04-01-98 PCCITY OF OTSEGO
PLANNING COMMISSION MEETING
AT OTSEGO CITY HALL
APRIL 1, 1998 - 8:00 P.M.
1. Chair Carl Swenson will call meeting to order:
Chair Swenson called the Planning Commission Meeting to order at 8:00 P.M.
ROLL CALL
Planning Commission members: Chair; Carl Swenson, Commission members; Ing
Roskaft, Arleen Nagel, Eugene Goenner, Richard Nichols, and Jim Kolles.
Bruce Rask excused absence.
City Council: Larry Fournier, Mayor; Councilmembers; Virginia Wendel, Vern Heidner,
Mark Berning, and Suzanne Ackerman.
Staff: Bob Kirmis, Assistant City Planner; Dan Licht, Assistant City Planner, John
Harwood, City Engineer; Andy MacArthur, City Attorney; Mike Robertson, City
Administrator; Elaine Beatty, City Clerk/Zoning Administrator; Jerry Olson, Building
Official; Carol Olson, Secretary.
2 Consideration of the Planning Commission Minutes of March 18,1998:
RICHARD NICHOLS MOTIONED TO APPROVE THE PLANNING COM IISSION MTNIJTES
OF MARCH 18, 1998. ING ROSK AFT SECONDED THE MOTION. ALL IN FAVOR. MOTION
CARRED.
3 Public Hearing to consider an Ordinance Establishing a Manufactured Home
Park as a Conditional Use Permit in R-5 R-6 and R-7 Zoning Districts,
Elaine Beatty noted that the proper publishing and posting had been done.
Chair Swenson asked Andrew MacArthur for the staff report.
Andy MacArthur - A year ago there was an amendment to State law requiring
manufactured homes be allowed in all multi -family residential districts. The new law
does not mandate what conditions are to apply. This amendment is in response to the
State law. The State mandates that there be a conditional use permit process, but it is left
to the discretion of the City to determine what the appropriate conditions will be. An
ordinance has been drafted for Planning Commission consideration. (see attached)
Manufactured home parks are licensed by the State, but they must comply with local
zoning. The R-5, and R-6 Zoning allows single family housing, but currently it is not
allowed in R-7 Zones. It is the intent of this ordinance to treat manufactured housing in
the same manner as stick built housing.
Bob Kirmis reiterated that currently the ordinance allows manufactured home parks in
two ways. First, there is a manufactured home park zoning district. Secondly, they may
be allowed by a Planned Unit Development, subject to certain conditions. This
amendment provides additional allowances for manufactured home parks. The
conditions are consistent with conditions applied to single family homes in the City.
PLANNING COMMISSION MEETING of April 1, 1998 cont'd Page 2
Chair Swenson opened the Public Hearing.
Wallly Odell Distributed an article from the Family Housing Fund and a
26 Canon Memorandum by the Darkenwald Engineering Staff. Exhibits A and
B. (see attached) How the proposed amendment will impact
affordable housing is the concern. The biggest single thing that
affects the cost of development is the cost of the infra -structure.
Affordable housing is a serious question for Otsego and all the
metropolitan area. The Planning Commission needs to make a
serious study on this. The decisions made by the Planning
Commission and the City Council will have an impact on affordable
housing.
Bob Kirmis - The purpose statements of the zoning districts were not changed as part of
the amendment. The amendment is to retain the original purpose of the districts. This is
something we must do, therefor, we included conditions and performance standards that
satisfy the intent of the City's Comprehensive Plan and the statements of the district.
Manufactured home parks are listed as conditional uses. They are permitted uses
provided certain conditions are met.
Andy MacArthur reiterated that Manufactured Home Parks fall under the general
conditional use permit criteria. They are allowed, but would have to comply with certain
conditions and requirements.
Chair Swenson closed the Public Hearing and brought the discussion back to the Planning
Commission.
EUGENE GOENNER MOTIONED TO APPROVE THE ZONING ORDINANCE A.vIENDMENT.
RICHARD NICHOLS SECONDED THE MOTION. ALL IN FAVOR. MOTION CARRIED.
This will be on the City Council agenda for the April 27, 1998 meeting at 6:30 PM.
I Planning Commission/Uty Co»ncilMianner ContinLe the omprPhensive
Plan Review:
Chair Swenson noted that Staff had provided cluster housing ordinance information from
Marine on St. Croix and Lake Elmo.
Mike Robertson asked Andy MacArthur if the open space in a cluster development, if
dedicated to the City, is then public ground to be used by anyone.
Andy MacArthur - It depends on what uses it had been dedicated for. If dedicated for a
specific purpose and that ceases it could revert back to the one who dedicated it. It would
be public land, but the City could put controls on the use of that property. The City could
also gain problems as things deteriorate and should have consistent policies regarding
this.
PLANNING COMMISSION MEETING of April 1, 1998 cont'd Page 3
Mike Robertson - The main reasons for doing a clustered development is to preserve the
open space. Those home owners having the benefit from the open space should be taxed
on that benefit.
CM Heidner was concerned with who would actually own the land and who would be
responsible for the communal septic system if there were to be problems.
CM Heidner preferred the green space be kept for a time then handled differently later.
Regarding the communal septic system suggested putting in tanks that are pumped until
sewer hook up is available.
Bob Kirmis - There are two types of cluster systems. In one case everyone has their septic
and well and in the other is communal drain system clustering. The communal system
would be accommodated with a process as a planned unit development (PUD) where
every issue is identified with an agreement as to who is responsible for every aspect.
(maintenance etc.)
Bob Kirmis - Zoning Districts could be used to apply to the area. The Rural Preserve Area
is under the Wild & Scenic overlay district which imposes a two and a half acre minimum
lot size. There is a provision that allows smaller lot sizes thru a PUD. This district could
have a base density of 4 per 40, but if the developer would use the clustering system,
greater density would be allowed. A new zoning district could be considered for this area
with the desired density.
CM Wendel asked if the same concept could be used in the Agricultural Preserve Area.
Bob Kirmis - The concept is that the Agricultural Preserve is to maintain agricultural
operations and that is not so much the intent north of Co. Rd. 39 where it is less desirable
for agricultural and more desirable for development.
The Commission was in consensus to use a base density of 4 per 40, with a density of 10
per 40 in a cluster development. Lot sizes would have a minimum of 1 acre and a
maximum of 3 acres.
Page 105, Land Use Plan Maps
Bob Kirmis explained the map and the intent of the different areas. Bob recommended
adjusting the line to include Riverbend Mobile Home Park in the detail area, show the
Otsego cemetery as public/semi-public, and add a new Rural Residential category for the
area north of Co. Rd. 39.
Page 106. Sanitary Sewer District Map_
Bob Kirmis recommended including Riverbend Mobile Home Park in the district as a low
density residential area.
PLANNING COMMISSION MEETING of April 1, 1998 cont'd Page 4
The area north of 62nd St. and south of 65th St. and west of Hwy 101 is an area where
requests have been made for multiple dwelling units. This area could be made a
medium/high density area. An amendment to the Land Use Plan would occur at the time
of expansion of the sewer service district. This could be requested by developers or
determined by the City.
John Harwood - Regarding transportation, due to public health and safety issues, there is a
need for a west frontage road on Hwy 101 from Co. Rd. 36 up to Co. Rd. 37, on the west
side. Commercial/Industrial designation in that area would help to achieve that.
Mike Robertson suggested the area east of Hwy 101 be considered for Industrial,
extending north from the existing Industrial area from the south.
The Planning Commission consensus was the area east of Hwy 101, south of 65th Street
be designated as Industrial on the west side of the future frontage road and medium/high
density residential on the east side. The area west of Hwy 101 on the east side of the
future frontage road be designated as medium/high density and the area west of the future
frontage road be designated low density residential.
Chair Swenson scheduled a special Planning Commission/City Council Workshop meeting
for Wednesday April 8, 1998 beginning at 7:30 PM, to continue work on the
Comprehensive Plan.
6. Adjourns
ING ROSKAFT MOTIONED TO ADJOURN. ARLEEN NAGEL SECONDED THE MOTION.
ALL IN FAVOR. MOTION CARRIED.
1. Y
Kolles, Secretary
Recorded by: Carol Olson
Pci. i-ae.wps