09-05-00 PCNORTHWEST ASSOCIATED CONSULTANTS
INC COMMUNITY PLANNING - DESIGN - MARKET RESEARCH
PLANNING REPORT
S
TO: Otsego Mayor and City Council
Otsego Planning Commission
FROM: Cynthia Putz-Yang / Daniel Licht
DATE: August 22, 2000
RE: Otsego - JKO Holdings; Pioneer Marine CUP
FILE NO: 176.02 - 00.27
EXECUTIVE SUMMARY
Background
Pioneer Marine has requested approval of a conditional use permit to allow an outdoor
sales display of boats at the property that was formerly occupied by Precision Line
Motorsports. The site is located north of CSAH 36 and east of Highway 101 at 5781
Queens Avenue NE. The subject property is approximately 3.3 acres in size and is zoned
1-1, Limited Industrial District. The proposed outdoor display area is located on the west
side of the building, along Highway 101.
Attached for Reference:
Exhibit A: Site Location
Exhibit B: Site Plan
Exhibit C: Site Photograph
Recommendation
As outlined within this report, the proposed display area is generally consistent with
applicable City policies and Ordinances and is, therefore, appropriate provided that the
outdoor sales display area is surfaced with bituminous and surrounded with concrete curb
and 28 striped parking stalls are provided, including two disability -accessible stall. As
such, our office recommends approval of a conditional use permit to allow an outdoor sales
display area subject to the following conditions:
5775 WAYZATA BOULEVARD, SUITE 555 ST. LOUIS PARK, MINNESOTA 5 54 1 6
PHONE 61 2-595-9636 FAX 61 2-595-9837 E-MAIL NAC(_ WINTERNET.COM
The outdoor sales display area be surfaced with bituminous material, subject to City
Engineer comment.
2. No outside sales display shall occur on any portion of the site other than the area
designated on the site plan.
3. Concrete curb is provided around the outdoor sales display area, subject to City
Engineer comment.
4. Twenty-eight striped parking stalls, including two disability -accessible stalls, must
be provided outside of the display area.
5. All signage shall conform to Section 37 of the Zoning Ordinance and shall require
issuance of a permit prior to erection.
6. Comments of other City Staff.
ISSUES ANALYSIS
Zoning. The subject site is zoned 1-1, Limited Industrial District. The site is to be used
for marine sales and service. A mini -storage building is also located on this property south
of Pioneer Marine. The proposed outdoor sales display area is a conditional use in the
1-1 District. The CUP for an outdoor sales display area does not include off-season
storage of boats. This use would require a separate CUP and appropriate screening
would need to be provided.
CUP Criteria. The Planning Commission and City Council must determine whether the
CUP application meets the following criteria, as outlined in Section 20-67-5.A of the City
Zoning Ordinance.
Outside service areas are fenced and screened from view of the public right-of-way,
neighboring residential uses, or an abutting Residential District in compliance with
Section 16 of the Otsego Zoning Ordinance,
Comment. No outside service area is proposed.
2. All lighting shall be hooded and so directed that the light source shall not be visible
from the pubic right-of-way or from neighboring residences and shall be in
compliance with Section 16 of the Otsego Zoning Ordinance.
Comment: No new lighting is proposed.
Planning Report - Pioneer Marine CUP
Page 2
3. The use does not take up parking space as required for conformity to the Otsego
Zoning Ordinance.
Comment: The submitted site plan does not illustrate individual parking stalls.
Twenty-eight parking stalls, including a disability accessible stall, must be provided.
These parking stalls must be striped and must not be part of the display area.
4. Sales area is hard surfaced to control dust.
Comment: The applicant is proposing to not hard surface the portion of the display
area that is currently grass. The applicant has stated that the boats will be moved
each time the grass is mowed so that the lawn is fully maintained. In our opinion,
storing and moving the boats, of up to 24 feet in length, on the grass will cause
compaction of the soil over time and poor growing conditions for the grass. The
motorcycles that were previously displayed on the site by Precision Line
Motorsports were not as heavy as the boats and therefore caused less impact.
Poor growing conditions and repeated driving on the grass may lead to patches of
bare ground and an increase in dust and erosion. Therefore, the sales display area
must be surfaced with bituminous.
5. The provisions of Section 4.2.17 of the Otsego Zoning Ordinance, as listed below,
are considered and determined to be satisfied.
The proposed action's consistency with the specific policies and provisions
of the official City Comprehensive Plan.
Comment: The subyect parcel is designated for continued industrial use by
the Comprehensive Plan update. The proposed outdoor sales display area
is consistent with an industrial use.
2. The proposed use's compatibility with present and future land uses of the
area.
Comment: The area south of 601' Street and west of Queens Avenue is
developed with industrial uses. The Comprehensive Plan Update anticipates
continued industrial uses and development in the area. As such, the use
would be compatible.
3. The proposed use's conformity with all performance standards contained in
the Zoning Ordinance (i.e. parking, loading, noise, etc.).
Comment. The proposed use will conform to all applicable performance
standards provided that a bituminous surface and perimeter concrete curb
Planning Report - Pioneer Marine CUP
Page 3
are provided and 28 parking stalls are provided that are striped, including two
disability -accessible stalls.
4. The proposed use's effect upon the area in which it is proposed.
Comment: The subject property is bounded by Highway 101 to the west,
industrial uses to the north and east and vacant, planned industrial use land
to the south. Provided that the property is developed in conformance with
Zoning Ordinance standards, the proposed use is not anticipated to have a
negative impact to the area.
5. The proposed use's impact upon property values of the area in which it is
proposed.
Comment. 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.
Comment: The property has access via Queens Avenue, which is anticipated
to have sufficient capacity for traffic generated by the proposed use.
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.
Comment: The proposed use is not anticipated to have a negative impact to
the City's service capacity.
Parking. Parking provisions outlined in Section 20-22-9 of the Zoning Ordinance for a
marine sales and service use require eight parking stalls plus one additional space for
each 800 square feet of floor area over 1,000 square feet. Based on this requirement, 23
parking stalls are required for the Pioneer Marine use. The Zoning Ordinance also
requires one parking stall per 1,000 square feet of floor area for warehousing uses. Based
upon this requirement, 5 parking stalls must be provided for the mini -storage use. In total,
28 parking stalls must be provided, including two disability accessible parking stalls. The
stalls must be striped and must not be part of the display area.
Signs. No sign plans have been submitted. If any signs are proposed, they must comply
with the City's sign regulations.
Planning Report - Pioneer Marine CUP
Page 4
Trash. All exterior trash containers must be screened from view within a wood fence
enclosure of enclosure of material similar to the principal structure per Section 20-16-15-
B.2 of the Zoning Ordinance.
CONCLUSION
The proposed outdoor sales display area is generally consistent with applicable City
policies and Ordinances. The only issues are that the display area must be surfaced with
bituminous and surrounded with concrete curb to prevent erosion and dust problems due
to the size and weight of boats to be displayed and 28 striped parking stalls must be
provided, including two disability -accessible stalls, to ensure adequate parking is provided
outside the proposed display area. Our office's specific recommendation is outlined in the
Executive Summary of this report.
PC: Mike Robertson
Elaine Beatty
Andy MacArthur
Larry Koshak
Mike Jensen
Jeff Ophoven
Planning Report - Pioneer Marine CUP
Page 5
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This is the Area where the Outdoor Sales will be
(See Site Plan)
EXHIBIT C
NORTHWEST ASSOCIATED CONSULTANTS
NINC COMMUNITY PLANNING - DESIGN - MARKET RESEARCH
PLANNING REPORT
TO: Otsego Mayor and City Council
Otsego Planning Commission
FROM: Daniel Licht
DATE: 18 August 2000
RE: Otsego - Winter Addition; Preliminary/Final Plat and CUP
FILE NO.: 176.02 - 00.25
EXECUTIVE SUMMARY
Background
Mr. Rod Winter owns three contiguous parcels of land between 70' and 65"' Streets west
of T. H. 101 with a total area of approximately 54 acres. Each of the parcels exist with
separate PIDs and are considered to each have one development right under the Interim
Land Use Plan and present A-1 District Zoning. The parcels are within the Sanitary Sewer
Service District and planned for a mix of future urban development. There is currently one
single family dwelling in the southwest quadrant of the property.
The applicant would like to construct a second single family dwelling. As stated above,
there are sufficient development rights on the property to do so. In order to locate the
proposed lot, the applicant has submitted a preliminary and final plat that would create two
residential parcels and one outlot encompassing the balance of the property. In addition,
the application also requires consideration of conditional use permits for residential lot
sizes larger than 2.5 acres within the A-1 District and indirect access to proposed Lot 2.
Attached for Reference:
Exhibit A: Site Location
Exhibit B: Preliminary Plat
Exhibit C: Final Plat
5775 WAYZATA BOULEVARD, SUITE 555 ST. LOUIS PARK, MINNESOTA 554 1 6
PHONE 61 2-595.9636 FAX 612-595-9837 E-MAIL NAC@WINTERNET.COM
Recommendation
The proposal to preliminary and final plat the subject three parcels for the purpose of
constructing one new dwelling is consistent with the allowances of the Interim Land Use
Plan element of the Comprehensive Plan given the current status of the properties.
Further, the preliminary and final plat are generally consistent with the applicable technical
requirements based upon a finding that the necessary lot size and access CUP will not
cause any negative impacts. If the Planning Commission and City Council concur with
these findings, we would recommend approval of the two applications as outlined below.
Decision 1 - Conditional Use Permits
A. Motion to approve a conditional use permit allowing lot size larger than 2.5 acres
and less than 10 acres within the A-1 District and indirect access to Lot 2, Block 1
of the Winter Addition based upon a finding that the action is consistent with the
Comprehensive Plan and criteria outlined in the Zoning Ordinance.
B. Motion to deny the requested conditional use permits based upon a finding that the
action is inconsistent with the Comprehensive Plan. (A specific finding should be
cited).
C. Motion to table the application.
Decision 2 - Preliminary / Final Plat
A. Motion to approve a preliminary and final plat of the Winter Addition based upon
a finding that the action is consistent with the Comprehensive Plan and criteria
outlined in the Zoning Ordinance, subject to the following conditions:
An easement is recorded over Lot 1 ensuring access to Lot 2 until such time
as 65th Street may be extended.
2. All existing structures located on Outlot A are removed.
3. The north line of Lot 1 is extended to the west property line so as to include
the 150 x 250 portion of Outlot A directly west of the lot.
4. Lot 1 is revised such that there is 150 feet of frontage to 65'�' Street.
5. Easements are provided at the perimeter of the two lots and over the creek
crossing the property, subject to review and approval of the City Engineer.
Planning Report - Winter Addition
Page 2
6. The installation of on-site septic and well utilities is subject to review and
approval of the Building Official.
7. Comments of other City Staff.
B. Motion to deny the requested conditional use permits based upon a finding that the
action is inconsistent with the Comprehensive Plan. (A specific finding should be
cited).
ANALYSIS
Comprehensive Plan. The subject property is within the sanitary sewer service district .
designated by the Comprehensive Plan. The Land Use Plan anticipated development of
the parcel with a mix of low and medium-high density residential land uses connected to
municipal sanitary sewer service. Until a development plan is presented and approved for
the parcels, the Interim Land Use Plan states that agricultural uses at a one per forty
density are to continue. In that the property in question exists as three separate parcels,
there are three potential development rights regardless of area. The proposed preliminary
plat with two home sites and one outlot is therefore consistent with the Comprehensive
Plan.
Zoning. The subject parcels are zoned A-1, Agricultural Rural Service District. The
continuation of this Zoning District is consistent with the interim land use strategy of the
Comprehensive Plan until such time as an urban density development plan is presented
and approved. The proposed single family residential uses for Lots 1 and 2 of Block 1 are
a permitted use of the A-1 District.
Access. The existing dwelling on the property is currently accessed from 65"' Street. As
part of the plat, the applicants are dedicating one half of the additional right-of-way
necessary to allow for future extension of 65"' Street to the west property line. The south
half of the right-of-way would need to be dedicated or acquired in the future. No street is
planned to be constructed as part of this subdivision.
Proposed Lot 2 will not, therefore, have direct access to a public street. The applicant's
intent is that access to Lot 2 will be via a shared driveway with Lot 1 from the current curb
cut. Section 20-22-4.H.2 of the Zoning Ordinance requires access be to a public street
unless a CUP is approved. In this situation, indirect access has been necessary to access
the western parcel of the subject property and is not an issue created by the subdivision.
The provision of the additional right-of-way opens the possibility that a street may
eventually be constructed to serve the property. As such, no negative impacts are
anticipated by the shared access. An easement must be recorded over the driveway area
on Lot 1 ensuring permanent access to Lot 2 until such time as 65"' Street is extended.
Planning Report - Winter Addition
Page 3
Lot Area. The A-1 District requires a minimum lot size of 1.0 acres. As an agricultural
preservation tool, residential lot sizes are limited to a maximum size of 2.5 acres. Both of
the proposed buildable lots of the plat exceed 2.5 acres. Section 20-51-5.F of the Zoning
Ordinance allows for residential lot sizes lager than 2.5 acres but less than10.0 acres as
a conditional use provided that:
Existing buildings occupying an area larger than the lot size minimum; or,
2. The land involved in the subdivision is non -tillable and marginal for use in
agricultural production.
The location of the existing residence on the subject property dictates that any subdivision
to create an independent lot including the structure will exceed 2.5 acres. As such, the
first CUP criteria is satisfied. Because the proposed location for the second buildable
parcel is in the corner of the property that would otherwise be necessary to provide area
for the existing structures, the intent of the maximum lot size to preserve large contiguous
tracts is maintained. As such, it may be reasoned that both of the proposed lots satisfy the
criteria.
A 150 foot by 248 foot portion of Outlot A has been left to the west of proposed Lot 1. This
area has little potential for future urban subdivision because of its narrowwidth. We would
recommend that the north lot line of Lot 1 be extended to the west line of the subject
property thereby eliminating any potential remnant parcels from a future urban low density
subdivision of Outlot A. This modification of the plat would add 0.85 acres to the area of
Lot 1 for a total area of 3.85 acres.
Lot Width. The minimum lot width required in the A-1 District is 150 feet. The width of Lot
1 is only 140 feet. The preliminary and final plat should be revised to increase the
frontage of Lot 1 to 65th Street to 150 feet. Lot 2 has 392 feet of frontage to the 65t�' Street
right-of-way, even though no street is planned to be constructed at this time. For the
purposes of defining the lot frontage, width and setbacks, the south property line of Lot 2
will be considered its front lot line.
Setbacks. The A-1 District requires principal structures to be setback 35 feet from 65th
Street, 30 feet from a side lot line and 50 feet from the rear lot line. The existing structure
on proposed Lot 1 is within all required setbacks. The preliminary plat illustrates adequate
area within required setbacks for Lot 2 as well.
Easements. Section 21-7-15.A of the Subdivision Ordinance requires a 10 foot drainage
and utility easement to be provided around the perimeter of platted lots, which the
preliminary or final plat do not include. The City Engineer has recommended that a
drainage easement be provided for the creek that runs through Lots 1 and 2. The
provision of required easements is subject to review and approval of the City Engineer.
Planning Report - Winter Addition
Page 4
Existing Structures. According to the preliminary plat, there is an existing detached
accessory building that would be located on Outlot A. The plans state that this building
is to be removed. In that outlots are not buildable parcels and no building permit can be
issued for construction upon them, the removal of the building is appropriate and should
be made a condition of plat approval.
Utilities. The existing home site is currently served by on-site septic and well systems.
Lot 2 is also proposed to be served with on-site systems. Although the property is within
the sanitary sewer service district, connection to municipal sanitary sewer and water
service is not required provided that the development is to the limited scale allowed by the
interim land use plan. The installation of on-site utilities for residential uses is subject to
review and approval of the Building Official.
Park and Trail Dedication. Because the proposed subdivision does not result in any
additional development rights, no park or trail dedication is required.
CUP Criteria. In considering the CUPs for indirect access and lot area in excess of 2.5
acres within the A-1 District, the Planning Commission and City Council are to base their
decision in part on the criteria outlined in 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 subject property is allowed three development rights because as it
exists as three separate parcels. The proposed subdivision is a reconfiguration of
those development rights with no net increase. The need for indirect access and
lot size larger than 2.5 acres is due to existing conditions and the configuration of
the parcel. Providing the new lot direct access would either cause construction of
a street or a plat design that absorbs more area. As such, the proposed
preliminary/final plat is consistent with the intent of the interim land use strategy
outlined in the Comprehensive Plan.
2. The proposed use's compatibility with present and future land uses of the area.
Comment. The subject property is surrounded by agricultural lands to the west,
north and east. There are existing unsewered lot residential units to the south. The
proposed residential lots within this plat will be larger than those to the south, but
will not present any negative impacts.
3. The proposed use's conformity with all performance standards contained in the
Zoning Ordinance (i.e., parking, loading, noise, etc.).
Comment: The proposed preliminary and final plat will be required to conform with
all applicable performance standards.
Planning Report - Winter Addition
Page 5
4. The proposed use's effect upon the area in which it is proposed.
Comment: The proposed plat will result in the construction of one new dwelling,
which will have a minimal impact to ihe surrounding area. The construction of this
dwelling is consistent with the intent of the interim land use plan to minimize
development of unsewered uses until such time as municipal services are available
to allow development at urban densities.
5. The proposed use's impact upon property values of the area in which it is proposed.
Comment: 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.
Comment. The plat is will result in one additional dwelling, which can be adequately
served by the proposed shared driveway and 65' 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.
Comment. The proposed plat is of limited scale and is not anticipated to have a
negative impact to the City's service capacity.
CONCLUSION
The applicant's request to preliminary and final plat the subject property is basically a
reconfiguration of the existing development rights. As there is no net increase in the
development potential without municipal sanitary sewer and water the plat request may be
considered to be consistent with the allowances of the Comprehensive Plan.
The need for the conditional use permits for lot size larger than 2.5 acres and indirect
access may also be justified. The proposed subdivision design is based upon the location
of existing structures and the intent to preserve as large a tract as possible for future
development. Access to the new building site can be adequately accommodated via a
shared driveway until such time as there is a need for extension of 65"' street, for which
the plat provides additional right-of-way. And, the preliminary and final plat is generally
consistent with the other applicable technical requirements.
PC. Mike Robertson Elaine Beatty Andy MacArthur
Larry Koshak Rod Winter
Planning Report - Winter Addition
Page 6
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SHEET 1 OF 2 SHEETS
NORTHWEST ASSOCIATED CONSULTANTS
NOV INC%t% COMMUNITY PLANNING - DESIGN - MARKET RESEARCH
PLANNING REPORT
TO: Otsego Mayor and City Council
Otsego Planning Commission
FROM: Daniel Licht
DATE: 28 August 2000
RE: Otsego - D & J Estates; Rezoning / Preliminary and Final Plat
FILE NO.: 176.02 - 00.26
EXECUTIVE SUMMARY
Background
Mr. John Dahlman, on behalf of owners Louis and Sylvia Barthel, has submitted an
application to preliminary and final plat a two lot subdivision from approximately 40 acres
located along CSAH 37. The purpose of the request is to create one new building lot from
an agricultural parcel, whereas one lot and house exist. Although the existing house is on
a separate parcel, the proposed subdivision includes adding additional land to that lot,
thus the need for the plat.
The subject parcel is within the Urban Service Area reserve designated by the
Comprehensive Plan and is zoned A-1, Agricultural Rural Service District. The applicant
is also requesting the parcel be rezoned to A-2 District in order to establish additional
development rights to allow for the new residence. Finally, the subject parcel is within the
Shoreland Overlay District of a natural environment water body.
Attached for Reference:
Exhibit A: Site Location
Exhibit B: Preliminary/Final Plat
5775 WAYZATA BOULEVARD, SUITE 555 ST. LOUIS PARK, MINNESOTA 554 1 6
PHONE 61 2-595-9636 FAX 61 2-595-9837 E-MAIL NAC@ WINTERNET.COM
Recommendation
The decision regarding the rezoning application is a policy issue to be decided by City
Officials. The proposed rezoning of the subject property from A-1 to A-2 District is
generally consistent with the provisions of the Comprehensive Plan dealing with the Urban
Service Area Reserve. If the Planning Commission and City Council make such a finding,
we would recommend approval of the rezoning application. Likewise, we would
recommend approval of the preliminary and final plat based upon a positive finding on the
rezoning application subject to the conditions outlined below.
Decision 1 -Zoning Map Amendment
A. Motion to approve a Zoning Map amendment to change the zoning of the subject
site from A-1 District to A-2 District based upon a finding that the action is
consistent with the provisions of the Comprehensive Plan regarding the Urban
Service Area Reserve.
B. Motion to deny the requested Zoning Map amendment based upon a finding that
the action is inconsistent with the provisions of the Comprehensive Plan regarding
the Urban Service Area Reserve.
C. Motion to table the application.
Decision 2 - Preliminary/Final Plat
A. Motion to approve the D & J Estates Preliminary and Final Plats, subject to the
following conditions:
Access to CSAH 37 shall be subject to review and approval of the City
Engineer and Wright County.
2. The 200 foot common lot line between Lots 1 and 2 shall be considered a
front for setback purposes required of Lot 2.
3. Adequate on-site septic systems shall be provided, subject to review and
approval of the Building Official.
4. All drainage and utility issues shall be subject to review and approval of the
City Engineer.
5. The applicant pay $1,075 in park dedication fees in lieu of land.
6. The balance of the 40 acre parcel shall be deed restricted so as not to allow
Planning Report - D&J Estates
Page 2
more than two (2) additional development rights.
7. Comments of other City Staff.
B. Motion to deny the D & J Estates Preliminary and Final Plats, based upon a finding
that the application is not consistent with the Comprehensive Plan and adopted
Zoning and Subdivision Ordinances.
ANALYSIS
Comprehensive Plan. The subject site is within the Urban Service Area Reserve, which
allows a rural development density of four units per 40 acres. However, the present A-1
District zoning of the property limits development on one per forty density. As such,
consideration of a rezoning to A-2 District is necessary to allow for the new residence with
additional development rights. The Zoning Ordinance outlines criteria in Section 20-3-2.17
for the Planning Commission and City Council to consider in evaluating the request:
1. The proposed action's consistency with the specific policies and provisions of the
official City Comprehensive Plan.
Comment: The Comprehensive Plan prescribes limited rural development within the
Urban Service Area reserve as a means of protecting large tracts of land for future
urban development. The proposed plat will cluster the buildable lots into one
location while maintaining the balance of the property, which may be considered to
be consistent with the intent of the Comprehensive Plan.
2. The proposed use's compatibility with present and future land uses of the area.
Comment. The proposed subdivision will result in one additional building with
potential for two additional lots. The limited scale of this development is not
anticipated to negatively impact present or future land uses in the area.
3. The proposed use's conformity with all performance standards contained in the
Zoning Ordinance (i.e., parking, loading, noise, etc.).
Comment: The plat will be required to conform to all applicable performance
standards.
4. The proposed use's effect upon the area in which it is proposed.
Comment. The proposed plat results in one new buildable lot with potential for two
additional lots. This limited scale of development is prescribed by the
Comprehensive Plan to minimize impact and service delivery requirements.
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Page 3
5. The proposed use's impact upon property values of the area in which it is proposed.
Comment: 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.
Comment. The proposed plat would result in one additional access to CSAH 37.
While the roadway has sufficient capacity to accommodate the use, the design and
location of the access must be subject to review and approval of the City Engineer
and Wright County.
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.
Comment: The proposed use is not anticipated to have a negative impact to the
City's service capacity due to the limited scale as allowed by the Comprehensive
Plan.
Access. The subject parcel fronts onto CSAH 37, which serves the existing dwelling. The
additional dwelling is also proposed to be accessed from CSAH 37. This roadway is
designated as a minor arterial street by the Comprehensive Plan, which discourages
additional access. As such, the ability to locate another access must be subject to review
and approval of the City Engineer and Wright County.
Lot Area. The A-2 District requires a minimum lot area of one acre, provided that there
is adequate area for a primary and secondary septic drainfield. Both of the proposed lots
meet or exceed the minimum lot area requirement, with Lot 1 having an area of 1.27 acres
and Lot 2 having an area of 4.54 acres. Please note that there is no maximum lot size
within the A-2 District.
Lot Width. The minimum lot width within the A-2 District is 150 feet. Lot 1 has 200 feet
of frontage to CSAH 37 and Lot 2 has 150 feet of frontage to CSAH 37. As such, both lots
meet the minimum lot width requirement.
Setbacks. The A-2 District requires principal structures to be setback 65 feet from CSAH
37, 30 feet from a side lot line and 50 feet from the rear lot line. The existing structure on
proposed Lot 1 is within all required setbacks. The preliminary plat illustrates setbacks
applicable to Lot 2 as well. The only comment is that the City would regard the shared 200
foot lot line between Lots 1 and 2 as a front for Lot 2. As such, a 65 foot setback would
apply from this lot line for any structure on Lot 2. Based upon the size and configuration
of the parcel, this requirement will not effect the development of the site.
Planning Report - D&J Estates
Page 4
Utilities. The dwellings on site will be served by on-site septic and well systems. These
systems are subject to review and approval of the City Building Official. Because
adequate area must be provided for primary and secondary septic locations as part of the
plat approval, these system designs must be made a condition of plat approval.
Easements. The preliminary plat illustrates required drainage and utility easements
around the property perimeter. These or the need for any additional easements is subject
to review and approval of the City Engineer.
Park and Trail Dedication. The proposed plat results in the creation of one new building
site. Section 21-7-18 of the Subdivision Ordinance requires dedication of land or cash fee
in lieu of land to the City's park system for new residential lots to account for their impact
to the system. No land is proposed to be dedicated as part of this plat. As such, the
applicant is required to pay a cash fee in lieu of land equal to $1,075 for combine park and
trail dedication.
Deed Restriction. The rezoning and subdivision of the original forty acre parcel utilizes
two of the available four building rights. As such, a restriction should be recorded against
the balance of the agricultural parcel restricting future development to not more than two
dwellings.
Shoreland District. With regards to Shoreland District requirements, neither of the
proposed lots or the balance of the property are riparian. As such, the minimum standards
of the A-2 District are at least as restrictive as the requirements of the Shoreland District
and there are no issues presented by the proposed plat.
CONCLUSION
The proposed rezoning of the subject property from A-1 to A-2 District is generally
consistent with the provisions of the Comprehensive Plan dealing with the Urban Service
Area Reserve. The proposed preliminary and final plat is likewise consistent with the
performance standards of the Zoning and Subdivision Ordinances. Specific actions for
the Planning Commission and City Council to consider are outlined in the executive
summary of this report.
pc. Mike Robertson
Elaine Beatty
Larry Koshak
Andy MacArthur
Louis and Sylvia Barthel
John Dahlman
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ON THE GREAT RIVER ROAD