Item 3.2 Greninger Minor Subdivision3601 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: 15 May 2025
60-DAY DATE: 13 June 2025
TPC FILE: 101.02
BACKGROUND
Jeff Greninger is proposing to subdivide PID 118-800-154101, which is a 19.91 acre parcel into
two parcels. The property is located at the northwest quadrant of Kadler Avenue and 92nd
Street and is currently developed with a single family dwelling and detached accessory building
in the northeast corner. The proposed subdivision may be processed administratively, which
would also include acquisition of 0.9 acres from PID 118-800-151401. But the proposed
subdivision first requires 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 19 May 2025 at 7:00PM.
Exhibits:
A. Property Location
ANALYSIS
Comprehensive Plan. The subject property is located within Urban Service Expansion Area W2,
which will be among the last areas of the City to receive sewer utilities, and is guided for future
Low Density Residential development. The interim land use plan policies of the Comprehensive
Plan limits development of the property to one dwelling per 10 acres until it is to be subdivided
Item 3.2
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for development connected to sewer and water utilities. With 19.91 acres, the property is
limited to one development right, which is utilized for the existing single family dwelling. To
allow for the proposed subdivision, Mr. Greninger has proposed acquiring 0.9 acres of land
from the 83.45 acre property to the north. The parcels subdivided from the subject property
will be deed restricted as part of the administrative subdivision to prohibit further subdivision
until rezoned and connected to utilities, as will the property to the north relative to the limit of
one dwelling unit per 10 acres.
Zoning. The subject property 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 proposed subdivision requires a Zoning Map amendment to zone the parcel to A-
2 District, which allows for development at a density of one dwelling per 10 acres and
subdivision of lots less than 20 acres in area 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.
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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
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.
Mr. Greninger is proposing the subject property approximately in half north-to-south resulting
in two 10 acre parcels with the intent of continuing to cultivate the west parcel. While it would
be possible to subdivide the subject property in a manner that results lot less than ten acres
surrounding the existing single family dwelling and accessory building, a 10 acre parcel is
considered to be a reasonable size to be subdividable in the future when sewer utilities are
available. Allowance of the two proposed 10 acre parcels is to be subject to recommendation
from the Planning Commission.
Setbacks. The table below illustrates the required setbacks applicable to the subject property
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.
Kadler
Ave. 92nd St. Side Rear
Principal Building 65ft. 35ft. 10ft. 50 ft.
Accessory Building 20ft. 35ft.. 10ft. 10ft.
Right-of-Way. The subject property abuts Kalder Avenue to the east and 92nd Street to the
south. Both roadways exist by prescriptive easement. Dedicaiton of a 40 foot wide roadway
easement for Kadler Avenue and 30 foot roadway easement for 92nd Street the full length of
the parcels abutting these streets will be required as a condition of subdivision approval.
Park and Trail Dedication. The subdivision of the subject property 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 the subject property. 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.
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Utilities. The existing single family dwelling is served by an existing individual on-site septic and
well, which are not impacted by the proposed subdivision. Construction of the new home
within the proposed west parcel will require the property owner to demonstrate that there is
space for a septic system and well. 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 dedicated by document to subdivide the lot administratively. All
easements are to be subject to review and approval by the City Engineer.
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 subject property for interim rural land
uses until sanitary sewer and water utilities are available. The proposed rezoning will
allow for an administrative subdivision of the subject property separating the existing
rural residential use from the balance of the property that the applicant intends to
maintain in long-term cultivation.
2. The proposed use’s compatibility with present and future land uses of the area.
Comment: There are six rural residential dwellings south of 92nd Street. Agriculture and
rural residential land uses are planned to continue in the area until such time as
municipal sewer is available. The proposed subdivision will not be incompatible with the
existing and planned land uses surrounding the subject property.
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 parcel can be accommodated by
access to 92nd Street intersecting with Kadler Avenue.
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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.
POSSIBLE ACTIONS
A. Motion to recommend City Council approval of a Zoning Map amendment rezoning the
subject property 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 administrative subdivision shall include attaching a minimum of 0.9 acres
from PID 118-800-151400.
3. The parcels included in the administrative subdivision shall be deed restricted to
limit further subdivision in accordance with the density limits of the A-2 District.
4. Right-of-way:
a. A 40 foot wide roadway easement shall be dedicated by document for
the west half of Kalder Avenue the full width of the abutting parcel.
b. A 30 foot wide roadway easement shall be dedicated by document for
the north half of 92nd Street the full width of the abutting parcels.
5. 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.
6. Dedication of drainage and utility easements by document with the
administrative subdivision shall be subject to review and approval of the City
Engineer.
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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 does not comply with the Zoning
Ordinance and/or Subdivision Ordinance.
C. Motion to table.
c. Adam Flaherty, City Administrator/Finance Director
Audra Etzel, City Clerk
Ron Wagner, City Engineer
David Kendall, City Attorney
Subject Property
461 ft
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