3.9 Carron Zoning Map Amendment and CUP
Request for
City Council Action
DEPARTMENT INFORMATION
ORIGINATING DEPARTMENT REQUESTOR: MEETING DATE:
Planning City Planner Licht 22 May 2023
PRESENTER(s) REVIEWED BY: ITEM #:
Consent City Administrator/Finance Director Flaherty
3.9 – Carron
STRATEGIC VISION
MEETS: THE CITY OF OTSEGO:
Is a strong organization that is committed to leading the community through innovative
communication.
Has proactively expanded infrastructure to responsibly provide core services.
Is committed to delivery of quality emergency service responsive to community needs and
expectations in a cost-effective manner.
X Is a social community with diverse housing, service options, and employment opportunities.
Is a distinctive, connected community known for its beauty and natural surroundings.
AGENDA ITEM DETAILS
RECOMMENDATION:
City staff recommends approval of a Zoning Map amendment and Conditional Use Permit.
ARE YOU SEEKING APPROVAL OF A CONTRACT? IS A PUBLIC HEARING REQUIRED?
No Yes, held by Planning Commission 15 May 2023.
BACKGROUND/JUSTIFICATION:
Randall and Deborah Carron own a 20-acre parcel located between Mason Avenue and Nashua Avenue at
12860 83rd Street NE. There is currently a farmstead with a single-family dwelling on the property.
The property owners are proposing to subdivide a five-acre parcel west of the farmstead from the balance
of the property as a new home site for themselves. The proposed subdivision may be processed
administratively but requires prior approval of a Zoning Map amendment rezoning to A-2, Agriculture Long
Range Urban Service District and a Conditional Use Permit allowing a lot in the A-2 District with an area less
than 20 acres.
A public hearing was held by the Planning Commission meeting at their meeting on 15 May 2023. Mr. and
Ms. Carron were present and agreed with the City staff recommendation. There were no public
comments, and the public hearing was closed. The Planning Commission had no concerns or questions
regarding the application. The Planning Commission voted 6-0 to recommend approval of the application
as outlined in the attached findings of fact.
SUPPORTING DOCUMENTS ATTACHED:
▪ Planning Report dated 9 May 2023
▪ Findings of Fact and Decision; Zoning Map amendment
▪ Ordinance 2023-05 amending the Zoning Map
▪ Findings of Fact and Decision; Conditional Use Permit
POSSIBLE MOTION
PLEASE WORD MOTION AS YOU WOULD LIKE IT TO APPEAR IN THE MINUTES:
Motion to adopt Ordinance 2023-05 amending the Zoning Map and approve a conditional use permit for
Randall and Deborah Carron for PID 118-500-194102.
BUDGET INFORMATION
FUNDING: BUDGETED:
N/A
N/A
3601 Thurston Avenue
Anoka, MN 55303
763.231.5840
TPC@PlanningCo.com
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PLANNING REPORT
TO: Otsego Planning Commission
FROM: D. Daniel Licht
RE: Otsego – Carron; A-2 District Zoning Map Amendment/CUP
REPORT DATE: 9 May 2023
60-DAY DATE: 17 June 2023
TPC FILE: 101.02
BACKGROUND
Randall and Deborah Carron own a 20 acre parcel located between Mason Avenue and Nashua
Avenue at 12860 83rd Street. There is currently a farmstead with a single family dwelling on
the property. The property owners are proposing to subdivide a five acre parcel west of the
farmstead from the balance of the property as a new home site for themselves. The proposed
subdivision may be processed administratively, but requires prior approval of a Zoning Map
amendment rezoning to A-2, Agriculture Long Range Urban Service District and a Conditional
Use Permit allowing a lot in the A-2 District with an area less than 20 acres. A public hearing
has been noticed for the Planning Commission meeting on 15 May 2023 at 7:00PM.
Exhibits:
A. Site Location
B. Sketch plan
ANALYSIS
Comprehensive Plan. The subject site is located within Urban Service Expansion Area W1 and
is guided for future Low Density Residential development. The interim land use plan of the
Comprehensive Plan limits development of the property to one dwelling per 10 acres until it is
to be subdivided for development connected to sewer and water utilities. Based on the density
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limits established by the Comprehensive Plan, one additional development right exists with the
existing 20 acre property. The parcels will be deed restricted as part of the administrative
subdivision to prohibit further subdivision until rezoned and connected to utilities.
Zoning. The subject site is zoned A-1 District, which allows development density at one
dwelling unit per 40 acres and the minimum lot size for lots established after October 2002 is
20 acres. The property owners are requesting a rezoning of the parcel to A-2 District. The A-2
District allows for development at a density of one dwelling per 10 acres and subdivision of lots
less than 20 acres in area by approval of a Conditional Use Permit consistent with the interim
land use plan established by the Comprehensive Plan.
Lot Requirements. Lots within the A-2 District must have a minimum area of 20 acres and
minimum width of 450 feet. Section 11-52-5.H of the Zoning Ordinance allows for the creation
of lots less than 20 acres in area within the A-2 District by Conditional Use Permit based on
compliance with the following criteria:
1. All other applicable requirements of Section 11-52-6 of this Chapter are
complied with.
2. A concept plan utilizing all development rights allowed by Section 11-52-
6.B of this Chapter is submitted and recorded with the subdivision.
3. Lots are to be clustered and the overall subdivision designed in such a
manner so as to provide for logical future street and utility extensions.
4. No lot shall be less than one (1) acre in size or 150 feet in width.
5. The maximum lot size for clustered lots in the Urban Service Reserve Area
shall be two and one-half (2.5) acres except if one of the following
conditions is met:
a. Topography, soils, wetlands, or other natural features dictate a
larger minimum lot area.
b. The location of existing buildings cannot be fully accommodated in
compliance with applicable setback requirements of Section 20-
52-6.C of this Chapter.
c. One (1) development right as allowed by Section 11-52-6.B of this
Chapter is used for a dwelling located on the present parcel
outside of the residential cluster.
6. A resubdivision plan for future division of each lot with availability of
municipal sanitary sewer service is submitted and recorded on the deed
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for each lot. Principal and accessory buildings shall be located on each lot
in conformance with all present and future setback requirements based
on the resubdivision plan.
7. A deed restriction is placed on the parcel exercising development rights
and all subdivided lots to prohibit additional subdivision unless is
conforms to applicable zoning district requirements.
8. Each lot is capable of accommodating a private well and septic system.
The applicant is proposing to subdivide a parcel approximately five acres in area by drawing a
line along the west side of the farmstead from 83rd Street to the north property line. The
proposed subdivision of the property in this manner is logical based on the established
farmstead boundaries and the minimal distance farmstead north property line that may make
future subdivision difficult if the proposed subdivision did not also extend to the north property
line. and The configuration of the proposed lot meets the criteria established by the Zoning
Ordinance to allow a lot less than 20 acres in area but larger than 2.5 acres.
Setbacks. The table below illustrates the required setbacks applicable to the subject site and
the proposed lot to be subdivided as outlined in Section 11-52-6.C of the Zoning Ordinance.
The proposed property to be subdivided and the existing buildings within the farmstead will
comply with these setbacks, which will be confirmed on a certificate of survey.
Minimum Setbacks
ROW Side Rear
Principal Building 35ft. 10ft. 50 ft.
Accessory Building 35ft.. 10ft. 10ft.
Park and Trail Dedication. The subdivision of the subject site to create an additional parcel is
subject to requirements for dedication of land for park purposes. The Parks System Master
Plan does not identify acquisition of land from th e subject site. City staff recommends that park
dedication requirements for the administrative subdivision be satisfied by payment of a cash
fee in lieu of land for the proposed parcel to be created. The park dedication fee will be
required to be paid prior to recording of the administrative subdivision.
Utilities. The farmstead is served by an existing individual on-site septic and well. Construction
of the new home will require the property owner to demonstrate that there is space for a
septic system and well within the proposed lot. All on-site utilities are subject to review and
approval by the Building Official at time a building permit is requested.
Easements. Section 10-8-12 of the Subdivision Ordinance requires 10 foot wide drainage and
utility easements at the perimeter of the proposed lot. The required drainage and utility
easements will be required to be shown on the survey to subdivide the lot administratively. A
30 foot roadway easement will also be required for the north half of 83rd Street abutting the
subject property. All easements are to be subject to review and approval by the City Engineer.
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Criteria. Consideration of the requested Zoning Map amendment and Conditional Use Permit
applications is to be based upon, but not limited to, the criteria outlined in Section 11-3-2.F and
Section 11-4-2.F of the Zoning Ordinance:
1. The proposed action’s consistency with the specific policies and provisions of the official
City Comprehensive Plan.
Comment: The Comprehensive Plan guides the site for interim rural land uses until
sanitary sewer and water utilities are available. The proposed rezoning will allow for a
subdivision of the remaining allowed rural development entitlement keeling the existing
farmstead with the balance of the property for future development as guided by the
Comprehensive Plan consistent with the interim land use plan policies.
2. The proposed use’s compatibility with present and future land uses of the area.
Comment: There are five rural residential dwellings along 83rd Street between Mason
Avenue and Nashua Avenue, including the existing farmstead within the subject site. The
proposed subdivision and construction of a new rural residential dwelling will be
compatible with the existing and planned land uses surrounding the subject site.
3. The proposed use's conformity with all performance standards contained within the
Zoning Ordinance and other provisions of the City Code.
Comment: The proposed subdivision will conform to all requirements of the Zoning
Ordinance, Subdivision Ordinance, and Engineering Manual.
4. Traffic generation by the proposed use in relation to the capabilities of streets serving
the property.
Comment: The traffic generated by an additional rural residential dwelling can be
accommodated by access to 83rd Street with connections to Mason Avenue and Nashua
Avenue.
5. The proposed use can be accommodated by existing public services and facilities and will
not overburden the City's service capacity.
Comment: The proposed subdivision can be accommodated by the City’s existing service
capacity.
RECOMMENDATION
City staff recommends approval of the requested Zoning Map amendment and Conditional Use
Permit as outlined below.
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POSSIBLE ACTIONS
Motion to recommend City Council approval of a Zoning Map amendment rezoning the
subject site from A-1 District to A-2 District and approve a Conditional Use Permit
allowing administrative subdivision of a lot with an area less than 20 acres within the A-
2 District, subject to the following conditions:
1. The application for administrative subdivision shall be submitted and processed
in accordance with Section 4 of the Subdivision Ordinance.
2. The parcels shall be deed restricted to limit further subdivision in accordance
with the density limits of the A-2 District.
3. Park dedication requirements for the proposed administrative subdivision
application shall be satisfied by payment of a cash fee in lieu of land dedication
prior to recording the administrative subdivision.
4. Dedication of drainage and utility easements and roadway easements with the
administrative subdivision shall be subject to review and approval of the City
Engineer.
Motion to recommend the application be denied based on a finding that the request is
inconsistent with the Comprehensive Plan, Zoning Ordinance and/or Subdivision
Ordinance.
Motion to table.
c. Adam Flaherty, City Administrator/Finance Director
Audra Etzel, City Clerk
Ron Wagner, City Engineer
David Kendall, City Attorney
Property Location
921 ft
Overview
Legend
Roads
CSAHCL
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MUNICL
PRIVATECL
TWPCL
Highways
Interstate
State Hwy
US Hwy
City/Township Limits
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Parcels
v1-16May23 1
ZONING MAP AMENDMENT
FINDINGS OF FACT & DECISION
APPLICANT: Randall and Deborah Carron
APPLICATION: Request to amend the Zoning Map.
CITY COUNCIL MEETING: 22 May 2023
FINDINGS: Based upon review of the application and evidence received, the Otsego City Council now makes
the following findings of fact:
A. The legal description of the property is:
The South 20 acres of the Following Total Tract: The Northeast Quarter of the Southeast Quarter and
the South Half of the Southeast Quarter of the Northeast Quarter, all in Section 19, Township 121, Range
23, Wright County, Minnesota.
B. The property lies within Urban Service Expansion Area W1 and is guided for Low Density Residential
land uses by the 2012 Otsego Comprehensive Plan, as amended.
C. The property is zoned A-1, Agriculture Rural Service District.
D. The applicant is proposing to amend the Zoning Map to rezone the property to A-2, Agriculture Long
Range Urban Service District.
E. The Planning Commission and City Council must take into consideration the possible effects of the
request with their judgment based upon (but not limited to) the criteria outlined in Section 11-3-2.F of
the Zoning Ordinance:
1. The proposed action’s consistency with the specific policies and provisions of the official City
Comprehensive Plan.
Finding: The Comprehensive Plan guides the site for interim rural land uses until sanitary
sewer and water utilities are available. The proposed rezoning will allow for a subdivision of
the remaining allowed rural development entitlement keeling the existing farmstead with the
balance of the property for future development as guided by the Comprehensive Plan
consistent with the interim land use plan policies.
2. The proposed use’s compatibility with present and future land uses of the area.
Finding: There are five rural residential dwellings along 83rd Street between Mason Avenue
and Nashua Avenue, including the existing farmstead within the subject site. The proposed
subdivision and construction of a new rural residential dwelling will be compatible with the
existing and planned land uses surrounding the subject site.
v1-16May23 2
3. The proposed use's conformity with all performance standards contained within the Zoning
Ordinance and other provisions of the City Code.
Finding: The proposed subdivision will conform to all requirements of the Zoning Ordinance,
Subdivision Ordinance, and Engineering Manual.
4. Traffic generation by the proposed use in relation to the capabilities of streets serving the
property.
Finding: The traffic generated by an additional rural residential dwelling can be
accommodated by access to 83rd Street with connections to Mason Avenue and Nashua
Avenue.
5. The proposed use can be accommodated by existing public services and facilities and will not
overburden the City's service capacity.
Finding: The proposed subdivision can be accommodated by the City’s existing service
capacity.
F. The planning report dated 9 May 2023 prepared by the City Planner, The Planning Company LLC, is
incorporated herein.
G. The Otsego Planning Commission conducted a public hearing at their regular meeting on 15 May 2023
to consider the application, preceded by published and mailed notice; based upon review of the
application and evidence received, the public hearing was closed and the Planning Commission
recommended by a 6-0 vote that the City Council approve the request based on the aforementioned
findings.
DECISION: Based on the foregoing information and applicable ordinances, the request is hereby APPROVED.
MOTION BY:
SECOND BY:
ALL IN FAVOR:
THOSE OPPOSED:
ADOPTED by the City Council of the City of Otsego this 22nd day of May, 2023.
CITY OF OTSEGO
By:________________________________
Jessica L. Stockamp, Mayor
Attest:
By:____________________________
Audra Etzel, City Clerk
ORDINANCE NO.: 2023-05
CITY OF OTSEGO
COUNTY OF WRIGHT, MINNESOTA
AN ORDINANCE AMENDING THE ZONING ORDINANCE OF THE CITY OF OTSEGO TO PROVIDE
FOR A CHANGE IN ZONING CLASSIFICATION.
THE CITY COUNCIL OF THE CITY OF OTSEGO DOES HEREBY ORDAIN:
Section 1. The official Zoning Map of the Otsego Zoning Ordinance is hereby amended to
change the zoning classification of the property legally described as:
The South 20 acres of the Following Total Tract: The Northeast Quarter of the
Southeast Quarter and the South Half of the Southeast Quarter of the Northeast
Quarter, all in Section 19, Township 121, Range 23, Wright County, Minnesota.
Section 2. The property is hereby rezoned from an A-1, Agricultural Rural Service District
designation to A-2, Agriculture Long Range Urban Service District.
Section 3. The Zoning Map of the City of Otsego shall not be republished to show the
aforesaid rezoning, but the Zoning Administrator shall appropriately mark the Zoning Map on file
at City Hall for the purpose of indicating the rezoning hereinabove provided for in this Ordinance,
and all of the notations, references and other information shown thereon are hereby
incorporated by reference and made part of this Ordinance.
Section 4. This Ordinance shall become effective immediately upon its passage and
publication according to Law.
MOTION BY:
SECOND BY:
ALL IN FAVOR:
THOSE OPPOSED:
ADOPTED by the City Council of the City of Otsego this 22nd day of May, 2023.
CITY OF OTSEGO
BY:_____________________________
Jessica L. Stockamp, Mayor
ATTEST:__________________________
Audra Etzel, City Clerk
v1-16May23 1
CONDITIONAL USE PERMIT
FINDINGS OF FACT & DECISION
APPLICANT: Randall and Deborah Carron
APPLICATION: Request for a Conditional Use Permit to allow a lot less than 20 acres in area and 450 feet in
width within an A-2, Agriculture Long Range Urban Service District.
CITY COUNCIL MEETING: 22 May 2023
FINDINGS: Based upon review of the application and evidence received, the Otsego City Council now makes
the following findings of fact:
A. The legal description of the property is:
The South 20 acres of the Following Total Tract: The Northeast Quarter of the Southeast Quarter and
the South Half of the Southeast Quarter of the Northeast Quarter, all in Section 19, Township 121, Range
23, Wright County, Minnesota.
B. The property lies within Urban Service Expansion Area W1 and is guided for Low Density Residential
land uses by the 2012 Otsego Comprehensive Plan, as amended.
C. The property is zoned A-2 District.
D. The applicant is proposing to subdivide a lot from the property with an area less than 20 acres and
width less than 450 feet, which requires approval of a Conditional Use Permit in accordance with
Section 11-52-5.H of the Zoning Ordinance.
E. The Planning Commission and City Council must take into consideration the possible effects of the
request with their judgment based upon (but not limited to) the criteria outlined in Section 11-4-2.F of
the Zoning Ordinance:
1. The proposed action’s consistency with the specific policies and provisions of the official City
Comprehensive Plan.
Finding: The Comprehensive Plan guides the site for interim rural land uses until sanitary
sewer and water utilities are available. The proposed rezoning will allow for a subdivision of
the remaining allowed rural development entitlement keeling the existing farmstead with the
balance of the property for future development as guided by the Comprehensive Plan
consistent with the interim land use plan policies.
v1-16May23 2
2. The proposed use’s compatibility with present and future land uses of the area.
Finding: There are five rural residential dwellings along 83rd Street between Mason Avenue
and Nashua Avenue, including the existing farmstead within the subject site. The proposed
subdivision and construction of a new rural residential dwelling will be compatible with the
existing and planned land uses surrounding the subject site.
3. The proposed use's conformity with all performance standards contained within the Zoning
Ordinance and other provisions of the City Code.
Finding: The proposed subdivision will conform to all requirements of the Zoning Ordinance,
Subdivision Ordinance, and Engineering Manual.
4. Traffic generation by the proposed use in relation to the capabilities of streets serving the
property.
Finding: The traffic generated by an additional rural residential dwelling can be
accommodated by access to 83rd Street with connections to Mason Avenue and Nashua
Avenue.
5. The proposed use can be accommodated by existing public services and facilities and will not
overburden the City's service capacity.
Finding: The proposed subdivision can be accommodated by the City’s existing service
capacity.
F. The planning report dated 9 May 2023 prepared by the City Planner, The Planning Company LLC, is
incorporated herein.
G. The Otsego Planning Commission conducted a public hearing at their regular meeting on 15 May 2023
to consider the application, preceded by published and mailed notice; based upon review of the
application and evidence received, the public hearing was closed and the Planning Commission
recommended by a 6-0 vote that the City Council approve the request based on the aforementioned
findings.
DECISION: Based on the foregoing information and applicable ordinances, the request is hereby APPROVED,
subject to the following conditions:
1. The application for administrative subdivision shall be submitted and processed in accordance with
Section 4 of the Subdivision Ordinance.
2. The parcels shall be deed restricted to limit further subdivision in accordance with the density limits
of the A-2 District.
3. Park dedication requirements for the proposed administrative subdivision application shall be
satisfied by payment of a cash fee in lieu of land dedication prior to recording the administrative
subdivision.
4. Dedication of drainage and utility easements and roadway easements with the administrative
subdivision shall be subject to review and approval of the City Engineer.
v1-16May23 3
MOTION BY:
SECOND BY:
ALL IN FAVOR:
THOSE OPPOSED:
ADOPTED by the City Council of the City of Otsego this 22nd day of May, 2023.
CITY OF OTSEGO
By:________________________________
Jessica L. Stockamp, Mayor
Attest:
By:____________________________
Audra Etzel, City Clerk