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Item 4.2 Quadriga Ventures Amending the Comprehensive Plan Request for City Council Action DEPARTMENT INFORMATION ORIGINATING DEPARTMENT REQUESTOR: MEETING DATE: Planning City Planner Licht 22 July 2024 PRESENTER(s) REVIEWED BY: ITEM #: City Planner Licht City Administrator/Finance Director Flaherty 4.2 – Quadriga Ventures STRATEGIC VISION MEETS: THE CITY OF OTSEGO: X Is a strong organization that is committed to leading the community through innovative communication. X 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 the City Council adopt a resolution amending the Comprehensive Plan. ARE YOU SEEKING APPROVAL OF A CONTRACT? IS A PUBLIC HEARING REQUIRED? No Yes, was held by Planning Commission 15 July 2024. BACKGROUND/JUSTIFICATION: Quadriga Ventures is proposing an amendment of the 2023 Comprehensive Plan regarding the future land uses guided for a property consisting of two parcels located south of River Road (CSAH 42) and west of Rawlings Avenue (CSAH 36). The proposed Comprehensive Plan amendment is based on a concept sketch plan for development of 36 acres the subject property for 149 single family and row townhouse dwellings. A potential second phase of development of row townhouses is also shown on the concept sketch plan that includes 216 row townhouses, but this parcel is also to be subject to a purchase agreement between the developer and ISD 728 as a site for a future elementary school. A public hearing to consider the application was held by the Planning Commission at their meeting on 15 July 2024. Ms. Megan Rogers, legal counsel for Quadriga Ventures, was present to represent the applicant. Ms. Rogers agreed with the recommendations of City staff. Written comments were received from five property owners adjacent to the subject property, which were provided to the Planning Commission and are included in the official record. Residents also spoke during the public hearing with questions and comments regarding the request. The public hearing was closed and the Planning Commission discussed the request, specifically the elements of the proposed agreement between the developer and ISD 728 for the School District to acquire the Phase 2 parcel for development of a public elementary school. Draft minutes of the Planning Commission meeting outlining public comments and the Planning Commission discussion are attached for consideration. The Planning Commission voted 4-2 to recommend approval of the application as requested. The two dissenting votes objected to amending the Future Land Use Plan map based on the developer and ISD 728 transaction and one of the two opposed the proposed increase in density. City staff has drafted a resolution approving the requested amendment for consideration by the City Council. Note that adoption of the resolution approving the requested amendment requires 4 affirmative votes of the City Council members. SUPPORTING DOCUMENTS ATTACHED: • Planning Report dated 10 July 2024 • Draft minutes of the July 15, 2024 Planning Commission meeting • Written comments received prior to the close of the public hearing • Resolution 2024-52 amending the Comprehensive Plan POSSIBLE MOTION PLEASE WORD MOTION AS YOU WOULD LIKE IT TO APPEAR IN THE MINUTES: Motion to adopt Resolution 2024-52 amending the Comprehensive Plan as requested by Quadriga Ventures. BUDGET INFORMATION FUNDING: BUDGETED: Fund 701 – Development Escrow N/A 3601 Thurston Avenue Anoka, MN 55303 763.231.5840 TPC@PlanningCo.com 1 PLANNING REPORT TO: Otsego Planning Commission FROM: D. Daniel Licht REPORT DATE: 10 July 2024 120-DAY DATE: 27 August 2024 RE: Otsego – Quadriga Ventures; Comprehensive Plan Amendment TPC FILE: 101.02 BACKGROUND Quadriga Ventures is proposing an amendment of the 2023 Comprehensive Plan regarding the future land uses guided for a property consisting of two parcels located south of River Road (CSAH 42) and west of Rawlings Avenue (CSAH 36). The proposed Comprehensive Plan amendment is based on a concept sketch plan for development of 36 acres the subject property for 149 single family and row townhouse dwellings. A potential second phase of development of row townhouses is also shown on the concept sketch plan that includes 216 row townhouses, but this parcel is also to be subject to a purchase agreement between the developer and ISD 728 as a site for a future elementary school. A public hearing to consider the application has been noticed for the Planning Commission meeting on 15 July 2024 at 7:00PM. Exhibits:  Site Location Map  Future Land Use Plan Map  Concept Sketch Plan dated April 19, 2024 ANALYSIS Criteria. The implementation chapter of the Comprehensive Plan outlines that amendments of the Comprehensive Plan are to be considered based upon, but not limited to, the following criteria: 2 1. The proposed action's consistency with the specific policies and provisions of the Otsego Comprehensive Plan. 2. The proposed use's compatibility with present and future land uses of the area. 3. The proposed use's conformity with all performance standards contained within the Zoning Ordinance and other provisions of the City Code. 4. Traffic generation of the proposed use in relation to capabilities of streets serving the property. 5. The proposed use can be accommodated by existing public services and facilities and will not overburden the City's service capacity. Comprehensive Plan. The 2023 Comprehensive Plan guides the subject property for Low-to- Medium Density Residential land uses, which would consist of single family, single family, single family villa, and two-family dwellings with a development density of 3.0 to 5.0 dwelling units per acre. The proposed row-style townhomes illustrated on the concept sketch plan to be developed in areas guided for Medium Density Residential land uses with 4.0 to 8.0 dwelling units per acre or in Medium-to-High Density Residential areas with a density of 5.0 to 12.0 dwelling units per acre. The concept sketch plan indicates the anticipated density of Phase 1 to be 4.66 dwelling units per acre. During development of the 2023 Comprehensive Plan, the Planning Commission recognized the opportunity to have smaller areas of single family villa, two-family, or townhouse dwellings as a means of expanding housing options within the City without the compatibility and infrastructure impacts of larger scale developments. Existing subdivisions such as the townhouses south of the subject property in the River Place, Wildflower Meadows, Prairie Creek, Pheasant Ridge, and Pleasant Creek Farms plats are representative of this concept. 3  River Place:  Wildflower Meadows:  Prairie Creek: 4  Pheasant Ridge: 5  Pleasant Creek Farms: These developments are all at the periphery of single family subdivisions abutting collector or arterial roadways. River Place, Wildflower Meadows, and Pleasant Creek Farms are also transitional uses adjacent to institutional or commercial developments. These developments and the proposed concept sketch plan are consistent with the land use and housing policies established by the 2023 Comprehensive Plan to not concentrate alternatives to single family dwellings in any one area of the community or over such acreages at any one location with provision of adequate traffic access and circulation to protect public safety and maintain land use compatibility. These policies are also illustrated by the Land Use Concept included as part of the 2023 Comprehensive Plan at right. 6 The 2023 Comprehensive Plan includes a goal to provide for proper school facilities by working with school district officials to meet the needs of existing and future populations. Phase 2 of the concept sketch plan is intended to be acquired by ISD 278 for a future elementary school site. ISD 728 has established its own strategic plan for future school facility needs based on the projected growth occurring not only in Otsego, but also Rogers, Elk River, and Zimmerman. ISD 728 staff has for many years discussed with City staff the need to plan for an elementary school in the area of the subject property. City staff has likewise recommended that ISD 728 consider the subject property for an elementary school site based on proximity to existing and future neighborhoods, utility availability, and access to existing and planned arterial and collector streets consistent with the policies of the 2023 Comprehensive Plan. The residential uses shown within Phase 2 of the concept sketch plan is intended primarily for illustrative purposes as to the development potential of the property if not acquired by ISD 728. The requested change in the Future Land Use Plan to guide Phase 2 of the subject property for Medium-to-High Density Residential will facilitate the purchase agreement between the developer and ISD 728 for the financial benefit of both parties. This coordination of the City’s Comprehensive Plan with the planned acquisition and development of public facilities is based upon similar actions taken by the City during the 2006 improvements to TH 101 where land was dedicated to the City (and then transferred to Mn/DoT) for right-of-way. The property owner received income tax benefits for the donation of the land to the City and the City received credit for the value of the land towards its local share of the project costs. The requested amendment of the Future Land Use Plan is consistent with the goals and policies of the 2023 Comprehensive Plan. Surrounding Uses. The table below summarizes existing and planned land uses in the area of the subject property: Direction Land Use Plan Zoning Map Existing Use North LD Residential A-1/WSRR District Rural residential East LD Residential A-1 District Rural residential South LD Residential LMD Residential A-1 District R-5 District Farmstead Meadows of Riverpointe West LD Residential Public A-1 District INS District Rural residential E-WTF The subject property abuts River Road (CSAH 42) and Rawlings Avenue (CSAH 36) on its north and east lines creating separation from surrounding properties. Development of the subject property would require construction of Randolph Avenue from the southwest corner of the subject site to 65th Street and improvement of 65th Street from Randolph Avenue to River Road (CSAH 42). There are townhomes illustrated west of future Randolph Avenue to make more efficient development use of the corridor and to avoid making the roadway a one-mile straightway. 7 The concept sketch plan provides single family lots and street connections as an appropriate transition to the existing Highlands of Riverpointe subdivision and future development of the farmstead parcel south and east of the subject property. Zoning. The subject property is currently zoned A-1, Agriculture Rural Service District. The A-1 District zoning for the subject property will not be changed until application is made for a Zoning Map amendment to R-6, Residential Medium Density District, which would allow for development of the proposed single family and row townhouse dwellings shown for Phase 1. The application to amend the Zoning Map would only be considered in conjunction with application for preliminary plat approval of Phase 1 in accordance with the Interim Land Use Plan policies of the 2023 Comprehensive Plan to maintain A-1 District zoning as a growth management strategy. Development of Phase 2 as an elementary school would require consideration of a Zoning Map amendment rezoning the property to INS, Institutional District, which allows public schools as a conditional use. Access. The subject site abuts the following existing and future roadways: Street Functional Classification Existing Condition River Road (CSAH 42) Minor Arterial 2-lane paved Rawlings Ave (CSAH 36) Major Collector 2-lane paved 65th Street C/I Collector 2-lane gravel Randolph Avenue Residential Collector Not constructed There is no access to subject property from River Road (CSAH 42) based on the intersection spacing guidelines established by Wright County as there is not sufficient distance between Rawlings Avenue (CSAH 36) and 65th Street to allow for an additional street intersection. The concept sketch plan illustrates one access to Rawlings Avenue (CSAH 36), which is between River Road (CSAH 42) at 62nd Street. The location of the access either as a street intersection or driveway access for an elementary school will be subject to review by the City and approval of Wright County with application for development of Phase 2. Wright County is planning improvements of 53rd Street and Rawlings Avenue (CSAH 36) from TH 101 to River Road (CSAH 42) in 2027 that would include roundabouts at full intersections and a trail on one side of the roadway. Future access to the subject property from Rawlings Avenue (CSAH 36) will be incorporated as part of the project improvements. The subject property abuts a segment of 65th Street west of River Road (CSAH 42). Development of Phase 1 will require that this segment of 65th Street and future Randolph Avenue from 65th Street south along the west line of the subject property be constructed by the developer to a collector street standard. This roadway would be expected to be the primary access for Phase 1 of the subject site. Improvement of 65th Street and completion of Randolph Avenue also improves access for the existing Riverpointe, River Place, Meadows of Riverpointe, and Highlands of Riverpointe subdivisions. 8 Parks and Trails. The Park System Master Plan and Future Parks and Trails System Map adopted with the 2023 Comprehensive Plan does not identify acquisition of land for public parks within the area of the subject property. Frankfort Park is located to the south of the subject property at the intersection of Randolph Avenue and 54th Street. The Park System Master recognizes that school facilities contribute to the recreational opportunities within the City, especially elementary schools that will include both playground structures and playfields. Trails will be included with the Randolph Avenue and 65th Street improvements proving connection between 53rd Street (CSAH 36) and River Road (CSAH 42). The trail on River Road (CSAH 42), which is part of the Mississippi River Trail, are within the shoulder. A trail between Randolph Avenue and River Road (CSAH 42) will also be included with the 53rd Street/Rawlings Avenue (CSAH 36) improvements. The Phase 1 development plans will need to provide a means of pedestrian access from the trail on Randolph Avenue and sidewalks within the Meadows of Riverpointe to the Phase 2 elementary school lot both as a Safe Routes to School and for recreation purposes. Utilities. The subject property is within the East Sewer District established by the 2023 Comprehensive Plan and trunk sewer and water facilities are available at the property line to serve the development illustrated on the concept sketch plan. The developer would pay Utility Availability Charges at the time a final plat is approved for the subject property and Utility Connection Fees would be paid when a building permit is issued for each dwelling or for the elementary school. The City has an existing easement along the west line of the subject property that encompasses the trunk sewer forcemain serving the East Sewer District from the Quaday Avenue lift station. The existing forcemain would likely need to be relocated at the developer’s cost to accomplish the alignment of Randolph Avenue shown on the concept sketch plan. At the time Randolph Avenue is constructed, the City may include placement of an additional forcemain needed to increase capacity to accommodate on-going development within the East Sewer District pursuant to the 2018 Otsego Wastewater Master Plan. The developer would receive credit for Utility Availability Charges for completion of the forcemain capacity improvements. Stormwater. The concept sketch plan illustrates only very generally stormwater management required for the proposed development. Any development of the subject property would be required to comply with City and Minnesota Pollution Control requirements to infiltrate stormwater and control the rate of runoff to equal predevelopment conditions and provide for water quality. There is also a large wetland in the central portion of the Phase 2 area that may be impacted by development of an elementary school (or any other land use) that will need to be evaluated as part of the development plan applications subject to Wetland Conservation Act rules and procedures. 9 RECOMMENDATION The requested amendment of the Future Land Use Plan to allow for development of townhouse dwelling units and a future elementary school is consistent with the land use, housing, and community facility policies of the 2023 Comprehensive Plan. City staff recommends approval of the application as outlined below. POSSIBLE ACTIONS A. Motion to recommend approval of a Comprehensive Plan amendment changing the land use from Low-to-Medium Density Residential to Medium-to-High Density Residential based on a finding that the request is consistent with the 2023 Comprehensive Plan. B. Motion to recommend the application be denied based on a finding that the request is inconsistent with recommendation of the 2023 Comprehensive Plan C. Motion to table. c. Adam Flaherty, City Administrator/Finance Director Audra Etzel, City Clerk Ron Wagner, City Engineer David Kendall, City Attorney Property Location 1,520 ft Overview Legend Highways Interstate State Hwy US Hwy Roads Road Labels City/Township Limits c t Parcels 456738456738 456742 456742 456742 456742 456736 456739 456739456739 456719 456719 §¨¦9 4 456737 456718 EF137 456738 FUTURE LAND USE PLAN00.5 10.25 Miles É K:\cad_eng\PROJECTS\GIS\TPC\Otsego\Comprensive Plan 2012\Future Land Use Map DISCLAIMER:This product is for informational purposes and may not have beenprepared for, or be suitable for legal, engineering, or surveyingpurposes. Users of this information should review or consult theprimary data and information sources to ascertain the usabilityof the information. LEGEND Planning Districts Rural Rural Residential LD Residential (Large Lot) LD Residential LMD Residential MHD Residential Mixed Use Commercial Office Industrial Light Industrial Public/Quasi Public COMPREHENSIVE PLAN 2023 ADOPTED: AMENDED: Res 2023-52,14 Aug 23 OTSEGO PLANNING COMMISSION MEETING OTSEGO PRAIRIE CENTER July 15, 2024 7:00 PM Call to Order: Chair Alan Offerman called the meeting to order at 7:01 p.m. Roll Call: Chair Alan Offerman, Vice Chair Aaron Stritesky, Commissioners, Charles Foster, Vern Heidner, Tracy Kincanon, and Laurie Jones. Absent: Commissioner Pam Black Also Present: Mayor Stockamp and Councilmember Ryan Dunlap Staff: City Planner Daniel Licht and Deputy Clerk Katie Kalland 1. Announcements City Planner Licht noted the written public comments received will be part of the public record. 2. Consider the Following Minutes 2.1 June 3, 2024 Planning Commission Meeting Commissioner Heidner motioned to approve the June 3, 2024 minutes as written. Commissioner Kincanon seconded. All in favor. Motion carried 6-0. 3. Public Hearing Item: 3.1 Quadriga Ventures Plan Amendment City Planner Licht gave the planning report. Megan Rogers, development representative of Quadriga Ventures, was present and agreed with the planning report. Chair Offerman opened the Public Hearing at 7:21 p.m. Mark Haller, spoke on behalf of Elaine and Earl Schlunburg, 6273 Rawlings Avenue NE, asked what is proposed for phase 2. Brandon Wisner, 5886 Rawlings Avenue NE, asked about adding a trail. Mr. Wisner voiced opposition to high-density homes being developed. Rebecca Grupa, 6050 Rawlings Avenue NE, stated she was disappointed she wasn’t notified by mail and thinks the area of notification should be larger. Ms. Grupa asked if she is able to view the maps on the report. Ms. Grupa also voiced opposition to high-density homes. MINUTES OF OTSEGO PLANNING COMMISSION July 15, 2024 Page 2 of 3 Marilyn Nordeen, 18511 Bates Street, had concerns about the deer and wildlife in the area. Ms. Nordeen would prefer the school would be located in the middle of the city. Ms. Nordeen also voiced opposition to high-density homes. Shola Abodunde, 17464 59th Street NE, voiced opposition of high-density homes. Mr. Adodunde asked for more information on the potential school. Jake Kramer, 17476 59th Street NE, asked if there was a plan for some sort of barrier or screening between his backyard and the new development. Andrew John, 7073 Quail Avenue NE, said he thinks the property would be better suited for commercial. Chair Offerman closed the Public Hearing at 7:30 p.m. City Planner Licht commented Phase 2 shown in the plans is being negotiated with the developer and ISD 728 to build a school and the reason the townhomes are being shown is to establish a base valuation for the property as part of their transaction. City Planner Licht stated that City will be including a trail from Randolph Avenue NE to River Road NE on the west side of CSAH 36 as part of the County improvement project. City Planner Licht explained that the City follows State Statute that notices be sent to properties within 350 feet of the site and that is followed consistently for the purpose of treating every development the same. City Planner Licht stated the planning report that the Planning Commission received is available on the City website for viewing. Commissioner Kincanon asked what would happen if ISD 728 backed out of the sale. Ms. Rogers stated the ISD 728 has a 2-year window to complete the purchase agreement. Ms. Rogers stated the City has significant discretion to rezone the parcel that would be platted as phase 2. City Planner Licht noted that if the agreement with ISD 728 and the developer fell through, the City can reverse the amendment to the Comprehensive Plan. Commissioner Jones asked why the City would change the zoning map for a purchase agreement. City Planner Licht answered it is for the benefit of residents to work with ISD 728 to offset the cost of a purchasing a property and provided needed community facilities. City Planner Licht stated he understands it is an unusual approach however, and that City staff would not be in support of it if ISD 728 wasn’t involved. MINUTES OF OTSEGO PLANNING COMMISSION July 15, 2024 Page 3 of 3 Commissioner Jones asked when phase 1 would start. Ms. Rogers stated they anticipate to bring forward application for preliminary and final plat for Phase 1 this fall. Commissioner Heidner reminded the commission that this request is specifically based on ISD 728 being interested in building a school on this property. Vice Chair Stritesky motioned to recommend approval of a Comprehensive Plan amendment changing the land use from Low-to-Medium Density Residential to Medium-to-High Density Residential based on a finding that the request is consistent with the 2023 Comprehensive Plan. Seconded by Commissioner Heidner. Voting in favor: Offerman, Stritesky, Kincanon, and Heidner. Voting against: Foster and Jones. Motion carried 4-2. Chair Offerman asked the Commissioners voting against for feedback to present to the City Council. Commissioner Jones stated she voted no because she doesn’t agree with changing the Comprehensive Plan based on a purchase agreement. Commissioner Foster also said he doesn’t support amending the Comprehensive Plan based on a purchase agreement and also doesn’t agree with the location for a proposed school. 5. Updates 5.1 Updates on City Council actions Mayor Stockamp updated the Planning Commission on recent City Council actions. 5.2 Updates on future Planning Commission Items City Planner Licht updated the Planning Commission on upcoming planning items. 6. Adjourn Vice Chair Stritesky motioned to adjourn. Seconded by Commissioner Jones. All in favor. Motion carried 6-0. Adjourned at 8:00 p.m. Respectfully submitted by Katie Kalland, Deputy Clerk Monday, July 15, 2024 Otsego Planning Committee, Please see below for my concerns and feedback around the proposed changes to the city plan as it relates to the area off of county road 36 in the River Point neighborhoods. I want to start by saying that we knew that development of some type would eventually happen down the roads of Ranger Ave and Randolph, however, the piece that is concerning is the potential change in the plan from low-to -medium density to the proposed high-density. I grew up 2 miles down the road from here on the Fox Hollow Golf Course (and my husband, Clayton, did as well in Otsego) and we truly have a vested interest in the development of this area and ensuring that it remains a wonderful place to live for years to come. Safety Concerns: • High ratios of small children in this neighborhood who play in the streets and increased traffic is a serious concern as fast driving is already an issue today (without through roads) • A through street (Randolph) to the back side of the neighborhood (connecting to 65th) is already going to be a disadvantage to those in this area, so adding high-density buildings only makes it even less desirable in terms of increased traffic to the area General Value/Area Concerns: • In speaking with numerous neighbors in this area, if high-density buildings are approved, it is seen as less desirable, and many will be considering leaving the development as it takes away from the appeal of this area in being a premium development to live in • This area is an attractive/premium area to live with great home values – it would be best to see development continue with similar structures as what exists today (single-family homes and villas) and keep it as a premium area to live. There are so many other townhouses being built in Otsego and Rogers already so there are abundant options for folks looking for those options • Coming from a homeowner’s perspective and having purchased a home recently in this area, including high density townhomes in the area would seem to drive down home values as it is definitely seen as less desirable to prospective homeowners (as well as people looking for premium townhome/villa options, will not seek out high-density bundles of townhouses) • Even though a grouping of high-density townhouses already exist in our neighborhood today near the entrance, this is partially what fuels our distaste for more in the back of the neighborhood as we already see a higher volume of police/emergency calls to the townhouses and they are not nearly as appealing or pleasant to look at as the rest of the development Infrastructure: • County Road 36 (where it goes down to the low-lying area near the crow just west of the development) has serious issues currently with both its structure and the fact that it floods annually. This makes it concerning that development is still growing so fast in the area with lack of ways to get to Rogers easily/reliably. We need road improvements to the area (specifically the fact that the road floods) before we should even be considering such a proposal. Environmental: • We have abundant wildlife (birds of a huge variety/coyote/deer/eagle’s nest) that live in the land being developed. It would be nice to retain as much land space as possible and high- density townhomes doesn’t allow for as much green space to remain Thank you so much for your consideration of these concerns and I truly hope that we don’t allow a developer to dampen the appeal that currently exists in this area and diminish the great family environment that exists here today. Sincerely, Gina & Clayton Rask 5897 Ranger Ave NE Otsego Planning Committee, I recently received a notice from the City about plans regarding the development of the land and roads behind my home. I have been fortunate enough to be a resident of this neighborhood for the last 4 years. I am not naive to think that we would be able to keep the rolling hills, farmlands and picturesque views forever but what the land is used for is important to my family as well as dozens of others. I have seen the proposal for high density townhomes and have many concerns. When we look at adding 50 plus high-density town homes (with multiple units in each) you are looking at a massive increase in traffic and more strain on our roads. We currently have a road crumbling into the river that has already been built up and fixed several times. We already have excessive speeders in a residential area and adding in multiple through streets is only going to make that situation worse. When thinking about the market and home values, I can’t help but have concerns about what such a large amount of high-density townhomes will do to value of our homes. High density townhomes are not something that will continue to draw potential home buyers in. In fact, I am concerned it will drive many of us out and deter many. We did not build out here in hopes to live next to dozens of townhome clusters. We have several sets of town homes in the entrance of our neighborhood that police and medical attend to on a frequent basis. We know that building up the land is inevitable but ideally, we would much rather see continued single family homes or villas that would match the current neighborhood and help drive up home values. Single family homes and villas are what brought so many of us out here and I believe keeping that theme with the current neighborhood is important and is the most desirable for future residents. And when we look at the housing needs or demands; there are countless high-density townhomes and massive apartment building going up all over in Otsego and Rogers and more and more already plotted and approved. This little chunk of rural land and roads is not able to support the amount of traffic that you are considering to add in. Our schools can not support this rapid growth. We already had to move 5th graders to middle school and our class sizes continue to increase yearly. We cannot continue to build massive town homes and apartments on every inch of land. Our schools and communities can not support it. Thank you for taking these concerns into consideration. And I truly hope the committee can reconsider townhomes for this land. Thank you Lauren and Ryan Dorholt 59th st and Ranger ave From:Shannon Ratcliff To:D. DANIEL LICHT Subject:Concerns Regarding Proposed High-Density Townhomes in The Meadows of River Pointe Date:Monday, July 15, 2024 2:37:39 PM Dear Daniel, I hope this message finds you well. I am writing to express my concerns regarding the proposed high-density townhomes slated for construction in our neighborhood, The Meadows of River Pointe. As a resident and parent of three young children, I value the current quiet and safe environment our neighborhood provides. My children regularly play outside, and the reduced traffic allows them to do so safely. Increasing the density of housing in our area will inevitably lead to an increase in traffic, which poses a significant risk to the safety and well-being of all neighborhood children. Moreover, the existing townhomes in our vicinity have unfortunately been associated with increased disturbances and issues. Based on this, I am concerned that additional high-density housing may exacerbate these problems. Maintaining the character and safety of our neighborhood is of utmost importance to me and many of my neighbors. I understand the need for housing development and the benefits it can bring to a community. However, I believe it is crucial to balance development with the preservation of neighborhood safety and quality of life. High-density townhomes, in particular, seem incompatible with our community's current infrastructure and ethos. I kindly request that the council consider these points and explore alternative solutions that will not compromise the safety and tranquility of our neighborhood. Perhaps lower- density housing options or developments that better integrate with our current community could be considered. Thank you for your time and attention to this matter. I look forward to your response and am more than willing to engage in further discussions to find a solution that works for everyone. Sincerely, Shannon Ratcliff ratcliff.shannon@hotmail.com (952) 491-1434 From:Aaron Rothstein To:D. DANIEL LICHT Subject:Otsego – Quadriga Ventures; Comprehensive Plan Amendment Date:Monday, July 15, 2024 4:55:10 PM Hello, My name is Aaron Rothstein, 5705 Ranger Ave NE Otsego. I am writing to provide my feedback on the Comprehensive Plan Amendment proposed by Quadriga Ventures. I am opposed to the amendment as it contradicts the guidance of the Comprehensive Plan (which is low to medium density housing). I saw nothing in the proposal that demonstrated a community benefit from the amendment, my conclusion is that this is an attempt by the developer to squeeze more revenue out of the land parcels. Thank you, Aaron Rothstein From:Inhye Angela Lee To:D. DANIEL LICHT Subject:Our comments on a public hearing Date:Friday, July 12, 2024 9:14:48 PM Hello, I received a letter regarding further development in my neighborhood. I live on the 59th Street NE with my husband and child. I picked this neighborhood due to it being a low-density residential area. Also, the street I live on feels very safe because it's the last street in the development and only people who live on this street travel through here. I do not want further property development in this area. However, if it has to happen, I would want single family houses to be built, not townhouse, condos or apartment. I'm strongly against any development that is not single/multi-gen family houses. I want my neighborhood to be remain more family oriented and I want people who live in this neighborhood to be mostly home-owners. I know with condos and apartments; those are mostly rental properties which I'm very much against. We support any additional building of parks or other green spaces. Please keep me informed on any decisions made regarding this topic. Thank you for your consideration. Regards, Angela (Inhye) Lee 1 CITY OF OTSEGO COUNTY OF WRIGHT STATE OF MINNESOTA RESOLUTION NO: 2024-52 AMENDING THE COMPREHENSIVE PLAN AS REQUESTED BY QUADRIGA VENTURES WHEREAS, the City most recently adopted a Comprehensive Plan on 14 August 2023 in accordance with Minnesota Statutes, section 462.355; and WHEREAS, the Comprehensive Plan includes a map guiding future land uses for properties within the City; and WHEREAS, Quadriga Ventures (Applicant), on behalf of the property owners(s), has applied for an amendment of the Comprehensive Plan for property legally described by Exhibit A. WHEREAS, the Future Land Use Plan map guides the property for Low-to-Medium Density Residential land uses. WHEREAS, the applicant is requesting that the Future Land Use Plan map be amended to change the guided land use to Medium-to High Density Residential land uses; and WHEREAS, the implementation chapter of the Comprehensive Plan outlines that amendments of the Comprehensive Plan are to be considered based upon, but not limited to, the following criteria: 1. The proposed action's consistency with the specific policies and provisions of the Otsego Comprehensive Plan. Finding: The proposed amendment is being undertaken to allow for development of the property in two phases. Phase 1 consists of development of approximately 149 single family, single family villa and row townhouse dwelling units along with construction of collector street. Phase 2 of the development of the property is intended to be conveyed to ISD 728 for the purpose of developing public school facilities with the amendment of the Future Land Use Plan providing a basis for a purchase agreement and donation agreement dwelling the applicant and ISD 728. The requested amendment of the Future Land Use Plan is consistent with the following policies of the Comprehensive Plan: ▪ Recognize the need to develop of a variety of twin homes, townhouses, and multiple family dwellings as an alternative to single family dwellings while considering local market demands and desired community character. ▪ 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. ▪ Provide medium and high density residential housing development adequate traffic access and circulation to protect public safety and maintain land use compatibility. ▪ Develop a transportation system that serves the mobility and access needs of the City’s residents, businesses, and institutions and supports the Otsego’s goals for future growth. 2 ▪ Act to plan, design, and develop a street system in those areas where incomplete street facilities exist that reflects the highest standards and relates land use to transportation needs. ▪ Assist the school districts in locating sites for new facilities that are accessible, compatible with adjacent land uses and natural environment amenities, and offer the necessary land to meet the physical needs of the facility. 2. The proposed use's compatibility with present and future land uses of the area. Finding: The table below summarizes existing and planned land uses in the area of the subject property: Direction Land Use Plan Zoning Map Existing Use North LD Residential A-1/WSRR District Rural residential East LD Residential A-1 District Rural residential South LD Residential LMD Residential A-1 District R-5 District Farmstead Meadows of Riverpointe West LD Residential Public A-1 District INS District Rural residential E-WTF The subject property abuts River Road (CSAH 42) and Rawlings Avenue (CSAH 36) on its north and east lines creating separation from surrounding properties. Development of the property as allowed by the proposed amendment of the Future Land Use Plan will be compatible with 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. Finding: Development of the property will require application for approval of, but not limited to, a Zoning Map amendment, Conditional Use Permit(s), preliminary plat, and final plat. Development of the property will be required to comply with the provisions of the Zoning Ordinance, Subdivision Ordinance, and Engineering Manual. 4. Traffic generation of the proposed use in relation to capabilities of streets serving the property. Finding: Development of the subject property will be accessed by Rawlings Avenue (CSAH 36) and future Randolph Avenue. The developer will be required at their cost to improve existing 65th Street west of River Road (CSAH 42) to an extension of Randolph Avenue north of its current terminus to collector street standards. The combination of access to Rawlings Avenue (CSAH 36) and Randolph Avenue will provide necessary capacity to serve traffic generated by the proposed development of the property. The improvement of 65th Street west of River Riad (CSAH 42) and construction of Randolph Avenue north of its current terminus to 65th Street will also improve access and traffic capacity for existing residential uses in the area. 5. The proposed use can be accommodated by existing public services and facilities and will not overburden the City's service capacity. Finding: The subject site is within the East Sewer District designated by the Comprehensive Plan and sewer and water utilities are immediately available to the property at its south boundary. The City has planned for delivery of needed services to support development guided by the Comprehensive Plan for properties within the designated sewer districts. The proposed development of the subject site with the requested amendment of the Future Land Use Plan can be accommodated by existing City services and facilities. Furthermore, it is intended that the requested amendment will facilitate ISD 728 developing public school facilities serving the area in accordance with its own strategic planning expanding community facilities within the City. 3 WHEREAS, the Planning Commission conducted a public hearing at their regular meeting on 15 July 2024 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 4-2 vote that the City Council approve the request based on the aforementioned findings; and WHEREAS, the Request for Council Action dated 22 July 2024 prepared by the City Planner, The Planning Company LLC, is incorporated herein; and WHEREAS, the City Council considered the application at their meeting on 22 July 2024. NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF OTSEGO, MINNESOTA: 1. The application to amend the Comprehensive Plan is approved. 2. The Future Land Use map of the Comprehensive Plan shall not be republished to show the aforesaid amendment, but the Zoning Administrator shall appropriately mark the Future Land Use Plan map on file at City Hall for the purpose of indicating the amendment hereinabove provided for in this Resolution, and all of the notations, references, and other information shown thereon are hereby incorporated by reference and made part of this Resolution. 3. This Resolution shall become effective immediately upon its passage and publication according to Law. 4 ADOPTED by the Otsego City Council this 22nd day of July, 2024. MOTION BY: SECONDED BY: IN FAVOR: OPPOSED: CITY OF OTSEGO __________________________________ Jessica L. Stockamp, Mayor ATTEST: __________________________________ Audra Etzel, City Clerk