ITEM 2.23601 Thurston Avenue N, Suite 100 T E M 2-2
Anoka, MN 55303
Phone: 763.231 .5840
Facsimile: 763.427.0520
TPCTPCg Planni ngCo. com
PLANNING REPORT
TO: Otsego Planning Commission
FROM: Daniel Licht, AICP
DATE: 30 July 2014
RE: Otsego — Jalger Avenue; ROW Vacation/PUD-CUP
TPC FILE: 101.01
BACKGROUND
The City initiated a public improvement project to pave Jalger Avenue and 100th Street
north of 95th Street (CSAH 39) after receipt of a petition from a majority of the property
owners abutting the streets. The project included a modified cul-de-sac design for the
section of 100th Street east of Jalger Avenue to allow access to two abutting single
family lots at 9090 100th Street and 9950 Jalger Avenue and address encroachments
within the current public right-of-way. With the construction of the modified cul-de-sac
on the east end of 100th Street, the City is proposing to vacate a portion of the existing
right-of-way to the adjacent property owners. The proposed right-of-way vacation
would result in the property at 9090 100th Street having less than the required frontage
to a public street necessitating consideration of a PUD -CUP concurrent with the right-of-
way vacation. A public hearing has been noticed for the Planning Commission meeting
on 4 August 2014 at 7:00PM to consider the application.
Exhibits:
A. Site Location
B. Right-of-way vacation
ANALYSIS
Street Improvement. Jalger Avenue and 100th Street have been paved with a
bituminous surface. Right-of-way for 100th Street includes cul-de-sac radii at the east
and west termini. However, at the east terminus of 100th Street, there was no
constructed cul-de-sac in place. Driveways to 9090 100th Street and 9950 Jalger
Avenue came together and intersected the gravel public street where it turned west at
approximately 90 degrees. There are also encroachments into the public right-of-way
including a fence and septic drainfield related to 9950 Jalger Avenue. As part of the
improvement project, the City Engineer designed the intersection of Jalger Avenue and
100th Street to extend in a radius to the east to allow for the driveways of 9090 100th
Street and 9950 Jalger Avenue to access the public street in a similar manner as
existed prior to the project and make snow removal easier.
The pavement for 100th Street east of Jalger Avenue is entirely within the portion of the
existing 60 foot right-of-way. As such, the right-of-way for the cul-de-sac turnaround on
100th Street east of Jalger Avenue is proposed to be vacated to eliminate the existing
encroachment issues as the right-of-way for the cul-de-sac turnaround no longer serves
a public purpose. Moreoever, when the property to the east was preliminary platted as
Hamlet's Creekside Addition, extension of 100th Street to provide a second access to
the development was evaluated and determined to be not physically feasible. Without
a public purpose for the right-of-way and no possibility to extend 100th Street to the east
in the future, it is appropriate for the City to vacate the right-of-way.
PUD -CUP. The zoning of 9090 100th Street and 9950 Jalger Avenue is R-1,
Residential Long Range Urban Service District (River Frontage) and WSRR, Wild,
Scenic Recreational River District. Section 20-61-6 of the Zoning Ordinance requires
that lots within the R-1 District have a minimum of 200 feet of frontage to a public right-
of-way. Section 20-21-4.H.2 of the Zoning Ordinance further requires that the two lots
each have direct access to a public street. Both lots have driveways directly to the
improved Jalger Avenue/1001 Street. However, 9090 100th Street is 290 feet wide but
has only 130 feet of frontage to the existing right-of-way for 100th Street, which would be
reduced to 60 feet with the proposed vacation, increasing the non -conforming condition.
The City has initiated consideration of a PUD -CUP to allow the reduced lot width of 60
and eliminate the existing non -conforming condition. Consideration of the PUD -CUP is
to be based upon, but not limited to, the criteria outlined in Section 20-4-2.F of the
Zoning Ordinance:
The proposed action's consistency with the specific policies and provisions of the
Otsego Comprehensive Plan.
Comment: The Comprehensive Plan includes a policy to phase out existing
gravel roadways in developed areas of the City and a goal to ensure that all land
uses have appropriate access. The PUD -CUP is proposed as a result of a
street improvement project eliminating an existing gravel street and maintaining
appropriate access to existing developed lots. The PUD -CUP eliminates the
non -conforming status of the subject site, which is also consistent with the
Comprehensive Plan. Finally, the PUD -CUP is intent of the Zoning Ordinance for
regulations for minimum frontage to ensure useable lots and appropriate access
as existing lot lines and development of the subject site will not change.
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2. The proposed use's compatibility with present and future land uses of the area.
Comment: The area adjacent to Jalger Avenue and 100th Street consists of
rural service single family residential lots. No change to existing lot lines or the
character of the subject site will result from approval of the proposed PUD -CUP
and, therefore, there will be no affect the existing and planned land uses in the
area.
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 PUD -CUP (and related vacation) will result in
elimination of existing non -conforming conditions and encroachments within the
public right-of-way. The proposed PUD -CUP will not affect compliance with any
other requirements of the Zoning Ordinance.
4. Traffic generation of the proposed use in relation to capabilities of streets serving
the property.
Comment: Approval of the proposed PUD -CUP will not alter existing access to
a public street by the subject site and will not affect traffic utilizing 100 h Street
and Jalger 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 improvement of Jalger Avenue and 100th Street reduces the
City's service requirements for the public street, facilitates maintenance and will
eliminate existing encroachments into the public right-of-way.
RECOMMENDATION
City staff recommends vacation of a portion of existing right-of-way for 100th Street east
of Jalger Avenue and approval of a PUD -CUP allowing 9090 100th Street to have only
60 feet of frontage to a public right-of-way.
POSSIBLE MOTIONS
A. Motion to recommend City Council approval of vacation of a portion of public
right-of-way for 100th Street east of Jalger Avenue and a PUD -CUP allowing the
lot at 9090 100th Street to have 60 feet of frontage to a public street, subject to
the following condition:
The south line of PID 118-113-001030 shall be deemed as the front lot
line of the property for definition of yards and setback requirements.
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B. Motion to recommend the request be denied based on finding that the right-of-
way serves a public purpose and the PUD -CUP is not consistent with the
Comprehensive Plan and Zoning Ordinance.
C. Motion to table.
C. Lori Johnson, City Administrator
Tami Loff, City Clerk
Ron Wagner, City Engineer
Andy MacArthur, City Attorney
Douglas and Patricia Antony (9090 100t" Street)
Brad and Kimberly Kalliomaa (9950 Jalger Avenue)
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