Item 3.1 Otsego_PraughtCUP_rep3601 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
REPORT DATE: 31 August 2023
60-DAY DATE: 1 October 2023
RE: Otsego – Praught (PID 118-500-291100); Conditional Use Permit
TPC FILE: 101.02
BACKGROUND
Bradley and Deborah Praught own a 39.41 acre parcel located west of the Ashwood subdivision
that is part of a larger +/- 160 acres of land holdings by them to the north and west extending
to Nashua Avenue. Mr. and Ms. Praught are proposing to convey the parcel to one of their
children upon which they would build a single family dwelling.
The parcel has potential access from the current terminus of 75th Street or O’Brian Avenue from
the Ashwood plat, but the proposed single family dwelling is intended to access to Nashua
Avenue via a shared driveway with an existing house on the parcel to the west, also owned by a
member of the Praught family. Construction of a single family dwelling upon the existing
parcel of record and allowance of the proposed single family dwelling utilizing access to Nashua
Avenue requires consideration of a Conditional Use Permit.
A public hearing to consider the requested Conditional Use Permit has been noticed for the
Planning Commission meeting on TUESDAY, 5 September 2023 at 7:00PM.
Exhibits:
Site Location Map
Certificate of Survey
Item 3.1
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ANALYSIS
Land Use. The 2023 Otsego Comprehensive Plan guides the parcel for Low Density Residential
land uses with availability of City sewer and water utilities. The parcel and the other parcels
owned by Mr. and Ms. Praught are located within Urban Service Expansion Area E1 designated
by the 2023 Comprehensive Plan. Sewer and water utilities area available to the Praught
properties, but would require construction of a sewer lift station in order to provide sewer
service for development as guided by the Future Land Use Plan. The Praughts are not
proposing construction of the sewer lift station and do not intend to develop their properties at
urban densities at this time.
Transportation. The Transportation Plan of the 2023 Otsego Comprehensive Plan illustrates
future extension of 75th Street as a Residential Collector Street west of the Ashwood subdivision
to an intersection at Nashua Avenue and 77th Street, although the location of this intersection is
not firmly established. Nashua Avenue is currently a rural section gravel roadway, but is
designated by the Transportation Plan as a future north/south Minor Arterial Street between
95th Street (CSAH 39) and 70th Street (CSAH 38). The extension of 75th Street would transverse
the parcel and other parcels owned by Mr. and Mr. Praught. Construction of 75th Street
between the Ashwood subdivision and Nashua Avenue is not included on the City’s current
Capital Improvement Plan. Section 11-16-3.B of the Zoning Ordinance allows for construction
of a single family dwelling upon the parcel provided that its location will not obstruct future
extension of 75th Street.
Zoning. The parcel is zoned A1, Agriculture Rural Service District and exists as a legal parcel of
record. The area of the parcel exceeds the 20 acre minimum lot area requirement for parcels
within the A-1 District. The parcel does not have the minimum 450 feet of frontage to a public
right-of-way required for lots within the A-1 District, but does have potential access to 75th
Street at the east line of the property. Section 11-15-2.4 of the Zoning Ordinance allows for
construction of a single family dwelling upon the parcel by approval of a Conditional Use
Permit.
Surrounding Area. The table below illustrates the existing and planned uses surrounding the
parcel. Construction of a single family dwelling upon the parcel will not present any
compatibility issues with existing and planned uses in the area.
Direction Land Use Plan Zoning Map Existing Use
North LD Residential A1 District Cultivated field
East LD Residential R5 District Ashwood
South LD Residential A1 District Cultivated field
West LD Residential A1 District Rural single family
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Setbacks. The A1 District establishes setback requirements of 35 feet from local streets, 65
feet from collector or arterial rights-of-way, 10 feet from side lot lines, and 50 feet from rear lot
lines. The existing parcel is not defined by front, side, or rear lot lines without frontage to a
public right-of-way. The proposed house is setback 739 feet from the east parcel line and 476
feet from the south parcel line. The location of the proposed single family dwelling exceeds
the greatest setback required for any yard and is consistent with the intent of the setback
requirements. The location of the proposed single family dwelling will also not obstruct future
construction of 75th Street.
Access. The current terminus of 75th Street and O’Brian Avenue abut the east line of the parcel.
The parcel is proposed to be accessed via a driveway to Nashua Avenue, shared in part by an
existing driveway for the parcel to the east. Section 11-21-6.A requires that properties have
access directly to an abutting improved public street unless a Conditional Use Permit is
approved. The proposed use of the shared driveway to Nashua Avenue is acceptable provided
that an ingress/egress easement is recorded over the shared driveway benefiting the subject
site. The applicant also indicated an interest in a second driveway to the terminus end of 75th
Street, which may be acceptable subject to approval of the City Engineer and execution of a
right-of-way encroachment agreement approved by the City Council.
Utilities. The single family dwelling to be constructed upon the parcel is to be served by on-site
septic and well utilities. Approval of the septic system and well utilities are to be subject to
review and approval of the Building Official with issuance of a building permit.
RECOMMENDATION
City staff recommends approval of a Conditional Use Permit to allow for construction of a single
family dwelling upon a legal non-conforming parcel of record and use of a shared driveway for
access to a public street subject to the stipulations outlined below.
POSSIBLE ACTIONS
A. Motion to recommend approval of a Conditional Use Permit for Bradley and Deborah
Praught subject to the following conditions:
1. The subject site shall be developed in accordance with the Certificate of Survey
and building plans on file and as approved by the City in accordance with Section
11-9-4 of the Zoning Ordinance.
2. An ingress/egress easement shall be recorded over Parcel A as shown on the
Certificate of Survey allowing Parcel B access to Nashua Avenue, subject to
review and approval of the Zoning Administrator.
3. All plans for on-site septic systems and wells shall be subject to review and
approval of the Building Official.
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B. Motion to recommend the application be denied based on a finding that the request is
inconsistent with the Comprehensive Plan and intent of the Zoning Ordinance.
C. Motion to table.
c. Adam Flaherty, City Administrator/Finance Director
Audra Etzel, City Clerk
Ron Wagner, City Engineer
David Kendall, City Attorney
Site Location Map
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