09-03-02 PCCITY OF OTSEGO
PLANNING COMMISSION
MEETING
SEPEMBER 3, 2002
8 P
OTSEGO CITY HALL
1. Chair Nichols will call the meeting to order.
Chair Nichols called the meeting to order at 8 PM.
Roll Call: Richard Nichols, Chair; Commission Members: Steve Schuck,
Christian Mbanefo, Ken Fry, David Thompson and Pam Black
Excused absence: Patrick Moonen, Jim Kolles.
Staff: Mike Robertson, City Administrator; Judy Hudson, City Clerk/Zoning
Administrator; Dan Licht, City Planner.
Council: Mayor Larry Fournier, Councilmembers: Vern Heidner, Jerry Struthers,
Virginia Wendel.
2. Consider the following minutes:
2.1. August 19, 2002 Planning Commission Meeting.
Commissioner Schuck motioned to approve. Seconded by Commissioner Black. All
in favor. Motion carried.
3. PlanningItems:
ems:
3.1. Public Hearing for Dale and Allen Valerius.
A. Rezoning from A-1 to A-2 (Agricultural) District.
B. Two Preliminary Plats to create two single-family lots.
Chair Nichols opened the Public Hearing at 8:01 PM.
Judy Hudson attested all proper noticing and publishing was done. Judy also stated she
received a phone call from Wayne Becker, a neighbor, who stated he has no objections to
this request.
Dan Licht presented the Planner's Report. The applicants stated they agreed with all the
conditions.
Chair Nichols opened the Public Hearing for comments.
There was no public comment.
Chair Nichols questioned if the lots should be clustered. Dan Licht explained the one lot
borders the western property line and the eastern lot is situated to be on a high point and
feels there is enough space left between for future streets.
Hearing no public comments, Chair Nichols closed the Public Hearing at 8:08 PM.
Commissioner Schuck motioned to approve a Zoning Map amendment rezoning the
subject site form A-1 District to A-2 District based upon a finding that the request is
consistent with the policies of the Comprehensive Plan. Seconded by Commissioner
Mbanefo. All in favor. Motion carried.
Planning Commission Meeting of September 3, 2002, cont'd. Page 2.
Commissioner Schuck motioned to approve a Preliminary and Final Plat for two
lots, subject to the seven (7) conditions listed in the Findings of Fact. Seconded by
Commissioner Fry. All in favor. Motion carried.
3.2. Public Hearing for Clem Darkenwald:
A. Rezoning from A-1 to B-3 (General Business) District.
B. Preliminary Plat for a PUD General Development Plan/CUP
to allow a shared driveway and lots without direct access to a
Public Street.
Chair Nichols opened the Public Hearing at 8:10 PM. Judy Hudson attested all proper
noticing and publishing was done. Dan Licht presented the Planner's Report.
Project Engineer, Michele Caron, with RLK briefly went over this project, which is
starting out with 3 lots along 101 with a temporary cul-de-sac. She stated they do not
accept Conditions No. 1, 4 and 6. They want a commitment from the City for sewer
capacity. She also stated they feel Quaday Avenue is a collector street and will benefit
other properties and the applicant doesn't want to construct this street but would rather
have the City construct and assess him. Condition No. 6 asks for the street to meet city
standards but they are proposing a 36 ft. width with sidewalk on one side. Sidewalks on
both sides along with a wider street would take away too much parking. Ms. Caron stated
if this project can't be approve without Conditions 1, 4 and 6, they request to table.
Dan Licht responded in regards to Condition NO. 1, (Sewer capacity) which this
commitment is done through the Developers Agreement, which is done at final plat upon
payment of sewer fees to the City. Regarding Condition No. 4, (Quaday Avenue
Construction) this will be a Council decision and explained that the Council has
constructed streets etc., in other projects. Regarding Condition No. 6, Mr. Licht thought
that since this street will serve only 6 lots, a wider street may not be needed and needs to
be reviewed by the City Engineer and that the sidewalk requirement could also be looked
at. Mike Robertson agreed with Dan Licht's comments.
Chair Nichols opened the Public Hearing for Public Comments at 8:30 PM.
John Darkenwald, 15815 70`h Street, asked if the first phase is developed with 3 lots and a
outlot would SAC and WAC Fees be required for outlots. Mike Robertson responded
that this could be negotiated with the City Council but would probably be required only
the 3 lots.
Commissioner Schuck asked that since Phase I have only three lots with a cul-de-sac,
why build Quaday Avenue at this point. Dan Licht replied this could be an option but
Quaday Avenue is needed for help development to the north.
Commissioner Mbanefo asked about the street width requirement. Dan Licht explained
the applicant shows a 36 -foot section while the city requires a 48 -foot wide street with
curb and sidewalks on both sides. Since this development has only 6 lots and narrower
street width can be considered.
Hearing no further public comment, Chair Nichols closed the Public Hearing at 8:35 PM.
I Planning Commission Meeting of September 3, 2002, cont'd Page 3.
Commissioner Schuck Motioned to approve a Zoning Map amendment rezoning
portions of the subject site from A-1 District to B-3 District based on a finding that
the action is consistent with the Comprehensive Plan. Seconded by Commissioner
Thompson. All in favor. Motion carried.
Commissioner Schuck motioned to approve a PUD -CUP and Preliminary Plat for
the Quaday Addition subject to the 13 conditions with No. 4 to include wording of
Quaday Avenue to be constructed on schedule and cost as determined by the City
Council. Seconded by Commissioner Fry. All in favor. Motion carried.
3.3. Public Hearing for Quest Development:
A. Comprehensive Plan Amendment to change the Land Use Plan
from Industrial to Low Density Residential Use.
Chair Nichols opened PH at 8:40 PM. Judy Hudson attested all proper noticing and
publishing was done. She also stated she received a phone call from Gwen Radel, 7769
Kadler Avenue. Ms. Radel was concerned with either Industrial or Residential going in
around her because of density issues and impacting her property valuation. She would
prefer the land left as is. Dan Licht presented the Planner's Report. The applicant, Larry
AuBuchon, said the purpose of this application is to let the City know that they are
interested in developing this property. He realizes it is early but wants to show what type
of potential development they have. They want to fit this into the City's Plan and they are
not opposed to leaving some of this Industrial. They feel it makes sense to leave the land
north of the wetland residential.
Chair Nichols opened the Public Hearing for public comment at 8:50 PM. There was
none.
Mike Robertson stated he agrees with the Planner's Report and that Otsego is trying to
learn from other communities mistakes which are that they didn't reserve enough land for
commercial and industrial therefore not creating more employment and tax base within
their cities.
Chair Nichols also stated he agrees with the Planner's Report and this was discussed at
great length during the Comprehensive Plan Review and doesn't want to change the
Comp. Plan.
Hearing no public comments, Chair Nichols closed the Public Hearing at 8:54 PM.
Commissioner Mbanefo motioned to deny the applicant's request to change the
Comprehensive Plan based on staff comments in the Planner's Report. Seconded by
Commissioner Thompson. All in favor. Motion carried.
1%
IF
4
Planning Commission Meeting of September 3, 2002, cont'd. Page 4.
3.4. Consideration of Zoning Ordinance changes.
Dan Licht presented his report giving additional information from his previous report.
Councilmember Heidner indicated that he was recommending to staff that he would like
more Stormwater stored on outlots in residential subdivisions rather than in easements in
people's yards.
Commissioner Schuck motioned to set the Public Hearing for October 7, 2002 for
conditions of Zoning Ordinance changes. Seconded by Commissioner Mbanefo. All
in favor. Motion carried.
4. Any other Planning Commission Business.
4.1. Update on Council actions by CM Heidner.
Councilmember Heidner went over recent Council actions.
5. Adjournment by 10 PM.
Commissioner Schuck motioned to adjourn. Seconded by Commissioner Fry. All in
favor. Motion carried.
Meeting adjourned at 9:46 PM.
Richard Nichols, Chair
ATTEST:
Judy Hudson, Zoning Adm./City Clerk