Item 4.1 Comprehensive Plan UpdateTPC 3601 Thurston Avenue
Anoka, MN 55303
763.231.5840
TPC@PlanningCo.com
The Planning Company
MEMORANDUM
TO: Otsego Planning Commission
FROM: D. Daniel Licht
DATE: 12 May 2023
RE: Otsego -Comprehensive Plan update
TPC FILE: 101.01
This memorandum forward the draft land use section of the Development Framework chapter
of the Comprehensive Plan update. The land use goals, policies, and plans are to be discussed
the Planning Commission at their meeting on 15 May 2023.
Exhibits:
Draft Development Framework -Land Use
1
Item 4.1
Page I 47
DEVELOPMENT FRAMEWORK
Introduction The Development Framework chapter of the Comprehensive Plan provides a guide for future community growth and improvements as a narrative and graphic description for future land uses within Otsego, as well as the background and rationale for how these designations are established by the City. To this end, the Development Framework serves both an educational and decision making purpose to establish an understanding of how continued development in the community is to occur. Although the emphasis of this chapter of the Comprehensive Plan is on land use, the Development Framework is comprised of several interrelated elements, including the natural environment, land use, transportation, and community facilities. To ensure the integration of these various components, the Development Framework is derived from established goals of the community, as well as the primary functions of City government. This current Comprehensive Plan effort is also based on past policies and plans previously adopted in 1991, 1998, 2002, 2004, and 2012. Reference to these past planning efforts is critical to understand the direction and evolution of many of the City's established policies and the changes that have occurred over time as a result.
Land Use Concepts The Development Framework for Otsego revolves around the following concepts:
Focus on Community Identity In order to enhance the identity of the City of Otsego, it is essential that efforts continue towards establishing a sense of community. As the basic character of Otsego's urban area is that of a residential community, individual neighborhoods should be maintained as focus. Each neighborhood should relate well within itself, as well as provide for connections to adjoining neighborhoods and the entire community. Ongoing residential growth within Otsego has emphasized the need for quality development and amenities required to ensure a high standard of living. A first step in creating desirable residential development is the establishment of a development format. Residential development in the form of curvilinear, cluster-type formats is preferred as this type of design increases privacy and safety within neighborhoods. Curvilinear development patterns are based on consideration for natural and man-made barriers, which organize neighborhoods and minimize through traffic. Finally, overall neighborhood orientation is to be established in terms of amenities and services as a focus for neighborhood activity. Parks and open spaces within neighborhoods often serve as this primary focal point of neighborhood scale community.
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In that Otsego's neighborhoods have developed as units, interconnectivity between
neighborhoods is critical to create a larger sense of community. Planning for the community
should recognize and attempt to enhance its activity centers. The commercial districts and public
service facilities within Otsego are to be easily accessible to all residential neighborhoods and
project a unified image and standard of quality. Individual components should be so arranged as
to create functional and complementary relationships.
Efforts to further establish and enhance the Otsego's identity include erection of highly visible
water towers along TH 101 and north of 1-94, gateway identification, continued encouragement
of high quality development, and the continued prohibition of billboards. The City will also
continue efforts to have City identification/directional signage installed along TH 101, 1-94, and
US Highway 10.
Growth Management
It is Otsego's intent to welcome continued urban expansion provided that development is only
allowed in an orderly and fiscally responsible manner. In response to this objective, the concept
of growth staging presents the primary strategy for the City to manage urban growth within
Otsego. While it is argued that growth staging arbitrarily constrains development and adversely
impacts the economics of development, it can be clearly shown that haphazard and premature
development will likely result in severe economic consequences for local government. The basic
philosophy underlying the concept of growth management is to avoid premature urban
development that exceeds the City's service capabilities and to allow for compatible co-existence
of urban and rural areas.
The City's 1991 Comprehensive Plan strongly encouraged the preservation of prime agricultural
land. Since that time, this original premise has evolved into more of a desire to preserve the
"rural character" of the community (i.e., open space, low development densities, etc.). The
permanent existence of large-scale agricultural operations is no longer considered to be
consistent with the long-term community vision. This long-term vision should not, however, be
construed to mean that established agricultural operations should not be protected from
premature urbanization.
Residents of Otsego have invested greatly in the establishment and maintenance of the present
community structure that represent the basic foundation of the community. Accordingly, it is
the intent and purpose of the growth concept to provide an ongoing framework in which new
development is afforded optimum flexibility, yet managed to the extent to maintain a rural
atmosphere.
Economic Development
Otsego encourages a rate of development and variety of land uses to expand and diversify the
City's tax base and maintain a favorable financial condition. The City recognizes the interrelation
between continued residential growth and economic development being critical for the success
of commercial and industrial land uses. To this end, the City will give a high priority to allocation
of resources to sustain existing businesses and industry and also attracting new opportunities.
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Guidance will be provided at the same time regarding the type, location, and rate of residential
growth so as not to overburden the City's service capacity and infrastructure. All new
development will be encouraged to follow an orderly pattern of development capitalizing on
existing infrastructure to avoid premature investment in additional utilities, transportation, and
services. Furthermore, Otsego encourages high quality architecture and building construction to
promote a positive community identity and long term durability.
Environmental Protection
A variety of benefits are associated with environmental protection in Otsego. Environmentally
sensitive development will preserve the health of Otsego citizens, attract a more diverse
economic base, and minimize the need for future public investments in clean up or beautification.
Ground water pollution concerns associated with Otsego's historic one acre unsewered
residential development pattern have been documented. A primary impetus for providing
municipal sewer utilities within Otsego has always been to provide an ability to correct possible
environmental problems if the need ever arises. Moreover, the City has adopted effective
environment zoning standards to manage shoreland, floodplain, wetland, and Mississippi River
corridor development. Through current land use planning efforts, the City has accommodated
development and preserved its valued environmental features. It is the intent of these efforts to
continue to promote high quality development within the Otsego and simultaneously minimize
potential environmental impacts.
Neighborhood Foundation and Land Use Compatibility
The intensity of land uses should decrease as one moves away from an activity center, which may
be applied specifically to the segments of TH 101 and 1-94 within Otsego. The high traffic volumes
and visibility associated with these regional arterial roadways make or will make the areas
adjacent to these corridors significant activity generators. With this in mind, it is important that
a land use transition take place between the higher intensity commercial and industrial uses and
lower intensity residential uses that form the second or third tiers of development. As a means
of maintaining the integrity of residential neighborhoods, providing a population base for
commercial activity, and providing an alternative housing type, medium and high density
residential development should surround the City's commercial districts. Undoubtedly, Otsego's
neighborhoods provide the foundation of the community. Recognizing this, it is important that
steps be taken not only to maintain Otsego's neighborhoods, but enhance them as well. These
actions may include the implementation of a housing maintenance code, continuation of rental
housing licensing requirements, code enforcement, maintenance and rehabilitation of public
parks, trails, and open spaces, and continued street maintenance.
Relate Land Uses to Transportation
Functional classification refers to the function each roadway should perform before determining
street widths, speed limits, intersection control, or other design features. Functional
classifications are used in Otsego's street network as a comprehensive planning tool to determine
traffic capacity, access locations on major streets, and the design and relationship of local streets
to other County and State highway systems.
Page I 50 The design and access needed for a specific roadway should be dependent upon adjacent land uses, projected traffic volumes, street configuration and right-of-way acquisition. Direct residential lot access to collector and arterial streets is to be prohibited to avoid the problems created by vehicles waiting to turn into private driveways. Numerous access points from private business also disrupt the flow of vehicles traveling at posted speeds along collector and arterial streets. An additional concept that should also be considered within the City's developing transportation system is the establishment of a series of minor collector streets. Minor collector streets typically lie within the interior of developing areas and are designed to assist in the overall functioning of traffic movements within neighborhoods.
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Land Use Concept
Design industrial areas
which allow for a variety of
lot sizes and building
arrangements
Infill existing areas with
new development
Major transportation
facilities
Medium density
residential
Natural features can provide excellent
Light industry and
business campus
development
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buffers between '=-'--"-
varying land uses ,c:,.--
Transition to curvalinear
street patterns to respect
natural features
Utilize large lot platting
along natural features
and integrate recreationa /
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Utilize a positive transition of
compatible land uses between
commercial development
and residential neighborhoods
Minor Arterial
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facilities where appropriate
/
Provide pedestrian connection /
from residential and recreation /
areas to the commercial core
Low density residential
Establish recreational amenities in natural
areas which provide unique spaces for
residents while preserving the environment
Community Facilities
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Page I 52
Natural Environment
Protection of environmentally sensitive areas and open spaces has alw_ays been of prime
importance to the Otsego community. These features define the community and serve to attract
many residents through new development. In addition to their aesthetic value, the natural
environment within Otsego serves important ecological functions and creates boundaries that
define the pattern of development. Concern exists that the continued expansion of urban
development in Otsego will result in degradation of Otsego's natural environment; it is necessary
then as part of this Comprehensive Plan, that special attention be given to the protection of these
areas. The focus of environmental protection efforts of the City involves efforts to integrate
planned land uses with the existing elements of the natural environment.
Goal #1:
Policies:
Protect and strengthen the quality of all environmentally sensitive areas and
unique physical features.
1. Prevent impacts from development to drainageways, wetlands, shorelands, floodplains,
and other natural features that perform important environmental functions in their
natural state.
2. Require that all activities in naturally or environmentally sensitive areas conform to local,
county, state, and federal regulations.
3. Preservation of existing trees shall be accomplished where feasible as part of the
development review process.
4. Require new development to add trees to the landscape.
5. Integrate natural resources with the park and trail system.
6. Preserve natural drainage patterns wherever feasible.
Goal #2:
Policies:
Provide adequate protection to maintain environmental balance between natural
. and man-made physical features.
1. Regulate new development and the expansion of existing activities as necessary where
negative environmental impacts may result.
2. Establish that the type of development allowed shall be based on soil suitability and
ground water tables.
3. Restrict development on slopes identified as potential problem areas due to erosion or
slippage characteristics.
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4. Prohibit alteration of natural drainage system components where possible so that
stormwater can be adequately managed without construction of storm sewer pipe.
5. Encourage cluster development concepts where protection of natural features is
important to the community and enhances the desirability of the development.
6. Regulate land uses adjacent to water bodies and watercourses in consideration of
Minnesota Department of Natural Resources mandated regulations.
8. Ensure that existing floodplain development is protected from flood waters and that strict
adherence and enforcement be paid to all floodplain ordinances and federal floodplain
regulations.
9. Restrict the location of non-local governmental solid waste disposal facilities within
Otsego.
10. Continue to partner with the City of Albertville on proper management of Otsego Creek.
11. Consider noise levels along arterial roadways in establishing Future Land Use Plan to
ensure that there will not be an expectation in the future of sound walls or other noise
abatement measures by the City or other government entity.
12. Monitor ground water quality within concentrated unsewered development areas of the
community through continued implementation of the Well Head Protection Plan.
13. Require connection to municipal sewer utilities when determined necessary to maintain
ground water quality and public health and safety.
Rivers and Tributaries
The north and east boundaries of the City of Otsego are defined by the Mississippi River from
which the City draws much of its heritage and identity. Protection of the Mississippi River
corridor is implemented by the Mississippi River Wild, Scenic and Recreational River
Management Plan originally adopted by the State of Minnesota in the 1970s. The City is guided
by the recommendations of the Wild, Scenic and Recreational River District Boundary Analysis
and Alternatives report prepared in 199 and established an overlay zoning district in 1994
implementing the regulations of the Management Plan. Divided into three sub-districts, the
City's WSRR, Wild and Scenic Recreational River Overlay District establishes allowances for land
use, development standards, and limitations on vegetative cutting or shoreland alteration within
the Management Plan area to preserve the Mississippi River corridor in as natural a state as
feasible.
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The Crow River defines a shorter portion of the City's southeast boundary from TH 101 to the Mississippi River. A large area of natural open space adjacent to the Crow River was acquired by the City from the Highlands of Riverpointe plat. This area consists primarily of floodplain along the Crow River kept in a natural state and accessible as part of the City's trail system. The area is also part of the Crow River Regional Trail being developed by Three Rivers Park District and Wright County Parks. There are also Northwest Creek and Otsego Creek are tributaries to the Mississippi River within the Otsego. These waterways are protected by Shoreland Regulations adopted as part of the Zoning Ordinance overlaid upon lands within 300 feet of the ordinary high water mark of the river or tributary. Other tributaries to the Mississippi River or Crow River also exist, including Lefebvre Creek, but are not protected by shoreland regulations. There are 14 defined lakes within the City of Otsego, all of which are classified as natural environment lakes with characteristics more similar to large wetlands. These lakes are protected by the City's Shoreland Overlay District on land within 1,000 feet of the ordinary high water level of the waterbody. These lakes present opportunities for greenway corridors and development of adjacent parks and open spaces for community access and enjoyment as part of the parks and trails system. The City will continue to utilize and enforce the Wild and Scenic and Shoreland regulations on all new developments within these areas to reduce potential negative impacts to the rivers, tributaries and lakes within the community. The City will also utilize park greenway corridors as a means of protecting natural features and habitat, while making these amenities more accessible to the public. Greenway corridors provide opportunities for wildlife habitat to move through developed areas, while also providing opportunity for passive recreational uses including trails, scenic vistas, etc. for residents. The City will pursue establishment of greenway corridors along tributaries and around larger natural environmental lakes within the Otsego.
Wetlands Wetlands serve important ecological functions in Otsego including providing critical wildlife habitat, aid stormwater management by acting to improve water quality and rate control during rain events, allow for nutrient assimilation and ground water recharge, and add aesthetic value. Wetlands are protected from intrusion by the Wetland Conservation Act of 1991 implemented through the Zoning Ordinance and Subdivision Ordinance. The City's efforts to protect, preserve, and enhance wetlands within Otsego include requirements for establishment of vegetation buffers and increased building setbacks from wetlands.
Floodplain Development in floodplain areas creates risk to public safety and expense related to property damage. To minimize these risks, the City has adopted regulations as part of its Zoning Ordinance to direct allowed uses and development standards for floodplain areas. The City will continue to apply the regulations of the Floodplain Overlay District to manage the type of development allowed in floodplain areas.
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Historically, development within the northeast Parish Avenue neighborhood has experienced
problems with wet and flooded basements, sink holes, failed septic systems, and contaminated
wells, in addition to the threat of seasonal flooding from the Mississippi River. These
conditions are due to the soil conditions in the area that allow water to transfer under the dike
system and the temporary design of the dikes when constructed following flooding in 1965.
Property owners in the area have reached agreements with Wright County to access dikes for
maintenance purposes. The elevation of Parrish Avenue (CSAH 42) in this area is also below the
minimum elevation required for access to habitable buildings. The continued use of property
within this area will be subject to the provisions of the Zoning Ordinance related to the
floodplain and non-conforming uses and buildings.
The Minnesota Department of Natural Resources is completing an update of the Flood Insurance
Rate Study maps for Otsego that will result in alterations of the floodplain zone boundaries within
the City to more accurately identify lands subject to potential flooding. The update of the Flood
Insurance Rate Study maps will also necessitate an update of the FP, Floodplain Overlay District
of the Zoning Ordinance to bring the City's regulations into compliance with current DNR
management requirements.
Stormwater Management and Erosion Control
Stormwater drainage in Otsego has historically been handled by natural drainage swales and
man-made ditches alongside the City's rural streets. Urban developments starting in 1998 within
the Sewer Districts have been accompanied by constructed storm sewer systems. In the past,
Otsego has experienced major drainage problems, primarily in the form of storm water overflow.
As a means of addressing this concern, the City has adopted a comprehensive storm water
management plans for the major watersheds within the City. These plans focus upon controlling
seasonal drainage problems and have resulted in the imposition of storm water impact fees
associated with development. Improvements within the watersheds are undertaken as
development occurs. Planned in advance, a regional drainage system may be implemented that
utilizes the City's existing natural features and minimize costs. The City inspects 20 percent of
the stormwater system annually to ensure that facilities continue to manage stormwater in
accordance with Minnesota Pollution Control Agency requirements.
New development within the Otsego is to be subject to the requirements of the City's various
stormwater management plans, as well as best management practices for maintaining rate and
water quality of the stormwater discharged from developed properties. Development proposals
must be accompanied by complete grading and drainage plans with calculations demonstrating
pre-and post-development conditions being equal, if not improved. All grading and drainage
plans are to be subject to review by the City Engineer.
There are soils within areas of Otsego that present severe limitations for development in the
form of steep slopes, high water tables, poor drainage qualities, and flooding potential. To avoid
future issues resulting from development upon these soils, the following efforts will be made:
•Development on slopes greater than 12 percent shall be restricted without mitigation.
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•Principal buildings must be constructed at least three feet above the known water table
elevation and one foot above the public street.
•New developments must provide for appropriate erosion control, slope protection and
sedimentation protection measures subject to approval of the City Engineer in
conjunction with required grading plans.
•Soil surveys will be required to field verify conditions and locate poor soils to determine
the ability of a site to accommodate development and any correction efforts that are
required.
Vegetation
Otsego's historic agriculture activities means that there are few natural forested areas within the
community. The largest massings of natural vegetation are found primarily along the Mississippi
and Crow River corridors and scattered sites throughout Otsego. Tree cover and other vegetation
provides character and adds substantially to the desirable qualities of the City. To this end,
efforts should be made to retain remaining forested areas when possible. The City has
established tree preservation provisions within the Subdivision Ordinance to require protection
of existing trees where practical. Additionally, the City will continue to require additional new
landscaping to be planted within all new developments, along major public thoroughfares, and
within parks and greenways.
Light Pollution
On-going urban development within Otsego is accompanied by additional light sources intended
to illuminate streets, intersections, yards, parks, parking lots, business signs, etc. The growing
number of light sources within Otsego results in increased levels of light being directed or
reflected skyward that can obscure the dark rural skyline. Outdoor lighting can also be a source
of conflict between land uses, such as commercial and industrial parking lots adjacent to
residential areas. The City has adopted comprehensive lighting standards to ensure appropriate
levels of night time illumination that are controlled in intensity and direction to minimize the
effects of light pollution and preserve a dark sky. The City will continue implementation of these
standards for new developments and redevelopment of existing uses within the community.
Aggregate
Aggregate deposits are a regional resource to be protected for extraction in support of
anticipated growth. While a number of gravel pits have existed within the City, none are currently
active.
Requests for extraction of sand and gravel deposits may be anticipated to be an ongoing land use
within undeveloped areas of Otsego. This activity must be regulated in a manner so as to be
compatible with existing and planned development of the surrounding area and to not negatively
impact the natural environment or City infrastructure. New gravel mining operations will be
limited to an interim use in urban expansion areas so as not to interfere with planned urban
growth or cause compatibility issues.
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The City will also continue to regulate gravel mining through the mining regulations included
within the City Code and Zoning Ordinance. The City utilizes this ordinance to evaluate gravel
mining plans and operations in issuing an annual license. These regulations allow the City to
proactively mitigate potential land use compatibility issues and negative impacts during the
operation. A plan for reclamation of the gravel mine and future land use is also required for
approval of a license to ensure that the ultimate plan for the parcel is consistent with the
Comprehensive Plan.
Solid Waste
Otsego encompasses a large area of primarily undeveloped lands. Because this and Otsego's
proximity to the Twin Cities Metropolitan Area; the City may be an attractive potential location
for a solid waste facility. While the City remains open to any potential development proposal,
this type of land use has been discouraged due to inherent conflicts with the type and rate of
anticipated urbanization. In responding to a development request, assurances must be provided
that waste disposal facilities not be allowed unless it is demonstrated that such an activity can
exist in harmony with the natural environment as well as existing and proposed uses:
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•Comprehensive evaluation of potential environmental impacts.
•The proposed location, operation and long term use of the facility.
•The methods of collection, transportation, processing, and disposal.
•Potential for eventual reclamation and reuse of the site.
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Growth Staging Otsego has taken steps to proactively manage growth since incorporation in 1990 to minimize investment in new infrastructure and maintain a separation between urban and rural uses. With provision of municipal sewer and water utilities, full utilization of these service capacities and protection of the financial investment made in this infrastructure has become a fundamental policy of the City. By delineating sewer districts, urban expansion areas, and long-term rural areas, future development may be guided in a manner that does not prematurely open new areas for development and allow a continuation of rural uses in areas so designated, either on an interim or permanent basis. The 1998 Otsego Comprehensive Plan established urban service staging areas as a means of managing the rate and location of growth while maintaining an adequate land supply for development. The delineated Urban Service Staging Plan promotes infill development of the existing urban areas and expansion of a contiguous development pattern to fully utilize in-place utility and transportation infrastructure before expanding into rural areas. The designated Sewer Districts and Urban Service Expansion Areas generally follow watershed boundaries for practical and cost effective extension of utilities.
Goal #1:
Policies:
Expansion of urban uses shall occur on a staged basis providing for a logical extension of related community services in a fiscally responsible manner.
1. Promote infill development and follow an orderly pattern for urban expansion thatmaximizes investment in existing utility and transportation infrastructure.2. Delineate boundary limits for urban development to be expanded in a staged mannersuch that urban uses shall be prohibited from prematurely encroaching into rural areas.3. Discourage subdivision of parcels not contiguous to existing urban development thatexpand the City's existing service delivery areas and create scattered nodes ofdevelopment.5. Establish growth control mechanisms that allow specific annual levels of residentialdevelopment that can be accommodated in a fiscally responsible manner based on existing service capacities.6. Plan utility service and street extensions to accommodate long term growth and urban expansion.7. Prevent premature subdivisions in areas that lack adequate infrastructure such as utilities, streets, or parks. 8. Maintain a Capital Improvement Plan that allows the City to properly plan for, scheduleand finance public improvements and require infrastructure improvements associated
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with new development to be financed by the developer except as identified in the
Capital Improvement Plan.
9. Limited final plats to development that will occur within five years of City approval.
10.Require financial securities to ensure performances on plat construction and provide an
incentive for timely development.
Rural Residential Preserve Area
The Rural Residential Preserve Area overlays that area of Otsego where a long-term rural
character is to be maintained with the imposition of one dwelling unit per 10 acres density for
residential development. This designation is applied to areas with innate amenities of the
Mississippi River, existing large tree stands, and rolling topography. The limitations on
development imposed as part of the Mississippi Wild, Scenic and Recreational River Management
Plan corresponds to the intended rural character of this area and municipal sewer utilities are
not anticipated to be made available in this area of Otsego. The base density to be allowed in
the Rural Residential Preserve Area is one dwelling per 10 acres. The City Council may approve
increases in allowed residential density as an incentive to encourage developments in this area
to be planned in accordance with the principles of open space preservation and cluster
subdivision design.
Urban Service Area
The Urban Service Area is defined as areas of Otsego where sewer and water utilities are to be
made available in accordance with the Urban Service Staging Plan and includes the following
elements:
•Sewer District. The Sewer District identifies lands to which municipal sewer and water
utilities are to be immediately available and is comprised of two sub-districts. The
immediate urban service area identifies lands that have received City entitlements for
development, have made a financial commitment to obtain municipal utilities, and have
been allocated sewer capacity. The intermediate urban service area identifies the
remaining lands within the Sewer District that are eligible to access municipal utilities, but
have not had development entitlements approved or provided the financial
commitments to obtain municipal sewer and water utilities.
There are two designated Sewer Districts. The East Sewer Service District generally
overlays that area adjacent to the TH 101 corridor and is served by a waste water
treatment facility with a capacity of 1,000,000 gpd., collection system, and potable water
system. The City has also established a West Sewer Service District overlaying the area
adjacent to Interstate 94 and surrounding the City of Albertville served by the West
Wastewater Treatment Facility facility with a current capacity of 600,000 gpd., which is in
the process of being expanded to 1,800,000 gpd. capacity, sewer collection system and
water facilities.
Page I 60 The City will consider the expansion of the Sewer District boundaries only when: 1. Land to be included in the Sewer District is not enrolled in an agricultural preservation program. 2. The land lies within one-quarter mile of the existing Sewer District boundary or presents environmental problems that can be alleviated by the delivery of City water and sewer utilities. 3. The land is located within the designated Urban Service Expansion Area and the expansion is in accordance with the order of the staging plan. 4. The potential sewer discharge from the land uses to be developed is within available capacity of the City's existing facilities. 5. The developer shall hold the City harmless should limitations on sewer connections be imposed. 6. The developer and/or benefiting property owners assume the significant majority of improvement/service costs. 7. The land does not qualify as a premature development or subdivision as regulated by the Subdivision Ordinance. 8. Inclusion of the land in the Sewer District is necessary to achieve a five year supply and respond to a shortage of land to which service is available. 9. Commercial/industrial development and requests for service to existing, unsewered residential areas shall be given priority over new residential development for service district expansion requests. Densities of one dwelling unit per 40 acres of land are to be allowed in the Sewer District as an interim use until such time as the sewer and water utilities are available to allow for development at urban densities in accordance with the Future Land Use Plan. •Urban Service Expansion Area. The Urban Service Expansion Area as shown on the Urban Service Staging Plan map defines areas of Otsego where sewer and water utilities are to be expanded in the future. It is anticipated that as the East Sewer District and West Sewer District near development saturation, they will be expanded into the designated Urban Service Expansion Area. The numerical designations of subdistricts within the Urban Service Expansion Area signifies the wastewater treatment facility intended to provide service, as well as the order these areas are to be served when capacity is available. The order for expanding the Sewer District is based on minimizing infrastructure investments and maintenance of concentrated service areas. No timetable for expansion of the Sewer District is
Page I 61 established or implied as part of the Comprehensive Plan. Densities of one dwelling unit per ten acres of land are to be allowed in the Urban Service Expansion Areas until these lands are brought into the Sewer District for development at urban densities in accordance with the Future Land Use Plan.
Long Range Urban Service Area The Long Range Urban Service Area is designated for that portion of Otsego where one plus acre unsewered single family residential development has occurred. The extension of municipal sewer and water utilities to this area is not to be programed until such time in the future as it may be mandated by pollution concerns or specifically requested by property owners via petition. Further unsewered development in the area is not recommended and residential development density is to be limited to one dwelling unit per 40 acres. There are several larger parcels of land within the Long Range Urban Service Area that could be proposed for subdivision with one plus acre residential lots. Subdivisions within the Long Range Urban Service Area are only be approved if one or more of the following criteria are met: 1. The development will result in completion of an unfinished street network.2. The development will have the result of correcting or improving a demonstrated areadrainage problem.3. The development provides for dedication of lands to a legitimate public purpose.In anticipation of potential extension of sewer service to the Long Range Urban Service area, it is suggested that the City continue to require designs for unsewered developments that are conducive to resubdivision. By providing such a mechanism, the City and property owners are provided a well-planned method of accommodating sewer and water service and associated assessment costs in the event a mandated need arises by minimizing improvement costs per lot. In order to ensure resubdivision, building locations and performance standards would be required that would facilitate future sewer and water connection.
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TPC The Planning Company
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ADOPTED:
AMENDMENTS:
DISCLAIMER:
COMP PLAN 2022
This product is for informational purposes and may not have been
prepared for, or be suitable for legal, engineering, or surveying
purposes. Users of this information should review or consult the
primary data and information sources to ascertain the usability
of the information.
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Interim Land Uses The Future Land Use Plan establishes the anticipated future development pattern of Otsego, which is to be implemented over time in accordance with the City's growth management and economic development policies. An Interim Land Use Plan must also be provided to guide development and manage land use in the interim period between existing conditions and the realization of the Future Land Use Plan. The purpose of the Interim Land Use Plan is to prevent an over-allocation of land that may exceed market demand for any particular use or over-burden the City's service capacity.
Goal #1:
Policies:
Avoid allocation of land zoned for any particular use in excess of actual demand or service capacities.
1. Implement the Future Land Use Plan as a recommended long-term land use pattern for Otsego intended to develop over time.2. Limit all new development to the Sewer District connected to municipal sewer and water utilities except as may be specifically allowed by the Comprehensive Plan. 3. Delineate boundary limits for staged urban expansion and deem premature and any expansion of urban uses into rural areas not consistent with that plan. 4. Consider interim uses where future land use designations are provided for long term market needs and absorption provided that these activities will be compatible with existing and proposed uses and will not cause obstructions to planned development. 5. Establish criteria for a zoning of property to allow a more intensive land use that is guided by the Future Land Use Plan to ensure consistency with growth management policies and adequate infrastructure capacities. 6. Deem premature proposals for development in areas that lack adequate infrastructure such as utilities, streets, or parks. The Interim Land Use Plan shall require that until a parcel is deemed appropriate for development of a higher intensity land use as guided by the Future Land Use Plan, rural land uses and one dwelling unit per 40 acre density within the Sewer District and Long Range Urban Service Area or at a maximum of one dwelling unit per 10 acres within the Urban Service Expansion Area is to be allowed. Properties are to remain zoned A-1, Agriculture Rural Service District until such time as a more intensive land use as guided by the Future Land Use Plan can be developed. Properties within the Urban Service Area may be zoned A-2, Agriculture Long Range Urban Service Area to allow for interim land uses at one dwelling unit per 10 acres prior to development of the land uses guided by the Future Land Use Plan subject to requirements for clustered development to facility future urban expansion.
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A parcel will qualify for a Zoning Map amendment to allow a more intensive land use guided by
the Future Land Use Plan only when the City Council finds that the following criteria have been
satisfied. The burden of proof as to demonstrating that these criteria are satisfied is intended to
be upon those making the request.
1. Consistency with Comprehensive Plan: A proposed development shall be consistent with
the goals, policies, and recommendations of the Comprehensive Plan and only those
developments that follow planned public improvement corridors or constitute an infilling
of development shall be deemed consistent with the City's growth management policies
and the Comprehensive Plan.
2. Adequate Waste Disposal Systems: A proposed development shall be deemed to have
adequate waste disposal systems if, within the Sewer District, there is adequate municipal
sewer capacity in the present utility system to support the proposed development if
constructed to its maximum permissible density after reasonable sewer capacity is
reserved for planned public facilities and commercial and industrial development
projected for the next five years; or if in areas outside of the Sewer District, there is
adequate ability to provide for on-site sewer to support the development if constructed
to the maximum permissible density allowed by the Comprehensive Plan.
3. Adequate Water Supply: A proposed development shall be deemed to have an adequate
water supply if the proposed development has adequate sources of water, either from
the municipal water utilities or private wells, to serve the proposed development if
constructed to its maximum permissible density allowed by the Comprehensive Plan
without causing an unreasonable depreciation of existing water supplies for surrounding
areas.
4. Adequate Stormwater Management:A proposed development shall provide for
adequate management and treatment of stormwater runoff if:
a. Surface or subsurface water retention and runoff is such that it does not constitute
a danger to the structural security of structures within the proposed development.
b. Structures within the proposed development will not result in pollution of water
sources from erosion and siltation.
c. The proposed development and related site grading will not cause harmful and
irreparable damage from erosion and siltation on downhill or downstream land.
5. Adequate Streets: A proposed development shall be deemed to have adequate streets
to serve the development when:
a. Streets that serve the proposed development are of such a width, grade, stability,
vertical and horizontal alignment, site distance, and surface condition that an
increase in traffic volume generated will not create a hazard to public safety and
general welfare, not aggravate an already hazardous condition, and when, with
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due regard to the advice of Wright County and/or the Minnesota Department of
Transportation, said streets are appropriate for the intended use.
b. The traffic volume generated by the proposed development will not create
unreasonable congestion or unsafe conditions on streets existing at the time of
the application or proposed for completion within the next two years.
6. Adequate Public Service Capacity: A proposed development shall be determined to have
necessary public service capacity when recreational facilities, police protection, fire
protection, and other public facilities and services that must be provided at public
expenses can reasonably be provided for within the next two years.
S\\
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Future Land Uses The Future Land Use Plan consists of both narrative text and a graphic illustration of anticipated land uses to occur in Otsego over time in consideration of forecasted growth and the Urban Service Staging Plan for provision of necessary supporting infrastructure and services. The Future Land Use Plan is intended to serve as a guide to residents, business owners, property owners and developers in planning for potential developments and for City officials in responding to development requests and how they relate to the vision for Otsego. In the sections that follow, specific categories of rural, residential, commercial, office, industrial, public and quasi-public land uses are described and depicted graphically.
Goal #1:
Policies:
Develop a cohesive land use pattern that ensures compatibility and functional relationships among activities.
1. Encourage provision of a balanced variety of development types to satisfy the needs,desires and income levels of all people while preventing an oversupply of any one type ofdevelopment.2. Cluster land complementary uses and activities into functionally related areas determinedby physical barriers, homogeneous land use characteristics and service area boundaries.3. Accomplish transitions between different land uses in an orderly manner so as not tocreate negative impacts on adjoining developments; changes in types of land use shall occur either at mid-block points, so that similar uses front on the same street, or at borders of areas separated by physical barriers.4. Regulate incompatible land uses so that conflicts are minimized through the use ofphysical barriers, distance, screening, or proper physical orientation of lots and buildings.5. Analyze all development proposals shall be an individual basis from a physical, economicand social standpoint within the context of the entire community to determineappropriate uses.6. Amend established, geographic land use designations and related zoning classificationsonly when it can be demonstrated by those making the request that the modifications are in the best long term interest of the community and consistent with the policies of theComprehensive Plan. 7. Justification to amend the Comprehensive Plan (or Zoning Ordinance) to allow uses or activities not guided for or allowed shall be consistent with long-term community goalsand not solely short term market demand or potential.
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8. Implement an Interim Land Use Plan to prevent an over-allocation of land zoned for any
particular use in excess of actual demand or service capacities as the Land Use Plan is a
general long-term, suggested land use pattern for the City intended to develop over time.
9. Consider interim uses where land use designations are provided for long term market
needs and absorption provided that the activities will be compatible with existing and
proposed uses and that these uses will not serve as obstructions to planned development.
10. Deem premature any request for a rezoning of property to allow a more intensive land
use that is guided by the Land Use Plan unless those initiating the request demonstrate
that the criteria set forth by the Comprehensive Plan are satisfied.
11. Relate the land uses guided by the Comprehensive Plan to community development
priorities and transportation needs.
12. Establish standards for development quality for all land uses to insure desired community
character.
13. Coordinate Otsego's plans for future growth with neighboring cities and townships to
encourage unified developments patterns consistent with the Comprehensive Plan.
14. Plan land use development so as not to isolate or create land-locked parcels and require
that all development shall be accessed by adequate public streets.
15. Accomplish renewal, replacement, and redevelopment of substandard and grossly
incompatible land uses through private means and, where appropriate, public action.
16. Administer zoning, subdivision and building and property maintenance ordinances to
maintain high quality, attractive neighborhoods and business districts.
Rural Uses
Rural uses remain the predominate land use within Otsego even considering the significant
urban growth that has occurred in since municipal sewer and water utilities were constructed in
1998 along the TH 101 corridor and in 2002 when a second municipal utility system was
constructed in the southwest portion of the City adjacent to 1-94. Otsego is anticipated to
experience continued urban development, but the geographic area of the community suggests
that rural uses will continue to remain an important issue in City planning efforts.
Goal #1: Rural character and existing operating farms and agricultural activities shall be
maintained as an interim land use in recognition of the City's established growth
management goals.
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Policies:
1. Minimize conflicts between rural and urban land uses through growth management
policies that focus on staged urban expansion and maintenance of rural areas within the
City.
2. Preserve environmentally sensitive areas of Otsego as permanent open space.
3. Regulate the subdivision of large tracts into smaller parcels for rural residential uses so as
not to create future barriers for expansion of urban development and extension of
utilities and transportation corridors.
4. Allow hobby farms that will not create service problems or pollution concerns, nor
obstruct upon the planned development of the Urban Service Expansion Area.
5. Confine the keeping of the present levels of farm animals to the rural service area or
farming operations already established.
6. Prohibit the establishment of new high intensity agricultural uses within Otsego as it is
not in the best interest of the community to allow new, concentrated, and intensive
animal facilities in consideration of the anticipated rate of urbanization.
The need to preserve prime agricultural lands is less important today than it was when the
City's 1991 Comprehensive Plan was adopted. While the preservation of prime agricultural
lands has taken on less importance, managing growth in rural areas is also important to the
policy of staged urban expansion. As such, the primary objective of the community for rural
areas is protection of open space or environmentally sensitive areas from premature
encroachment by urban development. Only those uses and development that will maintain
rural character, not interfere with future urban expansion, and will not cause a premature need
for extension of municipal utilities will be allowed within the designated Rural Residential
Preserve Area or Urban Service Expansion Area.
An issue related to maintaining viable agricultural uses in the community is allowing existing farm
operations that qualify as an animal feedlot to continue operating with limited expansion
opportunities. The 1998 Comprehensive Plan outlined a strategy for the continued use and
limited expansion of existing animal feedlots in Otsego. The key elements of this strategy are
registration of then-existing animal feedlots, establishment of reciprocal buffer zones, and
limitations on expansion. The City amended its Zoning Ordinance to allow for a continuation of
agricultural feedlots consistent with the Comprehensive Plan and these policies are to be
continued for the remaining agricultural uses qualifying as feedlots under the City's definition
that were identified in the existing land use survey of the City.
Within the designated Urban Service Expansion Area, the division of existing large tracts of land
into residential lots less than 20 acres in area should be discouraged. Precaution should continue
to be exercised with future development requests so that sporadic development can be
minimized to avoid gaps between neighborhoods that interrupt the homogeneous pattern of
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urban services such as utilities, streets, trails, and park service areas. The City may allow for a
property to be zoned to A-2, Long Range Urban Service District that allows for interim
development to occur based upon clustered subdivision designs intended to preserve the
majority of a parcel for future urban development. The desired results of this approach are to
maintain orderly community growth, discourage competition for municipal sewer connection
necessary to finance the cost of the utilities, and prevent development that is not contiguous to
existing urban areas.
Development of residential uses within the Rural Residential Preserve area is also to occur at
densities consistent with maintaining of rural character and a lack of municipal. sewer and water
utilities. This area of the City corresponds with lands included within the Mississippi River Wild,
Scenic and Recreation River District, which limits development potential to rural or rural
residential uses at a density of not more than one dwelling unit per 2.5 acres. Imposition of these
State mandated limitations suggests that development under the allowances of the City's
residential open space cluster district requirements is likely the ultimate land use for these areas.
This area of Otsego located primarily between CSAH 39 and the Mississippi River has many
natural features and the City has encouraged development of rural residential cluster
subdivisions that emphasize high quality building sites with view sheds and access to natural
habitat and developed amenities. These subdivisions are to have layouts that minimize visibility
from public roadways and maximize accessibility to amenities area both visually and physically.
Development of open space cluster subdivisions within the Rural Residential Preserve Area is not
mandated. To encourage use of the open space cluster development design concept and creative
implementation of these performance standards, the City Council may approve development
densities greater than one dwelling unit per 10 acres within the Rural Residential Preserve Area.
Any development density above one dwelling unit per 10 acres is to be considered to be a bonus
awarded at the discretion of the City Council based on a-finding that the proposed development
fulfills the City's objectives for this area of the community.
Housing
Residential land uses are the predominant existing urban land use within Otsego. The City
promotes continued development of a diversified housing stock that is accessible to a wide
range residents based on household need and incomes.
Goal #1:,
Policies:
Residential neighborhoods are to be the foundation of the community, and are to
be planned on an individual basis to provide safe, high quality, high amenity living
environments.
1 Develop all new residential land uses within the Sewer District connected to municipal
sewer and water utilities, except as follows:
a. Unsewered subdivisions at a density of one dwelling unit per 40 acres within the
A-1 Zoning District.
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b. Unsewered subdivisions at a density of one dwelling unit per 10 acres within the
A-2 Zoning District.
c. Unsewered divisions within the Loong Range Urban Service Area that satisfy the
criteria established by the Comprehensive Plan for such developments.
d. Unsewered open space cluster developments within the Rural Residential
Preserve Area at a density of one dwelling unit per 10 acres with potential for
additional density bonuses, as determined by the City Council.
2. Adhere to the highest community design, planning, and construction standards for all new
residential development.
3. Encourage housing styles and development techniques that conserve land and increase
efficiency provided that guided densities are not exceeded.
4. Encourage innovation in subdivision design and housing construction.
5. Establish development standards for twin homes, townhouses, and multiple family
dwellings to ensure quality and innovation in construction and site design, as well as
consistent application of development requirements.
6. Require low density residential neighborhoods to be protected from encroachment or
intrusion of incompatible uses by adequate buffering and/or separation from other
residential, as well as non-residential land use categories.
7. Protect residential neighborhoods from penetration by through traffic on local streets,
with major streets bordering residential neighborhoods.
8. Avoid exposure of residential development from adverse environmental impacts,
including noise, air, and visual pollution and prohibit new development in areas where
noise and/or other forms of pollution that are not correctable by construction, site
planning or other techniques.
9. Regulate that accessory buildings within urban areas to be of a compatible design and
size to maintain a residential neighborhood character and limited use to residentially
related activities. 1
10. Minimize outside star.age within urban residential areas, and in those instances when it is
acceptable, require it be conducted in an orderly, confined, and limited manner.
11. Allow for home based business within residential neighborhoods provided they are not
evident or cause conflicts with the surrounding area.
Goal #2: The City shall provide housing opportunities for persons of all ages and income
levels that allow them the ability to maintain residence within Otsego throughout
the various stages of their lives.
Page 171 1. Maintain a balance in the availability of quality housing choices in Otsego based on benchmarks established by the Future Land Use Plan. 2. Establish single family dwellings as the primary type of housing to be developed and maintained within the community through designation of a variety of single family lot sizes to create potential for added diversity in the housing supply and create housing opportunities for all segments of the population. 3. Mixing of various housing types or densities shall not be permitted unless specifically planned and approved as part of the development approval process. 4. Provide opportunities for life-cycle housing and housing attainable for households with low and moderate incomes.
Goal #3:
Policies:
Provide for housing alternatives to single family dwellings that are compatible with the desired character of the community.
1. Recognize the need to develop of a variety of twin homes, townhouses, and multiple family dwellings as an alternative to single family dwellings giving due consideration to local market demands and desired community character. 2. Guide areas for medium and high density residential land uses so as not to be concentrated in any one area of the community or over such acreages at any one location as to create potential land use compatibility, transportation, utility, or service delivery issues. 3. Promote development of twin homes, townhouses and multiple family dwellings adjacent to areas targeted for commercial development to provide ancillary market support. 4. Provide medium and high density residential housing development adequate traffic access and circulation to protect public safety and maintain land use compatibility. 5. Locate group homes and other residential institutional uses in areas appropriately guided for medium or high density residential land uses with convenient access to commercial locations and transportation. Otsego has been successful in realizing residential development with high standards for subdivision design and building construction. An emphasis on the quality of development will continue to be refined based on the changing housing needs of the community overall desired community character. The City has recognized the need to offer a wider choice of housing options to supplement single family dwellings to serve the life cycle needs of its population completing a study of multiple family housing in 2018. The following paragraphs address the City's plans for residential land uses.
Page 172
•Growth Management. The City wishes to manage the rate of residential development
within the City to provide for a balanced development pattern and ensure its ability to
provide fiscally responsible, high quality municipal facilities and services. The City has
established that an average growth rate of approximately 400 dwelling units per year over
a 10 year period as being within its facility and service capabilities.
•Housing Needs. The need for various types of housing in Otsego is based on the
demographic profile of its households as well as the City's economic development goals.
Population and household needs for housing will change over time and the various
stages of life. Alignment of a community's demographic profile and housing need is
based on the concept of life cycle housing.
LIFE CYCLE HOUSING
Life Cycle Demographic Housing Type of
Stage Characteristics Preferences Housing
Entry-Level Age early 20s, often Limited tenure, prefer to Apartments
Households single, no children rent, shared households
First-time Age mid-20s to 30s, Interim tenure, prefer to Single family
Home buyer single and married purchase entry level Single family villa
households, some single family dwellings or Townhouse
households with children rent larger apartments Apartment
with amenities
Move-Up Age late 30s to 40s, Larger single family Single family
Homebuyer single and married homes
households, most with
multiple children
Empty Age S0s to 60s, 1 or 2 Prefer to own smaller Single family
Nesters person households lots and dwellings with Single family villa
without children at lower maintenance Townhouse
home including HOA options
Independent Age 60s to 70s, 1 or 2 May consider renting, Single family
Seniors person households desire lower cost and Single family villa
without children at maintenance, may be Townhouse
home seasonal residents Apartment
Seniors Age 70s and older, 1 or 2 May consider renting, Townhouse
Needing person households desire lower cost and no Apartment
Assistance without children at maintenance, health Assisted living
home, 1 or more within services desirable, may Secondary dwelling
household may have move in with relatives
mental or physical
limitations requiring
assistance
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Multiple family dwelling units and townhouses usually provide the least expensive
housing type, where young people can begin saving for purchase of their own home. As
families are started, spatial needs may outgrow that provided by higher density dwelling
units. Larger townhouses and small single family dwellings provide affordable first homes
for young families where pride in ownership is established and equity can be built. As the
family grows to its ultimate size, space needs increase and a larger move-up single family
home fulfills these needs. When children grow older and leave home, space needs are
again reduced and large houses may become underutilized. At this point, the parents
may find it desirable to move to a smaller house, or to a townhouse or apartment where
maintenance is taken care of. Eventually, the elderly couple may desire to move into an
apartment or to some type of elderly housing with services.
The City emphasizes that single family detached dwellings are to be the primary form of
housing within Otsego. The City will continue to monitor the supply of housing types
within the City with a goal of maintaining approximately 70 percent or more of the
housing stock as detached single family dwelling with opportunity for approximately 10
percent of dwelling units available as multiple family dwellings. The balance of housing
options within each Sewer District should also be oriented more towards single family
dwellings with an emphasis on not concentrating alternatives to single family dwellings
to any one area of Otsego. The City will continue to review development proposals for
areas designated for low-medium density, medium density, medium-high density, and
high density land uses on an individual basis within the conteft of providing a variety of
housing types to meet the needs and incomes of all segments of the population.
The need to provide attainable housing options for all segments of the population
regardless of income is a priority for the City in relation to life-cycle housing and economic
development. Available information on the existing supply of owner-occupied housing
within Otsego indicates that a majority of these homes meet established regional
affordability guidelines. The City will continue to stress the need for affordable housing
options while emphasizing diversity in available housing type and density, by promoting
maintenance of the existing housing stock, and private sector development efforts.
The City promotes availability of high quality rental housing as part of the housing stock
consistent with life-cycle and attainable housing goals for Otsego. To ensure that rental
housing is maintained and operated in a manner consistent with the intended character
of Otsego's neighborhoods, the City has adopted rental housing licensing requirements
as part of the City Code. These standards ensure that rental housing meets all applicable
building and safety code requirements, is maintained to a high standard, and that the
owners and occupants do not create nuisance concerns.
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•Housing Maintenance. Housing constructed within the Sewer Districts is relatively new
and in very good condition, with the oldest homes just more than 20 years old. Older
areas of Otsego likely have more mature housing stock that requires additional
maintenance. Housing maintenance efforts serve to protect neighborhood integrity and
property values. Initiatives that the City may consider implementing to encourage on-
going maintenance include providing information on home improvement loans, hosting a
home remodeling fair, and continued point-of-sale inspections of existing septic systems.
The City may also consider problem areas for targeted code enforcement efforts.
The residential land uses guided to develop by the Future Land Use Plan shall be implemented in
accordance with the following:
FUTURE LAND USE PLAN -RESIDENTIAL DESIGNATIONS
Land Use Density Allowed Uses Corresponding
Zoning
Low Density Less than 1.0 Single family dwellings RC, R1, R2, and R3
Residential Large Lot du/ac. Districts
Low Density Less than 3.0. Single family dwellings, R-4, R-5, and R-MH
Residential du/ac. single family villa Districts
Low to Medium 3.0 to 5.0 du/ac. Single family, single family R-5 and R-6 District
Density Residential villa, and two family
dwellings
Medium Density 4.0 to 7.0 du/ac. Single family villa, two R-6 District
Residential family dwellings, and quad
or row townhouse dwellings
Medium to High 5.0 to 12.0 du/ac. Quad or row townhouse or R-7 District
Density Residential back-to-back townhouse,
·multiple family dwellings
High Density Greater than 12.0 Back-to-back townhouse, R-7 District
Residential du/ac. multiple family dwellings
•Low Density Residential Uses. Within the Sewer Districts and Long Range Urban Service
Area, Low Density Residential uses (less than three dwelling units per acre) will continue
to be the predominate urban land use within Otsego. The areas guided for low density
residential land uses on the Future Land Use Plan map reflect expansion outward from
existing neighborhoods and logical extension of utilities and streets.
Low Density Residential uses are further defined as exclusively detached single family
dwellings and single family villa dwellings. To ensure diversity within the supply of single
family homes within the community, the City will continue to encourage a variety of single
family lot and house sizes. The current supply of urban or suburban character single
family homes within the City includes one acre lots with private on-site septic systems
and wells and single family lots serviced by municipal sewer and water utilities with
different lot area and width requirements.
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The single family lots served by municipal sewer are zoned R-4 District, which requires a
minimum lot area of 12,000 square feet and minimum lot width of 75 feet. To allow for
greater diversity in housing options within areas guided for Low Density Residential uses,
the City may provide forthese areas to develop conditionally under the provisions of the
R-5, Residential Single and Two Family District provided that a mean and median lot area
meeting the standards of the R-4 District is maintained. Another urban single family
zoning district with a minimum lot area requirement of 18,000 square feet was
established, but has not been utilized and is considered to be an outdated standard not
responsive to current development practices.
•Low-Medium Density Residential Uses. This category of residential land uses is intended
to allow for development of small lot detached single family uses, single family villas, and
twin homes with an overall development density of three to six dwelling units per acre.
Development of these more compact urban land uses will encourage continued
diversification of the housing supply within the City, provide for land use trar) itions
between traditional single family neighborhoods and more intensive uses and major
roadway corridors.
The intent is that these Low-to-Medium Density Residenti I areas will develop primarily
with single family dwellings on smaller urban lots. The provisions of the R-5 Distri'ct
correspond to the intended uses and character of development within areas guided Low-
to-Medium Density Residential uses requiring a minimum lot area of 9,000 square feet
and minimum width of 60 feet for single family dwellings. As with the plans for areas
guided for Low Density Residential uses, the City may conditionally allow for reductions
in lot area and width in order to encourage more housing choices within individual
neighborhoods provided that the R-5 District minimums are met on a mean and median
basis.
Construction of traditional townhouse residential uses within these areas may also be
considered for specific areas and individual projects provided that the development is
adequately served by utility and transportation infrastructure, appropriate land use
transitions are provided for, and the dwellings would be compatible with the surrounding
area.
•Medium-High Density Residential Uses. Medium Density Residential land uses typically
consists of townhouses with three to eight dwellings per building ranging in density from
five to eight dwelling units per acre. High density land uses, defined as more than 12
dwelling units per acre, would include multiple family dwellings and more dense
townhouse development. As market considerations greatly influence the demand for
medium and high density housing, only a generalized category including both types of
uses have been designated on the Land Use Plan map.
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The provision of sewer utilities within the City of Otsego has created the opportunity to
develop higher density land use types that had previously not been possible within the
community. Concerns have been noted about these developments related to land use
compatibility, housing value, property and building maintenance, traffic generation, and
functional site design. The current demand and interest in development of apartment
dwellings prompted the City to initiate a study of multiple family land uses in 2018.
Based on the goals and policies housing in Otsego and the recommendations of the 2018
Multiple Family Housing Study, the following strategies will be considered to guide
development of areas guided for Medium Density Residential and Medium-to-High
Density Residential uses:
-Locations are to be dispersed throughout the City to avoid concentration at any
single location.
-Development in areas adjacent to commercial or industrial uses will provide
market and employee support.
A secondary function of these locations is to provide for a transition between
commercial, office, industrial and higher function streets and low density
residential neighborhoods.
-Integrating commercial and residential land uses through innovative urban design
is an opportunity to be encouraged.
Townhouse and multiple family developments are to limit the concentration of
any single building type or design within a given project to minimize the scale of
the development and provide greater visual diversity.
-Townhouse and multiple family developments are to have access to collector or
arterial streets to reduce traffic entering low density residential neighborhoods.
The City will establish uniform performance standards for townhouse and multiple
family developments intended to replace the current Planned Unit Development
based process as the standard regulatory approach to these types of land uses
-Establish performance standards to provide for townhouse or multiple family
developments related to setbacks and required screening and landscaping to
address compatibility with adjacent low density residential neighborhoods.
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•Manufactured Housing. Manufactured housing constitutes an established portion ofhousing stock available in Otsego. The availability of owner-type housing for low and moderate income households is to be encouraged within the City. The owner of Riverbend Mobile Home park has proposed replacement of existing manufactured dwellings within the development with prefabricated modular housing units. This action is viewed positively in terms of maintaining and improving the dwelling at Riverbend Mobile Home Park and providing for continued sustainability of the housing supply for these Otsego residents.It is also City policy to discourage an over-balanced supply of one type of housing, to discourage an over-supply of one level of housing cost, and to discourage physical concentrations of a specific housing type. Considering Otsego's current housing supply, the allowance of new or expansion of existing manufactured home park developments is contrary to these policies and not supported.•Senior Housing. Development of housing for seniors is a residential land use goal within Otsego. Senior housing typically involves townhouse or multiple family dwellings and can range from independent living, housing with services and more institutional care facilitiessuch as nursing homes. Senior housing should be located in proximity to retail and service nodes for convenient access and can serve as a transitional land use between high activity areas or major roadways and low density residential neighborhoods.Guardian Angels Riverview Landing is the City's first senior housing development locatedwithin the Otsego Waterfront East subdivision. The facility takes advantage of a scenic location adjacent to Carrick's Landing and the Mississippi River, with a convenientlocation within the City primary's retail, service, and office area centered around the TH
101 and 90 t h Street (CSAH 39) interchange. The Guardian Angels Riverview Landing property has opportunity for future expansion.Other locations within Otsego within or adjacent to commercial areas and along major transportation corridors would also be highly suitable for development of senior housing. The City will continue to review standards for senior housing development in consideration of current housing trends and services for this segment of the population.
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Commercial and Office
The intent of the Comprehensive Plan is to identify commercial locations within the City that
provide opportunities for convenient access to retail goods and services to be developed within
attractive environments.
Goal #1
Policies:
Promote balanced and viable commercial development responsive to the retail
and service needs of the community and surrounding market area.
1. Encourage commercial development to create provide needed good and services, more
employment opportunities, and expand the tax base within Otsego.
2. Guide commercial land areas adequate to meet expected long range development
needs designated on the Future Land Use Plan.
3. Develop commercial nodes as cohesive, highly interrelated units with adequate off-street
parking and appropriate regulated points of access.
4. Promote commercial development in areas with accessibility to TH 101 corridor, 1-94, and
Labeaux Avenue {CSAH 19) as the primary focus for commercial uses within Otsego.
5. Define the range of commercial land use appropriate for various locations within the
Otsego through implementation of distinct zoning districts.
6. Allowance of any one type of development within a commercial area shall not be dictated
by an existing commercial use within an area.
7. Implement performance standards related to site design, building setbacks, parking lot
design, landscaping, lighting, building materials, signage, vehicle and pedestrian site
access and streetscape treatment to promote functional and aesthetically pleasing
commercial developments.
8. Require new commercial development to be compatibly designed with surrounding land
uses through the use of transitional land uses, proper setbacks, access, building
orientation, landscaping, and screening.
9. Establish an orderly transition between commercial areas and Low Density Residential
neighborhoods through Medium Density Residential, High Density Residential, or mixed
use development.
Various areas within Otsego will serve different functions. Locations with access to major
regional roadways such as TH 101, 1-94, or Labeaux Avenue {CSAH 19) will likely develop with
commercial land uses that serve both the local community and regional patrons. Other smaller
areas may also develop to meet convenience retail and service needs on a neighborhood basis
as Otsego continues to grow and regional roadways are expanded or added.
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FUTURE LAND USE PLAN -COMMERCIAL DESIGNATIONS
Land Use Anticipated Uses Corresponding Zoning
Commercial General retail, service or office business with Bl, B2, and B3 Districts
community or regional market areas
Mixed Use General retail, service or office business with PUD Districts, possible new
opportunity for high density townhouse and zoning district
multiple family dwellings
Office Professional office uses with limited retail B-4 District
sales, services and warehousing uses
The immediate emphasis for development of commercial retail and service business centers is to
be along TH 101 at the interchanges at 90 t h Street (CSAH 39), River Road (CSAH 42), and 70 t h
Street (CSAH 38) within the East Sewer District and along Labeaux Avenue (CSAH 19) and 60 th
Street (CR 137) within the West Sewer District. These potential commercial locations are
responsive to existing residential development service needs and provide an opportunity to
capture retail sales monies from well beyond Otsego's own trade area. Based upon the foregoing
considerations, the following areas have been designated for varying levels of commercial use
within the City:
•TH 101 at CSAH 39. This area has been a focal point of commercial development within
Otsego and will continue to expand as a commercial district. Existing development in this
area includes Otsego Waterfront, the Nathe Addition, Otsego Waterfront East, Mississippi
Shores, the Great River Centre of Otsego, Parkview Retail, and Parrish Meadows. There
are also opportunities for redevelopment of older, underutilized properties in this area.
Because the area surrounding the TH 101 and 90 th Street (CSAH 39) interchange lies
adjacent to the City's most dense population base, is within the City's East Sewer District,
has established commercial businesses, and holds ample land for additional
development, it is considered the City's primary retail center. It is in this location within
the Otsego that the basic convenience and shoppers goods and services are to be
developed.
The City recently established the B-1, Retail Business District zoning for this area to
provide for commercial uses focused on retail, restaurant, service, and office businesses,
while minimizing automobile oriented uses. Commercial development in this area should
reflect the highest standards of commercial building and site design. Outdoor sales and
display should be limited to the degree that the activity is clearly accessory to a principal
building and use.
To the north of the Otsego Waterfront Development is an opportunity for mixed use
development to benefit from the scenic views of the Mississippi River and provide market
support for businesses in the area. Development of this area must also be sensitive to
the existing one-acre single family residential neighborhoods west of Parrish Avenue
(CSAH 42). A transition of low intensity, low profile commercial development between
Parrish Avenue (CSAH 42) and a northerly extension of Quaday Avenue would allow for
more intensive commercial and mixed use development adjacent to TH 101 east of
Quaday Avenue.
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•TH 101 at CSAH 42. The area surrounding TH 101 and River Road (CSAH 42) interchange
also has opportunity for commercial development Due to its high visibility and access,
commercial development is expected to occur at the southeast, northwest, and southeast
quadrants of this interchange extending south along the west side of TH 101 towards 70 t h
Street (CSAH 38).
Uses to develop in this area are anticipated to be similar to those existing and planned
businesses to the north, oriented to serving both local and regional market needs. In the
southwest quadrant, specific consideration must be given to the transition between
future commercial uses and existing and planned residential uses west of Quaday Avenue
and south of 72 nd Street.
The southwest quadrant of TH 101 and River Road should also be considered an
opportunity for a mixed use development to provide for this needed land use transition.
This area is expected to develop at a very high standard of building and site quality, with
limited outdoor sales and display.
•TH 101 at CSAH 38. This area has developed with a commercial area at the northeast
quadrant of the TH 101 and 70 th Street (CSAH 38) interchange. The area is easily
accessible from TH 101 via on- and off-ramps at the south leg of the intersection for the
entrance to the commercial area and Wildflower Meadows neighborhood. The industrial
area east of TH 101 and south of 70 t h Street (CSAH 38) also provides for daytime
patronage by employees.
The area is anticipated to develop with a more limited range of highway or neighborhood
commercial service businesses.
Development standards in this area of the City should be consistent with that encouraged
at other locations along the TH 101 corridor.
•Interstate 94 at CR 137. The area east of 1-94 on the north side of 60 t h Street (CR 137) is
designated as a prime commercial location based on good visibility and access from 1-94,
as well as serving as a gateway for residential neighborhoods within the West Sewer
District via Maciver Avenue. Development in this area must be coordinated with Wright
County and the City of Albertville so as to ensure adequate access and traffic control as
improvements are made to 60 t h Street (CR 137) east of 1-94 to Maciver Avenue and
beyond.
Given the location and size of the parcel that is under single ownership guided for
commercial land uses, this area may be suitable for a large regional retail business with
pad sites for smaller restaurant, retail, or service business and possibly hotel or mixed use
development as well. Like other commercial locations within the City, this area should be
encouraged to develop with the highest levels of quality site and building design.
Page I 81 •CSAH 19 at CSAH 38. This area of the community, which abuts the City of Albertville'snorth boundary, is expected to evolve into a commercial district. The commercial land use designations in the northeast and northwest quadrants of the La beaux Avenue (CSAH 19) and 70 th Street (CSAH 38) intersection have been made in consideration of the City ofAlbertville's Comprehensive Plan and existing development patterns, which guides commercial use in the southeast quadrant and industrial development in the southwestquadrant of the intersection south of 70 th Street (CSAH 38). The designation of these commercial areas has been modified as part of this Comprehensive Plan to guide development of mixed uses within the areas to provide an superior land use transition to existing residential development beyond the LaBeaux Avenue (CSAH 19) corridor and recognition as to the area that may be anticipated to develop with commercial use in consideration of increased on-line shopping and delivery and other changes in consumer behavior. Development of the quadrants on either side of La beaux Avenue (CSAH 19) north of 70 th Street (CSAH 38) will serve as a gateway into Otsego making high quality development important in contributing to the community's identity. Future Comprehensive Plan updates will need to evaluate opportunities for additional commercial districts as utilities are extended and transportation infrastructure is added to or expanded within the Urban Service Area. The future intersection of an extension of Naber Avenue/Nashua Avenue to 70 th Street is one such possible location to consider. The access to regional transportation, daytime employment support, and residential market potential may make such locations viable for commercial development. The Office land use category is intended to provide for establishment of businesses including professional offices, precision manufacturing and assembly, wholesale supply and showrooms, or warehousing in an environment that provides a high level of amenities with limited retail uses. These developments should include for integration of building and site designs with surrounding amenities, incorporation of parks, open space or recreational amenities, convenient access for vehicles and pedestrians alike, high quality building design and construction, and a high degree of site landscaping. Office development uses provide opportunity for daytime market support for retail and service commercial business. Based on site characteristics, site visibility and access factors, the following locations have been identified for Office land uses: •North and east of River Road (CSAH 42) south of 85 th Street abutting the west side of TH 101. •South of 1-94 and north of 65 th Street (CSAH 37) to the west of the Otsego Industrial Park within the Golden Polygon area of the City. •The 80 acres west of Labeaux Avenue (CSAH 19) south of 80 t h Street and the 160 acres west of Labeaux Avenue (CSAH 19) between 80 th Street and future 85 th Street Streets.
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Industrial
Otsego is currently a bedroom community with a limited amount of industrial development.
Existing industrial development is concentrated in the southeast corner of the City adjacent to
TH 101 and southwest areas of the City adjacent to 1-94.
Goal #1:
Policies:
Promote continued development of high quality, high value industries that
enhance the City's economy through an improved tax base and expanded
employment opportunities within Otsego.
1. Limit industrial uses to areas designated for these activities by the land use plan. Such
areas shall be in locations with high accessibility to TH 101, 1-94, and 70th Street (CSAH
38}corridor being promoted as the primary focus for industrial uses.
2. Define distinct areas for varying types of industrial activities and establish respective
standards governing development quality.
3. Provide for phasing of development within areas designated for industrial uses as demand
increases.
4. Encourage infill development and in place expansion within existing industrially zoned
areas.
5. Encourage existing industrial uses to connect to municipal sewer and water utilities when
available.
6. Encourage relocation of existing industrial type activities within residential areas of
Otsego to relocate to appropriate areas designated for industrial use on the Future Land
Use Plan.
7. Screen outside storage of equipment and materials associated with industrial uses to
eliminate negative visual impact.
8. Regulate signs for industrial properties to facilitate business identification while avoiding
overutilization.
9. Promote industrial development that maximizes the return on City investments in public
infrastructure and services.
10. Consider all potential physical, infrastructure, and service implications of any proposed
industrial development.
11. Promote a positive image for Otsego's industrial areas by requiring property maintenance
through code enforcement.
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12. Encourage site designs that integrate industrjal facilities with natural features of the land
for an aesthetically attractive appearance.
FUTURE LAND USE PLAN -INDUSTRIAL DESIGNATIONS
Land Use
Light
Industrial
Industrial
Anticipated Uses
Professional offices, data centers,
distribution facilities, warehousing,
assembly, and manufacture of goods
Professional offices, data centers,
distribution facilities, warehousing,
assembly, and manufacture of goods, and
outdoor storage
Corresponding Zoning
11 District
12 and 13 Districts
The initial industrial growth that occurred in Otsego is characterized by smaller dry industries
with a small number of employees that are developed or initiated by a developer or resident
having a local interest in Otsego. More recent developments along the TH 101 and 1-94 corridor
suggest a growing economic development interest within the community, with larger companies
relocating or establishing new facilities in the area as opportunity for industrial sites within closer
Twin Cities Metropolitan Area cities is absorbed. More recent development has been in the form
of warehouse distribution along the TH 101 corridor or contractor and manufacturing businesses
adjacent to 1-94. In considering locations suitable for continued industrial development, the
following elements should be taken into account:
•Reasonably level topography and large site area capable of accommodating industrial
buildings and required ancillary activities (i.e., parking, shipping and receiving, outdoor
storage, etc.).
•Soils that are well drained and capable of bearing heavy loads.
•Access to regional transportation facilities including interstates, trunk highways, county
state aid highways, or railroads.
•Opportunity for future industrial expansion.
•Separated from surrounding residential uses by natural features, roadways, or
transitional land uses.
By analyzing the aforementioned location criteria and appreciating a variation in industrial use
types, for areas within the community have been deemed appropriate for industrial use. Each
designated area is intended to group similar industrial developments which demonstrate like
needs (i.e., building scale, site size, access requirements, and visibility).
•TH 101 Corridor. The area on either side of TH 101 south of 70 th Street {CSAH 38} is
considered highly appropriate for future industrial uses. The area is reasonably level,
provides expansion potential, and is provided excellent access given interchange access
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at 70 t h Street (CSAH 38) and 54 th Street (CSAH 36). The area is mostly is protected from residential development. Due to this high accessibility and visibility, quality development with high performance standards and limited outdoor storage should be pursued in this area. The 1-1, Limited Industrial District is intended to provide for uses, performance standards, and lot requirements appropriate for this area. The character of development for this area is demonstrated by the buildings within the Gateway North Industrial Park and recent BlueDot distribution facility. The City's previous Comprehensive Plans note a substantial number of home extended businesses within Otsego that would likely qualify as industrial uses. The City needs to actively encourage the relocation of these types of uses to areas appropriate for industrial activity. The City has identified the established industrial area east of TH 101 between 54 t h Street (CSAH 36) and 60 th Street as an area in which lesser performance standards have been deemed appropriate (i.e., metal building allowance) in the past. In recognition of this area's character, there may be opportunities for relocation of home occupations and home extended businesses that are too intense for residential areas. The City adopted the 1-3, Special Industrial District specifically for this area of the City to allow for a continuation of metal buildings using post-beam construction based on this objective. •North 1-94 Area. The area north of 1-94 is planned for future industrial uses based on visibility and access to 1-94 via Labeaux Avenue (CSAH 19). The City has approved several industrial developments in this area along Kadler Avenue north of the existing Otsego 1-94 Industrial Park, including the Bury Industrial Park, Interstate Otsego plat, and IOS Otsego plat. Development in this area is zoned 1-2, General Industrial District, which provides for the same uses and requires the performance standards as the 1-1 District except with greater allowance for outdoor storage. The opportunity for outdoor storagehas proven attractive in the current market and the City anticipates continuedevelopment of this type for properties west of Kadler Avenue or along either side ofJalger Avenue.The area east of Kadler Avenue south of 80 th Street has also been planned for industrial uses like the rest of the area north of 1-94. However, with development of residential uses within Kittredge Crossings and planned development of residential uses west ofKittredge Crossing to Kadler Avenue, a more transitional land use is necessary. As such,the area is being guided for Light Industrial Development on the Future Land Use Plan. Development under the provisions of the 1-1 District should result in businesses more compatible with surrounding land uses in terms of activity and aesthetics.•South 1-94. This area of the City is located south of 1-94 and west of the City of Albertville.Since the adoption of the 1991 Comprehensive Plan, the Otsego Industrial Park has been developed in this area as the first major industrial development in Otsego. The area offerslevel, large sites with good interstate exposure. Access to 1-94 is is available at the 1-94 and La beaux Avenue (CSAH 19) interchange to the east.
Page I 85 Industrial development in the area has expanded to the west ofthe Otsego Industrial Park with the GCC of America cement storage and transfer station. This development utilizes access to the Burlington Norther Santa Fe railroad on the south side of 1-94. The railroad has made improvements to the rail line that make is usable for industrial development. Access to the improved rail facilities is an opportunity for continued industrial development in this area. •CSAH 38/Nashua Avenue. In looking to the future, the City recognizes the need toreserve sufficient land for development of industrial uses to provide employmentopportunities and increased tax base. This is especially true given the large geographicarea of the City, which allows more than sufficient lands for development of residentialuses to meet market demands.The area of Otsego between 60 th Street (CR 137) and 70 th Street (CSAH 38) adjacent tothe future Nashua Avenue/ Naber Avenue corridor is designated for long-term industrial development. The area. has relatively level topography and can be served with municipal sewer and water service through expansion of the East Sewer District. This industrial area will also have excellent access to TH 101 by 70 th Street (CSAH 38) and to 1-94 from 6Q th Street (CR 137). Timing for development of this industrial area will be dependent upon availability ofutilities as well as future construction of future Naber Avenue / Nashua Avenue. St.Michael has received approval for construction of an interchange with 1-94 at NaberAvenue, which is planned to connect with Nashua Avenue within the City of Otsego. St.Michael has planned for industrial uses north of 1-94, which is consistent with the plannedindustrial uses in this area of Otsego.
TPC The Planning Company
1 111 Hakanson
Anderson
0 0.25 0.5
Miles
K:lcad_eng\PROJECTSIGIS\TPC\Otsego\Comprensive Plan 2012\Future Land Use Map
LEGEND
0 Planning Districts ['.]
['.] Rural ['.] 1111 Rural Residential ['.]
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LD Residential (Large Lot) ['.] MHD Residential ['.]
LD Residential Mixed Use ['.]
LMD Residential 1111 Commercial ['.]
['.]
FUTURE LAND USE
Office
Industrial
Light Industrial
Public/Quasi Public
ADOPTED:
AMENDMENTS:
DISCLAIMER:
COMP PLAN 2022
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