the administrative subdivision be satisfied by payment of a cash fee in lieu of land for the proposed parcel to be created. The park dedication fee will be required to be paid prior to recording of the administrative subdivision.
Utilities. The farmstead is served by an existing individual on-site septic and well. The property owner is proposing to demolish the existing single family dwelling and construct a new home. Construction of the new home will require the property owner to demonstrate that the existing septic system complies with current rules and is adequately sized for the new dwelling. The existing on-site utilities are subject to review and approval by the Building Official.
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Easements. Section 10-8-12 of the Subdivision Ordinance requires 10 foot wide drainage and utility easements at the perimeter of the proposed lot. The required drainage and utility easements will be required to be shown on the survey to subdivide the lot administratively. A 30 foot roadway easement will also be required for the north half of 83 rd Street abutting the subject property. All easements are to be subject to review and approval by the City Engineer.
Criteria. Consideration of the requested Zoning Map amendment and Conditional Use Permit applications is to be based upon, but not limited to, the criteria outlined in Section 11-3-2.F and Section 11-4-2.F of the Zoning Ordinance: 1. The proposed action's consistency with the specific policies and provisions of the official City Comprehensive Plan.
Comment: The Comprehensive Plan guides the site for interim rural land uses until
sanitary sewer and water utilities are available. The proposed rezoning will allow for a
subdivision of the remaining allowed rural development entitlement keeling the existing
farmstead with the balance of the property for future development as guided by the
Comprehensive Plan consistent with the interim land use plan policies.2. The proposed use's compatibility with present and future land uses of the area.
Comment: There are five rural residential dwellings along 83 rd Street between Mason
Avenue and Nashua Avenue, including the existing farmstead within the subject site. The
proposed subdivision and construction of a new rural residential dwelling will be
compatible with the existing and planned land uses surrounding the subject site.3. The proposed use's conformity with all performance standards contained within the Zoning Ordinance and other provisions of the City Code.
Comment: The proposed subdivision will conform to all requirements of the Zoning
Ordinance, Subdivision Ordinance, and Engineering Manual. 4. Traffic generation by the proposed use in relation to the capabilities of streets serving the property.
Comment: The traffic generated by an additional rural residential dwelling can be
accommodated by access to 83 rd Street with connections to Mason Avenue and Nashua
Avenue.5. The proposed use can be accommodated by existing public services and facilities and will not overburden the City's service capacity.
Comment: The proposed subdivision can be accommodated by the City's existing service
capacity.
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RECOMMENDATION
City staff recommends approval of the requested Zoning Map amendment and Conditional Use
Permit as outlined below.
POSSIBLE ACTIONS
•Motion to recommend City Council approval of a Zoning Map amendment rezoning the
subject site from A-1 District to A-2 District and approve a Conditional Use Permit
allowing administrative subdivision of a lot with an area less than 20 acres within the A-
2 District, subject to the following conditions:
1. The application for administrative subdivision shall be submitted and processed.
in accordance with Section 4 of the Subdivision Ordinance.
2. The parcels shall be deed restricted to limit further subdivision in accordance
with the density limits of the A-2 District.
3. Park dedication requirements for the proposed administrative subdivision
application shall be satisfied by payment of a cash fee in lieu of land dedication
prior to recording the administrative subdivision.
4. Dedication of drainage and utility easements and roadway easements with the
administrative subdivision shall be subject to review and approval of the City
Engineer.
•Motion to recommend the application be denied based on a finding that the request is
inconsistent with the Comprehensive Plan, Zoning Ordinance and/or Subdivision
Ordinance.
•Motion to table.
c. Adam Flaherty, City Administrator/Finance Director
Audra Etzel, City Clerk
Ron Wagner, City Engineer
David Kendall, City Attorney
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Property Location
Roads
-CSAHCL
-CTYCL
-MUNICL
-PRIVATECL
-TWPCL
Highways
-Interstate
-StateHwy
-US Hwy
City/Township Limits
De
Ot D Parcels
D. DANIEL LICHT
From:
Sent:
Clay Montgomery <clymntgmry@aol.com>
Monday, May 1, 2023 11 :57 AM
To: D. DANIEL LICHT
Subject: 12860 83 rd street/ Carron Request
To City of Otsego and Otsego Planning commission
From : Clay Montgomery
I currently own the land to the Esst and to the North of Randal and Deborah Carron. They have
always been very good neighbors to our farming operation.
I did talk with Mr. Carron and am very supportive in what they are wanting to do.
Sincerely,
Clay Montgomery
612-280-5968
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