10-18-10 PCITEM 3-7
TPC3601 Thurston Avenue N, Suite 100
Anoka, MN 55303
Phone: 763.231 .5840
Facsimile: 763.427.0520
TPCa_ Plan ningCo.com
PLANNING REPORT
TO: Otsego Planning Commission
FROM: Daniel Licht, AICP
RE: Otsego — Beckman Farm
REPORT DATE: 14 October 2010
NAC FILE: 101.02 — 10.22
BACKGROUND
Mr. Jeffery Beckman owns a 35.51 acre parcel located east of Mason Avenue and
south of CSAH 39. The subject site is guided by the Comprehensive Plan for future low
density residential uses and is currently zoned A-1, Agriculture Rural Service District.
The subject site is also within the Shoreland Overlay District of a natural environment
lake within the property. The property owner is requesting approval of a Zoning Map
amendment rezoning to A-2, Agriculture Long Range Urban Service District, a CUP
allowing a lot in the A-2 District with an area less than 20 acres and a preliminary/final
plat subdividing the subject site into three lots.
Exhibits:
A. Site Location
B. Preliminary Plat
ANALYSIS
Comprehensive Plan. 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 applicant is requesting a rezoning of
the 35.51 acre to A-2 District. The A-2 District allows for development at four dwelling
units per forty 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. The subject site is allowed three lots after a portion of the
subject site was detached and platted as part of the Holy Ground subdivision and the
application is for three lots. As such, each of the lots will be required to be deed
restricted to prohibit further subdivision until such time as urban services are available.
Lot Requirements. Lots within the A-2 District must have a minimum area of 20 acres
and minimum width of 450 feet. Lot 1 conforms to these requirements. Lots 2 and 3
have less than 20 acres in area and less than 450 feet frontage to Mason Avenue.
Section 20-52-5.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. The approval of the CUP
is to be based on compliance with the following criteria:
1. All other applicable requirements of Section 20-52-6 of this Chapter
are complied with.
2. A concept plan utilizing all development rights allowed by Section
20-52-6.8 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 20-52-6.0 of this Chapter.
C. One (1) development right as allowed by Section 20-52-6.8
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.
2
8. Each lot is capable of accommodating a private well and septic
system.
9. The provisions of Section 20-4-2.F of this Chapter are considered
and satisfactorily met.
Lot 2 conforms to the provisions of Section 20-52-5.H.4 and 5 of the Zoning Ordinance
as a 2.5 acre parcel. Lot 3 has an area of 10 acres in relation to existing buildings and
the intent to square the property lines as allowed by Section 20-52-5.H.5.c of the Zoning
Ordinance. Given the area of the three proposed lots and no remaining development
rights, no resubdivision plan is to be required.
Setbacks. The table below illustrates the required setbacks. Lots 1 and 2 have
sufficient buildable area within compliance with these setback requirements. The
existing buildings on Lot 3 also comply with applicable setbacks.
Setbacks
Mason
Side
Rear
Wetland
Avenue
35ft.
10 ft.
50 ft.
40 ft.
Right -of -Way. The subject site abuts Mason Avenue, which is designated as a
residential minor collector street on the Transportation Plan and is anticipated to be a
future north -south county road. Based on this designation, 40 feet of right-of-way for
the east half of Mason Avenue is required. The 40 feet of right-of-way is shown on the
preliminary plat and is required to be dedicated to the City on the final plat.
Wetland. There is a wetland within the eastern portion of the property which is
classified as a natural environment lake. As noted above, a 40 foot building setback is
required from the wetland boundary. Section 20-16-9.E.4 of the Zoning Ordinance also
requires establishment of a 20 foot buffer from the edge of the wetland to be posted as
a no -encroachment area. The wetland and wetland buffer are to be overlaid by
drainage and utility easements.
Easements. In addition to the drainage and utility easement required over the
delineated wetland and wetland buffer, Section 21-7-15 of the Subdivision Ordinance
requires 10 foot wide drainage and utility easements at the perimeter of the plat and
overlying common lot lines. These required drainage and utility easements are shown
on the preliminary plat and are subject to review and approval by the City Engineer.
The City Engineer is also recommending dedication of an oversized drainage and utility
easement along the north portion of Lot 1 to accommodate a possible future stormwater
pipe to address flooding issues for properties along Mason Avenue. This easement
would be within an existing UPA easement for the overhead power lines and would not
affect the ability to locate a building on the lot.
Park and Trail Dedication. The subdivision of the subject site from one into three lots
requires dedication of land or a cash fee in lieu of land for park and trail dedication. The
Future Park and Trail Plan anticipates that the wetland/natural environment lake within
the property will be incorporated as part of a greenway corridor extending from the
Section 30 wetland north along Mason Avenue to Prairie Park. The land for this
greenway corridor would be anticipated to be acquired when the proposed three lots are
subdivided with urban services. As such, City staff recommends that the applicant pay
a cash fee in lieu of land for the two additional lots created by the subdivision satisfying
park and trail dedication requirements due with this application.
Utilities. The proposed lots would be served by individual on-site septic and well
utilities. The preliminary plat must identify primary and secondary drain field sites and
septic tank locations. The suitability of the lots to accommodate on site utilities is
subject to review and approval by the City Engineer.
Final Plat. The application is being processed as concurrent consideration of a
preliminary and final plat for the proposed subdivision in accordance with Section 21-3-
3.A of the Subdivision Ordinance. The property owner must submit a final plat for the
proposed subdivision in the form required by Section 21-6-3 of the Subdivision
Ordinance. The final plat is to be subject to review and approval by City staff.
Development Contract. There are no public improvements to be installed as part of
the preliminary/final plat necessitating a development contract. The property owner is
required only to record the final plat, abide by any conditions of approval and dedicate
right-of-way and cash fees in lieu of land for City park and trails. .
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
20-3-2.F and Section 20-4-2.F of the Zoning Ordinance:
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 three lots, which is consistent with the interim land use
plan.
2. The proposed use's compatibility with present and future land uses of the area.
Comment: Surrounding land uses currently consist of primarily agricultural -rural
service area uses and large lot single family uses. The surrounding area is
guided for rural land uses until such time as urban services are available. As
such, the proposed subdivision 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 conforms 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 proposed use is not anticipated to generate traffic that will
overwhelm the capabilities of the 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.
Comment: The proposed subdivision can be accommodated by the City's
existing service capacity.
RECOMMENDATION
Our office recommends approval of the applications as set forth below.
POSSIBLE ACTIONS
Decision 1 — Zoning Map Amendment
A. Motion to approve a Zoning Map amendment rezoning the subject site from A-1
District to A-2 District based on a Comment that the request is consistent with the
Comprehensive Plan.
B. Motion to deny the application based on a Comment that the request is
inconsistent with the Comprehensive Plan.
C. Motion to table.
Decision 2 — Conditional Use Permit and Preliminary/Final Plat
A. Motion to approve a conditional use permit and preliminary/final plat for
Beckman Farm, subject to the following conditions:
Deed restrictions shall be recorded with Lots 1, 2 and 3 prohibiting further
subdivision unless the lots are rezoned.
2. The delineated wetland and wetland buffer required by Section 20-16-
9.E.4 of the Zoning Ordinance shall be overlaid by drainage and utility
easement; all drainage and utility easements are subject to review and
approval of the City Engineer.
3. The applicant shall pay a cash fee in lieu of land of $5,200.00 to satisfy
park and trail dedication requirements applicable to the current subdivision
application.
4. The ability of the proposed lots to accommodate on-site septic and well
utilities shall be subject to review and approval by the City Engineer.
5. The applicant shall submit a final plat in the form required by Section 21-6-
3 of the Subdivision Ordinance, subject to review and approval by City
staff.
6. The comments of the Engineering Memorandum dated October 13, 2009
are addressed, subject to review and approval by the City Engineer.
B. Motion to deny the application based on a finding that the request is inconsistent
with the Comprehensive Plan, Zoning Ordinance and/or Subdivision Ordinance.
C. Mike Robertson, City Administrator
Tami Loff, City Clerk
Andy MacArthur, City Attorney
Ron Wagner, City Engineer
Steve Beckman
Beckman Farm
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Hakanson 3601 ThurstMain Office: 3 5
Thurston Avenue, Anoka, MN 55303
Anderson Phone: 763/427-5860 Fax: 763/427-0520
www.haa-inc.coni
MEMORANDUM
TO: Honorable Mayor and City Council
FROM: Ronald I Wagner P.E., Otsego City Engineer 1
CC: Mike Robertson, City Administrator 1N
Tami Loff, City Clerlc
Dan Licht, City Planner
Steve Beckman, Applicant
DATE: October 13, 2010
RE: Beckman Farm
We have reviewed the development application for conformance to City standards and
ordinances and offer the following comments:
The portion of the DNR wetland located along the eastern portion of the property is
covered sufficiently by drainage easement. A 20' wetland buffer is required beyond the
delineated wetland by City ordinance.
2. The northern drainage and utility easement of 5' should be 20' wide to accommodate a
possible city storm sewer needed to help prevent flooding of homes along Mason Avenue.
This easement is well within the United Power Association easement which would
preclude any development under the transmission lines. Conununications with Great
River Energy have determined a storm pipe in this area wotild be allowed. At a point
900' east of the west property line a drainage easement 20' wide and 45° to the southeast
would need to follow the swale and end at the drainage easement for the wetland.
3. The septic systems appear to have favorable soils for standard systems.
4. Drainage and utility easements must be 10' wide, not 5' as shown, along unplatted
property. This would only apply on the north property line east of where we are
requesting 20' of drainage utility easement.
Contingent on the above items being addressed we recommend approval of the plat.
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ITEM 3-2
3601 Thurston Avenue N. Suite 100
Anoka, MN 55303
Phone: 763.231 .5840
Facsimile: 763.427.0520
TPCTPC,a?PlanningCo.com
PLANNING REPORT
TO: Otsego Planning Commission
FROM: Daniel Licht, AICP
RE: Otsego — Foster Lake Substation CUP Amendment
REPORT DATE: 13 October 2010
NAC FILE: 101.02 — 10.23
BACKGROUND
Wright Hennepin Cooperative Electric Association received approval of a conditional
use permit on 25 September 2006 for development of an electric substation to be
located on an approximate 1.52 acre parcel located along 60th Street between Oakwood
Avenue and Packard Avenue. The subject site is zoned A-1, Agriculture Rural Service
District. Public regulated utility structures are allowed in the A-1 District as a conditional
use and are subject to the requirements for essential services established by Section
20-32-4 of the Zoning Ordinance.
The electric substation is needed to meet future service needs within the east urban
service expansion areas designated by the Comprehensive Plan and areas of the City
of St. Michael to the south. Actual construction of the substation was not anticipated to
occur until 2009. Section 20-4-6 of the Zoning Ordinance requires CUPs to be fully
implemented within one year of approval unless extended as part of the CUP approval.
The CUP for the substation stated that the approval was valid until 31 December 2010.
Because of the downturn in development in recent years, the capacity that would be
provided by the approved substation has not been required. Wright Hennepin is
therefore requesting an amendment of the CUP to extend the approval for the
substation to 31 December 2015.
Exhibits:
A. Site location
B. 25 September 2006 Findings
B. Site Plan
C. Grading Plan.
D. Landscape Plan
ANALYSIS
Comprehensive Plan. There has been no change to the Comprehensive Plan since
approval of the CUP. The Comprehensive Plan guides the subject site for future low
density residential development at the southwest corner of Urban Service Expansion
Area E2. City staff would not expect sanitary sewer and water utilities to be available to
the eastern portions of the E2 area more than 10 years based on the amount of
developable land within the current sewer district and adopted sewer staging plan and
present rate of development. Approval of the CUP previously recognized that
development of essential services such as the substation that are needed to support
existing and planned future uses is promoted by the Comprehensive Plan as part of the
City's growth management policies. As such, continued planning for the proposed
substation is consistent with the intent and policies of the Comprehensive Plan.
Zoning. The subject site is zoned A-1 District. Essential services are allowed in this
district as a conditional use subject to the specific performance standards outlined in
Section 20-32-4 of the Zoning Ordinance. Essential services such as the proposed
substation are incidental to and required by the existing and planned growth occurring
within the City of Otsego and City of St. Michael.
Section 20-4-6 of the Zoning Ordinance requires utilization of a conditional use permit
within one year from the date of approval or the permit expires. The CUP was approved
with an extension of the implementation requirement to 31 December 2010 based on
the anticipated timing of demand at that time. However, given the slowdown in
development, the demand for the capacity provided by the substation has not
materialized to require construction of the facility. This demand is ultimately going to
occur in the future and it is prudent for the City and for the applicant to maintain this site
for a future substation in advance of actual demand.
Surrounding Land Uses. The subject site is surrounded by the following
existing/planned uses which have not changed since the CUP approval:
Direction
Land Use Plan
Zoning Map
Existing Use
North
LD Residential
A-1 District
Ag
field
East
LD LL Residential
A-1 District
Ag
field
South - St. Michael
LD Residential
Ag
field
West
LD Residential
A-1 District
Ag
field
The proposed substation will be surrounded in the future by planned low density
residential neighborhoods. The site will be separated from the future neighborhoods in
Otsego to the west, north and east by an existing wetland and landscaping to be
installed around the substation for screening. Future neighborhoods to the south in St.
Michael will be separated from the proposed substation by 60th Street, which is a
planned collector street by the separate Otsego, St. Michael and Northeast Wright
County Transportation Plans, and screened by landscaping. The location of the site
and proposed landscaping will be adequate to ensure compatibility of the substation
with surrounding future uses.
2
Lot Requirements. The proposed substation is to be developed upon an approximate
1.52 acre parcel that was subdivided from a larger 80 acre tract. The site of the
substation is physically separated from the balance of the property by a large wetland.
The Planning Commission and City Council previously considered the parcel to be well
suited for the proposed use for even with sanitary sewer and water, the shape of the
site has limited opportunity for development. The table below illustrates proposed
setbacks that continue to apply to the proposed substation site that the proposed site
plan complies with, which are unchanged from the CUP approval.
60 Street
East
West
North
Required 30ft.
1oft.
1Oft.
50ft.
Proposed 30ft.
loft.
139ft.
55ft.
Access. 60th Street is currently a gravel surface roadway within a 66 foot prescriptive
easement. The subdivision of the site provided for 40 feet of right-of-way for the north
half of 60th Street to allow for a future upgrade to an urban collector street when traffic
warrants. Access to the site will be off of one 24 foot wide driveway to 60th Street. The
design of the driveway from the existing rural section street conforms to the
specifications established by the Engineering Manual.
Off -Street Parking. The Zoning Ordinance requires provision of off-street parking for
vehicles anticipated to be at the site. Traffic generated by the site is anticipated to be
limited to occasional service vehicles. The approved site plan provides sufficient space
within the gated area of the site just off of the driveway access to accommodate vehicle
parking. Section 20-21-4.H.12 of the Zoning Ordinance allows gravel surfaced parking
areas and driveways for essential services.
Security. The proposed substation is to be surrounded by a chain link fence. The
fence is setback 10 feet from the south and east property lines, 120 feet from the west
property line and 36 feet from the north property line. No details regarding construction
of the fence are specified. Section 20-16-6.K of the Zoning Ordinance allows the
proposed fence to be eight feet tall with barbed wire on arms projecting into the property
not lower than seven feet above grade.
Structures. The structures at the proposed substation will consist of two tower facilities
and two 570 square foot equipment buildings. The approved CUP requires the
equipment buildings be constructed of concrete block or other masonry materials as
required by Section 20-17-4.A of the Zoning Ordinance. A metal roof is allowed.
Screening. The Zoning Ordinance requires that essential services be screened from
view of adjacent properties. The applicant has submitted a proposed landscaping plan
with the CUP application to install five gallon Dogwood shrubs along the south, east and
northeast sides of the subject site and six foot black hills spuce trees along the west,
north and east sides of the site. The applicant has installed now those plantings to the
west, north and east of the substation that will not interfere with construction of the site
providing an opportunity for the plants to grow and provide even more effective
screening by the time the substation is constructed.
W
W-H/Foster Lake Substation
Exhibit A
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CITY OF 09-19-06
0 T S E G 0
FINDINGS & DECI$ION
WRIGHT COUNTY, MINNESOTA CONDITIONAL USE PEr MIT
APPLICANT: Wright Hennepin Electric Cooperative Association
APPLICATION: Request for approval of a conditional use permit for developrent of ap electricity
distribution substation.
CITY COUNCIL MEETING: 25 September 2006
FINDINGS: Based upon review of the application, the recommendation of the Planning
Commission, and evidence received, the City Council of the City of Otsego now makes the follovying
findings of fact:
A. The legal description of the property is described by Exhibit A.
B. The subject site is guided by the Comprehensive Plan for future low density residential land
uses within the Urban Service Reserve Area.
C. The subject site is zoned A-1, Agriculture Rural Service District; Essential services including
electricity distribution substations are allowed as conditional use subject to the requirements
of Section 20-32-4 of the Zoning Ordinance.
D. The proposed substation is to be developed on a parcel less than the minimum 20 acres
required for lots within the A-1 District which is allowed for essential services as a conditional
use subject to the requirements of Section 20-32-5.13 of the Zoning Ordinance.
E. Evaluation of the request is to be based upon, but not limited to, the criteria outlined in
Section 20-4-25 of the Zoning Ordinance:
The proposed action's consistency with the specific policies and provisions of the
official City Comprehensive Plan.
Finding: The Comprehensive Plan calls for the provision of necessary infrastructure
to support planned urban land uses guided by the Future Land Use Plan.
Development of an electric distribution substation will be required to provide service
to future development in areas of Otsego within E2 of the Urban Service Reserve
Area generally west of TH 10, south of 70th Street, east of Oakwood Avenue and
north of 60th Street. Development of the substation in advance of future development
is consistent with the policies of the Comprehensive Plan.
2. The proposed use's compatibility with present and future land uses of the area.
Finding: The subject site is surrounded by the following existing/planned uses:
Direction
Land Use Plan
Zoning Map
Existing use
North
LD Residential
A-1 District
Ag field
East
LD LL Residential
A-1 District
Ag field
South - St. Michael
LD Residential
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The location of the site and proposed landscaping will be adequate to ensure
compatibility of the substation with surrounding future uses.
3. The proposed use's conformity with all performance standprds contained in the
Zoning Ordinance (i.e., parking, loading, noise, etc.).
Finding: The proposed use complies with all applicable requifements of the Otsego
Zoning Ordinance for essential services.
4. The proposed use's effect upon the area in which it is proposed.
Finding: The proposed substation is negessary and incidental to existing and
planned development in the area.
5. The proposed use's impact upon property values of the area in which it is proposed.
Finding: Although no study has been completed, the proposed use is not anticipated
to negatively impact area property values.
6. Traffic generation by the proposed use in relation to the capabilities of streets serving
the property.
Finding: The proposed use is not anticipated to generate significant traffic beyond
one service site visit per month which is within the capacity of 60th Street .
7. The proposed use's impact upon existing public services and facilities including
parks, schools, streets, and utilities and its potential to overburden the City's service
capacity.
Finding: The proposed use is anticipated to provide additional support o the City's
service capacity.
The planning report dated 12 September 2006 prepared by the City Planner, Northwest
Associated Consultants, Inc., is incorporated herein.
The memorandum dated 13 September 2006 prepared by the City Engineer, Hakanson
Anderson Associates, Inc., is incorporated herein.
F. The Otsego Planning Commission held a public hearing at their regular meeting on 18
September 2006 to consider the application, preceded by published and mailed notice; upon
review of the application, and other evidence, the public hearing was closed and the
Planning Commission recommended by a 7-0 vote that the City Council approve the request
based on the aforementioned findings.
DECISION: Based on the foregoing information and applicable ordinances, the requested
application is hereby APPROVED, SUBJECT TO THE FOLLOWING CONDITIONS:
1. The conditional use permit shall remain valid until 31 December 2010 unless a request to
extend the permit is approved in accordance with Section 20-4-6 of the Zoning OrdinancT.
2. A deed restriction shall be recorded on the lot prohibiting sale or transfer of the property for a
use other than an essential service unless the property is rezoned to a district vyhere the lot
meets all requirements. I:
2
3. Access to the lot from 60th Street shall be subject to approval by the Cily Engineer.
4. The security fence shall comply with Section 20-16-8.K of the Zoning Qrdinance.
5. All buildings shall comply with the material requirements of Section 20-17-4.A of the Zoning
Ordinance.
6. The wetland and wetland buffer required by Section 20-17-9.E of the Zoning Ordinance shall
be overlaid by drainage and utility easement.
7. All grading plans are subject to review and approval by the City Engineer.
8. All grading work and installation of proposed plantings is to be completed before 1 October
2007.
9. The landscape plan shall be revised to provide appropriate evergreen plantings along th�
south fence, subject to City staff review and approval.
MOTION BY: CM ScHARREE
SECOND BY: CM STOC AMP
ALL IN FAVOR: Mayor Fournier, CM Heidner, CM Scharber, CM Stockamp, CM Thorsted
THOSE OPPOSED: None
ADOPTED by the Otsego City Council this 25th day of September, 2006.
CITY OF OTSEGO
7
ByC7�r
ry Four ier, ayor
Attes .
J d so , Zoning Administrator/City Clerk
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