11-04-02 PCITEM 3. 1.
"ORTHWIST A$SOCMAIrto CONSULTANTS" INC,
5775 Wayzata Boulevard, Suite 555, St. Louis Park, MN 55416
Telephone: 952.595.9636 Facsimile: 952.595.9837 planners@nacplanning.com
PLANNING REPORT
TO: Otsego Mayor and City Council
Otsego Planning Commission
FROM: Daniel Licht
DATE: 30 October 2002
RE: Otsego - Fun City/Godfathers Pizza; PUD -CUP Amendment
FILE NO.: 176.02 - 02.37
BACKGROUND
Godfather's Pizza, located at 9100 Park Avenue, is proposing to add a 504 square foot
outdoor seating area and a 220 square foot storage room on the west side of the existing
building. The entire area measures 62 feet by 12 feet. The outdoor seating area is to be
covered by a raised seam metal roof and open faced. The storage area is being
constructed to match the stucco finish of the existing building.
The subject property is within the Sanitary Sewer Service District established by the
Comprehensive Plan and is zoned B-3, General Business District. Restaurants are a
permitted use of the B-3 District. The property is also governed by a Planned Unit
Development - Conditional Use Permit (PUD -CUP) due to the multiple principal structures
and uses on the site. Consideration of the application requires an amendment to the PUD -
CUP and site plan review.
Attached for Reference:
Exhibit A: Site Location
Exhibit B: Site Plan
ANALYSIS
Building materials. The proposed 4,800 square foot building is a one story structure
constructed with a stucco exterior finish. The exterior finish of the building is consistent
with the requirements of Section 20-17-4.A.3 of the Zoning Ordinance. Also, the height
of the building is within the 35 foot maximum allowed by the B-3 District.
The building addition has limited visibility from adjacent properties or the public rights -of -
ways because of surrounding buildings. The storage room portion of the building addition
is consistent with the design of the existing building. The outdoor seating area obviously
has no facing. The roof over the outdoor seating area is a metal standing seam roof,
which the City allows for commercial and industrial uses.
Setbacks. The following table illustrates applicable setback standards of the B-3 District.
The proposed addition to the west side of the building does not effect any setback from a
public right-of-way or lot line.
Parking. There is an off-street parking supply of 97 stalls between the subject site and
shared stalls on the adjacent Tom Thumb property. The parking ratios included within the
Zoning Ordinance would require the following number of additional off-street parking stalls
for the building expansion:
Seating Area = 504sf. x 10% reduction / 40sf. = 12 stalls
Storage Area = 240 sf. x 10% reduction / 80sf. = 3 stalls
TOTAL = 15 stalls
The applicant expects that use of the outdoor seating area will be mostly interchanged with
persons patronizing the facilities at Fun City. This expectation is based upon use this past
summer of several tables placed at this location (without the permanent roof). Furthermore,
the outdoor seating area is a seasonal use. As such, we would recommend that the
supply of off-street parking on-site is likely adequate. Any overflow parking that may occur
can likely be accommodated on the Tom Thumb site which has a cross parking agreement
with Fun City / Godfather's.
Exterior Lighting. The site plan does not identify any exterior light locations to be
installed as part of the building expansion. If additional site lighting is planned; the lighting
must be a 90 degree cut-off and so directed not to impact the public right-of-way or
adjacent residential properties.
2
Front Side
Rear Parking
(from Street) I
I
Required
65 ft. 20 ft.
20 ft. 15 ft.
Proposed
70 ft. 10 ft./ 80ft. 238 ft. 3 ft.
Parking. There is an off-street parking supply of 97 stalls between the subject site and
shared stalls on the adjacent Tom Thumb property. The parking ratios included within the
Zoning Ordinance would require the following number of additional off-street parking stalls
for the building expansion:
Seating Area = 504sf. x 10% reduction / 40sf. = 12 stalls
Storage Area = 240 sf. x 10% reduction / 80sf. = 3 stalls
TOTAL = 15 stalls
The applicant expects that use of the outdoor seating area will be mostly interchanged with
persons patronizing the facilities at Fun City. This expectation is based upon use this past
summer of several tables placed at this location (without the permanent roof). Furthermore,
the outdoor seating area is a seasonal use. As such, we would recommend that the
supply of off-street parking on-site is likely adequate. Any overflow parking that may occur
can likely be accommodated on the Tom Thumb site which has a cross parking agreement
with Fun City / Godfather's.
Exterior Lighting. The site plan does not identify any exterior light locations to be
installed as part of the building expansion. If additional site lighting is planned; the lighting
must be a 90 degree cut-off and so directed not to impact the public right-of-way or
adjacent residential properties.
2
Grading and Drainage. Any grading and drainage issues are subject to review and
approval of the City Engineer.
PUD -CUP Criteria. The Planning Commission and City Council must take into
consideration possible adverse effects of the amended PUD -CUP, with judgement based
upon the following factors, as outlined in Section 20-4-2.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 designates the subject property for continued
commercial use. This area of the community is anticipated develop as the primary
commercial center or "downtown" In place expansion of the existing use is
consistent with this vision.
2. The proposed use's compatibility with present and future land uses of the area.
Comment. The proposed addition will be complementary to existing uses on site,
and is in such a location so as not to impact surrounding properties.
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 applicable performance standards of
the Zoning Ordinance and PUD -CUP.
4. The proposed use's effect upon the area in which it is proposed.
Comment. The proposed expansion will be expected to have a positive effect on the
commercial area in which it is located.
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: Any traffic generated by the building addition can be accommodated by
existing streets.
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.
3
Comment. The proposed use is not anticipated to have a negative impact to the
City's service capacity.
CONCLUSION
The proposed addition of an outdoor seating area and storage room to the Godfather's
Pizza presents no significant issues. As such, our office recommends approval of the
PUD -CUP as outlined below.
A. Motion to approve a PUD -CUP amendment for Godfather's Pizza, subject to the
following conditions:
1. The addition is constructed in conformance with the plans dated 2 October
2002.
2. The applicant provide documentation of the cross parking agreement with
the adjacent Tom Thumb property.
3. Any exterior lighting must be installed a 90 degree cut-off and so directed
not to impact the public right-of-way or adjacent residential properties.
4. Any grading and drainage issues are subject to review and approval of the
City Engineer.
5. Comments of other City Staff.
B. Motion to deny the request based on a finding that it is inconsistent with the
Comprehensive Plan and Zoning Ordinance.
C. Motion to table the request.
pc. Mike Robertson
Judy Hudson
Andy MacArthur
Ron Wagner
Rudy Thibodeau
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ITEM 3. 2.
"awit"WItalt ASSOCI*7tt4 C0"Suti*"xss INC%
5775 Wayzata Boulevard, Suite 555, St. Louis Park, MN 55416
Telephone: 952.595.9636 Facsimile: 952.595.9837 planners@nacplanning.com
PLANNING REPORT
TO: Otsego Mayor and City Council
Otsego Planning Commission
Otsego Heritage Preservation Commission
FROM: Daniel Licht
DATE: 30 October 2002
RE: Otsego - Otsego Cemetery, Heritage Preservation Site
NAC FILE: 176.08 - 02.03
BACKGROUND
The Otsego Cemetery Association maintains a 4.5 acre cemetery located just north of
CSAH 39 in Sections 16 and 17, Township 121 Range 23. The Heritage Preservation
Commission has initiated an effort to designate the cemetery as a Heritage Preservation
Site under the Otsego Zoning Ordinance. Heritage Preservation Site designations are
established as an overlay zoning district for the purpose of preserving sites that reflect
elements of the City's cultural, social, economic, political, visual or architectural history.
The purpose of this report is to document the known history of the cemetery and to
evaluate it as a potential Heritage Preservation Site. The members of the Otsego Heritage
Preservation Commission provided the background information on which this analysis was
prepared. Their assistance, particularly that of Ms. Elaine Norin, is greatly appreciated.
Exhibits:
A. Site Location
B. Site Plan
C. OHPC Narrative
ANALYSIS
Comprehensive Plan/Zoning The Cemetery site is guided by the Comprehensive Plan
as a Public or Semi-public use, reflecting its public ownership. The site is zoned R-1
District, which does not allow for cemeteries, making the use legally non -conforming. As
part of the hearing to consider designating the cemetery a heritage preservation site, the
City has initiated a rezoning of the property to an INS, Institutional Zoning District.
Cemeteries are an allowed use within the INS District.
Section 20-3-31 of the Zoning Ordinance directs that the Planning Commission and City
Council considerthe possible effects of the rezoning. Theirjudgement is to be based upon
(but not limited to) the following factors:
The proposed action's consistency with the specific policies and provisions of the
official City Comprehensive Plan.
Comment: The Comprehensive Plan guides the subject site for public and semi-
public use anticipating a continuation of the cemetery use. The INS District is
specifically intended to provide for non-profit facilities devoted to serving the public,
which would include cemeteries.
2. The proposed use's compatibility with present and future land uses of the area.
Comment. The Otsego Cemetery has been long established and the change in
zoning is not anticipated to effect compatibility with existing and planned rural
residential uses surrounding the site.
3. The proposed use's conformity with all performance standards contained in the
Zoning Ordinance (i.e., parking, loading, noise, etc.).
Comment: Cemeteries are allowed in the INS District as a conditional use per
Seciton 20-90-6 of the Zoning Ordinance. The proposed use meets the
requirements of this section except for setback requirements applicable to principal
structures. As a pre-existing use, the setback issue would be considered a legal
non -conforming condition.
4. The proposed use's effect upon the area in which it is proposed.
Comment: The change in zoning is intended to facilitate continuation of the
Cemetery use, provisions for historic preservation efforts.
5. The proposed use's impact upon property values of the area in which it is proposed.
Page 2 of 5
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 zoning change is not anticipated to generate any
additional traffic.
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.
Site. The current Otsego Cemetery is 4.48 acres in area. There are approximately 400
graves, with an additional 2800 sites available for purchase by Otsego residents. The
cemetery is non -denominational and managed by an unpaid volunteer Board of Directors
known as the Otsego Cemetery Association. The earliest documentation of the Otsego
Cemetery Association are meeting minutes dated May 28, 1927.
The subject site was part of the original land claim (N1/2 of S1/4 and Lots 1 and 2 of
Section 17 Twp. 121 R 23) established by Mr. John McDonald, the first permanent settler
in Wright County. The local township acquired ownership of approximately 2 acres of the
Cemetery in 1867, acquiring the property from Mr. and Mrs Alva L. Cooley for $20.00. An
additional tract of approximately two acres was acquired sometime after 1867, although
no formal record exists. Plat maps dating from 1879 indicate that the parcel was included
with the Cemetery, thus suggesting that the parcel was acquired between 1867 and 1879.
In 1949, Mr. Oscar Tillisch dedicated a triangular parcel of land that lay south of the
cemetery but north of current CSAH 39.
History. Members of many of the early families to settle Otsego (then "Pheasant" or
"Pleasant" Grove Precinct) are buried here, including the Cooley, LaPlant, Pepin, Carrick,
Spencer, Snow, Hamlet, Ingersoll, and McDonald families. The earliest grave within the
Cemetery is that of Charlie Pipkin (Pepin), who died October 28, 1854 at an age of 18
months.
Mr. John McDonald, who was a significant person in establishment of the original plat
settlement, is buried along with members of his family in Block 63 of the Cemetery. Mr.
McDonald was the first permanent settler in Wright County and served as the first
Chairman of the Wright County Board of Commissioners. Mr. McDonald was also a
Justice of the Peace and the County's first Postmaster. Mr. McDonald owned a store and
Page 3 of 5
sawmill within the original town site and his house still stands at 13620 95th Street. He
and his family were active in establishing a Methodist Episcopal Church within the town
in 1857, and his barn was used for services until a church building was built.
Additional information regarding the history of Otsego Cemetery has been documented in
the book "The Otsego Cemetery 1854-1996", authored by Ms. Elaine Norin of the Otsego
Heritage Preservation Commission.
Historic Preservation Site. The Heritage Preservation Commission is to make
recommendations to the Planning Commission and City Council that an area be
designated as a Heritage Preservation Site upon determining that the site meets one or
more of the following criteria:
It has character, interest or value as part of the development heritage or cultural
characteristics of the City of Otsego, State of Minnesota or the United States.
2. Its location is the site of a significant historical event.
3. It has yielded, or is likely to yield, information important in pre -history or history.
4. It is associated with a person or persons who significantly contributed to the culture
and development of the City.
5. It embodies distinctive characteristics of an architectural style, period, form or
treatment.
6. It represents the work of an architectural design, detail, materials, or craftsmanship
which represents a significant architectural innovation.
7. Its unique location or singular physical characteristics represents an established
and familiar visual feature of a neighborhood, community or the City of Otsego.
Under these criteria, the Otsego Cemetery may qualify as a Heritage Preservation Site
based upon its value as part of Otsego's development heritage, and its association with
a person or persons who significantly contributed to the culture and development of the
City. Upon further review, elements of the Cemetery such as gravestones or the entrance
gates may prove to have distinctive characteristics related to periods of history. Finally,
the Cemetery is an established and familiar feature of the original town plat and the City
of Otsego.
It should be noted that the criteria for the National Register of Historic Places makes it
difficult to identify cemeteries as historically significant. Under the criteria for birthplaces
or graves, it must be the birthplace or grave of an individual who was of outstanding
Page 4 of 5
importance in the history of the local area. In that the Otsego Cemetery includes the grave
of Mr. McDonald and the land was part of his original settlement claim, the Cemetery may
in fact be eligible for listing on the State or National Register of Historic Places.
Cemeteries may also be eligible for listing if the site will provide information on
dermography, pathology, mortuary practices, or socioeconomic status. Finally, in rare
cases, a cemetery may become eligible for listing under the criteria for commemorative
places.
Preservation Program. The main purpose of designating Heritage Preservation Sites is
to ensure their protection and continued use for future education about their value to the
community. As such, the Heritage Preservation Commission should work with the Otsego
Cemetery Association to develop a program for preserving the Cemetery. Activities that
could be included under such a program may include documentation of persons interned,
measures to protect or restore grave markers, site improvements, distribution of
information about the cemetery, possible pursuit of listing on the State or National Register
of Historic Places, and events such as Memorial Day celebrations, etc. Implementation
of the preservation program may include identifying funding sources such as grants,
fundraisers, and contributions.
Regulatory Implications. As a designated Heritage Preservation Site, any changes to
the site would require a Heritage Preservation Site Alteration Permit as provided for by
Section 20-96-6 of the Zoning Ordinance. This process requires any alteration of the site
or buildings to be reviewed by the Heritage Preservation Commission, Planning
Commission and City Council, including a public hearing. The decision as to whether the
Alteration Permit is to be approved is based upon the request's consistency with the
approved Preservation program and the Secretary of the Interior's Standards for
Rehabilitation. Under an INS District designation, any expansion or modification of the
Cemetery would also be subject to processing a CUP application.
CONCLUSION
The Heritage Preservation Commission has compiled a detailed history of the Otsego
Cemetery which suggests that the site is eligible for designation as a local Heritage
Preservation Site based upon its value as part of Otsego's heritage, association with
persons significant to the community's development and as a familiarfeature of the original
town plat development. Based upon these factors, our office would recommend actions
rezoning the Otsego Cemetery to an INS District and designating the cemetery as a
Heritage Preservation Site.
pc. Mike Robertson
Judy Hudson
Andy MacArthur
Page 5 of 5
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I Middle lots - 36 X 36 feet
I West side lots - 13 1/2 X 36 feet
' East side lots - 27 X 36 feet
)TSEGO CEMETERY
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October 2, 2002
Richard Nichols, Chairman
City of Otsego Planning Commission
The city owns the 4.5 acre cemetery located north of CSAH 39,
Sections 16 and 17, Twp. 121, Range 23. Over 400 gravesites have
been identified and documented in a book "The Otsego Cemetery"
published by the Otsego Heritage Preservation Commission (OHPC)
in 1997. There are approximately 2800 additional gravesites
available.
As provided in the City of Otsego Ordinance No. 94-9, Section
20-75-5 C., the OHPC proposes that the Otsego Cemetery be desig-
nated as a Heritage Preservation Site.
The cemetery meets the following criteria in Section 20-75-5 C.:
1. The cemetery is an established and familiar feature of the
original town plat.
2. NA
3. It has yielded information regarding early settlers families;
McDonald, Cooley, LaPlant, Pepin, Carrick, Spencer, Snow,
Hamlet, Ingersoll and others. The earliest grave is that of
Charlie Pippin.(Pepin) who died October 28, 1854 at the age
of 18 months. The early graves reflect the high mortality
rate of young children. Civil War Veterans occupy 13 graves.
4. The cemetery is closely associated with John McDonald, the
first permanent settler in Wright County. Approximately 2
acres (the western side) were part of his original land claim,
(N 1/2 of S 1/4 and lots 1 and 2 of Section 17, Twp. 121,
Range 23). The eastern side was acquired by Otsego Township
from Alva and Margaret Cooley for $20.00 on March 25, 1867.
John McDonald was very active in developing the community.
His home was used as %the place for holding elections in Pleas-
ant (Pheasant) Grove Precinct which was named Otsego Township
in 1858. He served as chairman of the first Wright County
Board of Commissioners in 1855, Justice of the Peace, Assessor,
and Postmaster•in 1856. In addition to farming, he established
a ferry across the Mississippi in 1854 to facilitate trade
with Elk River and had a small store in which the -post office
was located. He assisted in surveying and constructing the
first Wright County Road, now #39 and #42. He and his family
were active in organizing the Methodist Episcopal Church in
1857. Services were held in his new barn until the church
•was built.
5. The cemetery presents the distinctive characteristics of nine-
teenth century monuments and epitaphs.
6. NA
-2-
7. NA
8. The location on Otsego's "Great River Road" is an established
and familiar feature of the city.
As provided in Section 20-75-5 D., a copy of this proposal is
being sent to the Minnesota Historical Society.
A preservation program to ensure the protection and continued use
of the cemetery has begun with a joint meeting of the OHPC and the
.-Otsego Cemetery Association. Plans to restore damaged and broken
monuments were discussed and steps have been taken to locate persons
who do this work and to determine costs. Site improvements such
as tree and shrub trimming were also considered. When costs can
--be determined, the OHPC will pursue funding through grants, Contri-
butions and fund-raisers.
The OHPC requests that you place this proposal on your agenda as
early as possible.
Thank you for your consideration.
The Otsego Heritage Preservation Commission
Sharon Catter
Arlene •Nolen
Frieda Lobeck
Elaine Norin, Chr.
Joy Swenson
ITEM 3.4.
J
5775 Wayzata Boulevard, Suite 555, St. Louis Park, MN 55416
Telephone: 952.595.9636 Facsimile: 952.595.9837 planners@nacplanning.com
MEMORANDUM
TO: Otsego Planning Commission
FROM: Daniel Licht
DATE: 30 October 2002
RE: Otsego - Kittridge Crossing / Quest Development
NAC FILES: 176.02 - 02.36 / 176.02 - 02.37
Please be advised that the staff reports for the above referenced applications will be
mailed directly to the Planning Commission because necessary information was not
received until Wednesday of this week related to the Quest Development application.
Please do not hesitate to call me with any questions you may have at 952.595.9636.
PC. Mike Robertson
Judy Hudson
5775 Wayzata Boulevard, Suite 555, St. Louis Park, MN 55416
Telephone: 952.595.9636 Facsimile: 952.595.9837 planners@nacplanning.com
PLANNING REPORT
TO: Otsego Mayor and City Council
Otsego Planning Commission
FROM: Daniel Licht
RE: Otsego - Farr Development/Quest Development; Comp Plan -Amendment
REPORT DATE: 11/1/2002 APPLICATION DATE: Farr - 10/302002
Quest - 10/16/2002
NAC FILE: Farr - 176.02 - 02.35 CITY FILE: Farr - 2002-35
Quest - 176.02 - 02.36 Quest - 2002-41
BACKGROUND
Farr Development Inc. and Quest Development Inc. have submitted separate applications
for amendment of the Land Use Plan for 520 acres west of CSAH 19 and north of
Interstate 94. Because of the interrelated nature of the two projects, we have addressed
each proposal within a single report.
The subject properties are planned for industrial use within the west sanitary sewer service
district by the Comprehensive Plan, except for 40 acres on the northern portion of the
Quest Development parcel. The north 40 acres of the Quest parcel is located within the
rural residential preserve and guided for rural residential land use.
Farr Development has submitted a concept plan for development of their 320 acres with
a mix of single family units, various types of attached housing units, multiple family units,
retail commercial, office/warehouse, and industrial land uses. In total, the Farr
Development concept plan would provide 1,461 residential units and 1,055,000 square
feet of commercial or industrial uses. The Comprehensive Plan currently anticipates these
parcels being developed entirely with industrial uses.
Quest Development has submitted a sketch plan for development of 200 acres of land with
325 single family units, and 200 attached townhouse units. There is also a two acre parcel
designated for commercial use. The Comprehensive Plan guides the southern 160 acres
of the Quest parcel for industrial use and the northern 40 acres for rural residential use.
Exhibits:
A. Site Location D. Existing Land Use Plan
B. Farr Development Concept Plan E. Revised Land Use Plan (applicant)
C. Quest Development Sketch Plan F. Revised Land Use Plan (Staff)
ANALYSIS
Processing. The two applications are being processed only as Comprehensive Plan
amendments. This approach allows the City to consider the broader implications of
changing the basic land uses for this area of the City in relation to compatibility with
surrounding parcels, land supply, transportation, sewer and water system plans, etc. This
policy debate is not necessarily related to specific site design issues or unit type except
as it applies -to density.
If the Comprehensive Plan amendments are approved, the proposed development of these
parcels would be subject to all applicable zoning or subdivision review processes and
requirements without predetermined approval. These processes would include, but not
be limited to, rezonings, preparation of an Environmental Assessment Worksheet (EAW),
preliminary plat, and final plat.
Consideration of the proposed Comprehensive Plan amendments is a complex issue
effecting many portions of the document, as well as the City's sanitary sewer and water
facility plans. As such, the Planning Commission and City Council are asked to respond
to the maps and exhibits attached hereto. Any approval of the requests should be
conditioned upon the City Staff preparing appropriate amendments of the Comprehensive
Plan and related documents, subject to further review and approval by the Planning
Commission and City Council.
Concept Plan. The Farr concept plan, entitled "Kittredge Crossings", would convert 320
acres of land presently guided for industrial uses to a mixed use planned development.
The development would consist of 1,461 dwellings with a mix of unit types such as
"detached townhomes", duplexes, villas, row townhouses, cluster homes, manor homes,
senior housing, flats, and apartments/condos. No description of the various dwelling units
has been provided as part of this application. The commercial/industrial element of the
project includes a variety of retail, office, service, warehouse, and manufacturing uses with
total floor area of approximately 1,055,000 square feet. There are also a variety of public
and quasi -public spaces and 130 acres of greenspace within the development.
Farr Development believes that buildout of their project would take 10 to 15 years. In
meeting with City Staff, they have been willing to agree to a staging plan as part of a PUD
District that would tie construction of the residential elements of their plan to on-going
development of the commercial/industrial uses. This would ensure to the City that the
residential uses would not develop without the desired commercial and industrial uses.
2
The 200 acre Quest development is located at the northwest corner of the Farr project.
Generally, the Quest concept provides for 525 traditional single family lots as a transition
from the Farr towards rural residential uses to the north. The Quest development would
also include 200 townhouse units and two acres of commercial uses near the intersection
of 80'h Street and Kadler Avenue. Approximately 16 acres at the northwest corner of the
Quest Concept is designated for rural residential development. The Quest concept
departs from the current Comprehensive Plan by changing 160 acres of land within the
west sewer district from industrial to a mix of low density residential and medium density
uses. The Quest concept also expands the west sewer district north of the 8011' Street
corridor approximately 1/8 of a mile changing 40 acres of land guided for rural residential
use to low density residential use. No schedule for development of the Quest project has
been defined.
Existing Plan. The Comprehensive Plan updated adopted in September 2001 expanded
the area west of CSAH 19 and north of 1-94 to designate approximately 920 acres of
undeveloped land for future industrial development. An additional 280 acres of
undeveloped land is guided for industrial use on the south side of 1-94. There is 300 acres
of undeveloped land within the east sanitary sewer service district guided for industrial
use.
The area west of CSAH 19 adjacent to 1-94 has long been planned for industrial
development because of visibility and access to the regional transportation corridor.
Taking advantage of these assets is key to realization of one the City's primary goals for
commercial and industrial development to expand its tax base and provide employment
opportunities.
The amount of industrial land guided within the western sanitary sewer service district
exceeds likely short-term demand. However, in considering ultimate build out of the City,
there is equal over -supply of land suitable for residential development. As such, the area
west of CSAH 19 and 1-94 has been considered to be an appropriate industrial land area
reserve to meet the City's ultimate needs. The amount of land currently guided for
industrial land use within the City is consistent with amounts designated in other cities of
similar size.
Quest Development, Inc. had previously submitted a similar application for the same 200
acre piece, which was denied by the City Council. With the inclusion of the Farr property,
however, the proposed concept plans are of sufficient scale and detail so as to warrant
consideration.
The trunk sewer line that would serve the areas west of CSAH 19 and south of 1-94 is to
be located within the low wetland area that extends along the north boundary of the Farr
property and the south portion of the Quest property. The more current demand for
housing will bring sanitary sewer and water service towards existing/planned industrial
uses near 1-94. This may have the effect of making industrial development adjacent to 1-94
more financially feasible sooner rather than later. Conversely, increasing development
along the CSAH 19 corridor in Albertville north of 1-94 suggest that the area may be
3
becoming prime for development. The projects' residential uses would also create market
potential for the proposed commercial uses along 70th Street and 80 Street/Kadler
Avenue.
While the Farr property is within the planned Phase 1 area of the west sewer district, the
Quest property is not. Service can be extended to the Quest property based on the City's
"first come, first serve" policy for sewer allocation within the designated sewer district.
However, demand for sewer capacity is not expected to be an issue for the City meaning
that serving areas outside of Phase 1 reduces capacities for lands that could be serviced
within. Moreover, the City Engineer estimates that the land uses within the Farr concept
will demand more sewer capacity than the industrial use currently guided. The Quest
project may demand less sanitary sewer capacity because of the balance of single family
lots. The City Engineer will provide a more specific analysis of the sewer demand for the
proposed concepts.
The change in land use would also create a situation where residential development within
the west sewer district is occurring on both sides of CSAH 19 simultaneously. The ability
to manage the rate of growth within the west sanitary sewer service district will be
important because of the need to construct more transportation infrastructure (i.e., 70th
Street, MacIver Avenue, etc.) and parks/trails along with new development than was
necessary in the east sanitary sewer district. While the rate of growth may not be
increased, the separation of the growth areas could stretch financial resources.
Amendment. Based on the concept plans provided by the applicants we have redrawn
the land use plan for the subject parcels (Exhibit E). Revising the land use plan involved
expanding the land use categories to include specific medium density residential, high
density residential and commercial warehouse land uses in order to relate to the
development proposals. The various land use types would be described as follows:
• Low Density Residential. Areas designated for low density residential
development would be guided to develop with residential units at a density of less
than four units per gross acre supported by municipal sanitary sewer and water
utilities. Dwelling unit types that may develop in areas guided for low density
residential use would include single family dwellings, "detached townhomes", two
family dwellings, and townhouses or manor homes with not more than six units per
structure. The requirements of the City's R-4, R-5, or R-6 Districts will apply.
• Medium Density Residential. Medium density residential land uses are to develop
with a density of four to eight dwelling units per gross acre under the requirements
of the City's R-6 or R-7 District and consisting of three, four, and six unit multiple
family units, manor homes or townhomes. These uses are generally to be used as
a transition between varied intensity land uses, but not in locations inferior to those
planned for low density residential use.
51
• High Density Residential. High density residential land uses includes townhomes
and multiple family residential uses with a density of more than eight units per acre.
The standards of the City's R-7 District would apply.
• Commercial. Commercial land uses would include a wide variety of retail, service,
or office type uses. The uses and standards of the B-3 Districts would apply to
these areas, except for the commercial area at Kadler and 80"' Street. This parcel
should develop under the more limited standards of the City's R -B or B-1 Districts,
which would be more compatible with the surrounding neighborhood.
• Commercial Warehouse. These areas are a transition between patron oriented
commercial locations and industrial uses characterized by business office parks.
Uses within these location would be subject to the requirements of the City's B -W
District.
• Industrial. Areas guided for industrial development are intended to provide
locations for the most intensive business activities such as manufacturing,
warehousing, machine shops, contractors, freight terminals, etc. These areas
would be subject to the provisions of the City's 1-2 District.
This drawing illustrates the internal nature of the proposed developments and in relation
to surrounding parcels. Together, the two concepts provide for a north -south transition
from commercial or industrial uses adjacent to 70'11 Street, to medium density residential
uses consisting mostly of larger townhouse buildings, to lower density attached housing,
to traditional single family abutting planned rural residential uses. Generally the concept
plans relate well together and to their surrounding. However we do have the following
comments:
• Dwelling Unit Mix. Of the total 1,566 dwelling units within the two projects,
approximately 420 are detached single family units (traditional and "detached
townhome" units). The mix of proposed dwelling units is generally appropriate
given the need to provide a transition from industrial land uses to low density and
rural residential land uses between 70"' Street and 8CP Street. However, the
dwelling unit supply would be more balanced by including more of the small lot
detached townhome units in place of the attached townhome units within the
northern portion of the Farr project. These units would provide a better a transition
to the wetland corridor that bisects this area and possible traditional single family
lots to the north.
• Neighborhood Parks. The two development plans do not adequately provide for
neighborhood recreation facilities. Based on the City's current park planning
guidelines, we would recommend that two eight to ten acre neighborhood parks be
Provided within the area. One park should be located within the Farr development
east of Kadler Avenue and the other within the Quest project north of the wetland
corridor.
5
80th Street. The Quest concept plan would extend urban development 1/8 of a mile
north of the 80'hStreet corridor. This change effectively expands the west sanitary
sewer service district beyond its designated boundaries. The Quest development
plan would also preclude extension of 80`h Street west of Kadler Avenue as a
collector street.
The City's Transportation plan attempts to provide higher capacity collector and
arterial streets at intervals of 3/4 to one mile. Based on this guideline, there is a
need for two collector streets between 70`h Street and CSAH 39. Extension of 80th
Street from Kadler Avenue to Jalger Avenue would provide appropriate spacing
from 701h Street and from a possible east -west collector street at 90th/91st street
south of CSAH 39. As such, the Quest development plan should be revised to
provide for extension of 80" Street as a collector street with only for rural residential
uses north of the corridor.
• Surrounding Use. Incorporation of the proposed concept plans within the present
land use plan is generally compatible with surrounding existing or planned uses.
The exception to this would be the remaining 320 acre industrial are north of the
Farr property, east of the Quest property, south of 80th Street, and west of CSAH
19. To address this concern, we would suggest extending the low density
residential area east of Kadler Avenue. The business warehouse use would be
substituted for the industrial land use designation as a less insensitive land use
adjacent to the 80t' Street and CSAH 19 intersection. A medium density land use
may be provided as a transition between the low density residential land use and
a business warehouse area adjacent to CSAH 19 as an appropriate transition.
• Industrial Reserve. The proposed concept plan would change approximately 360
acres from industrial to residential uses. The loss of this industrial land could be
replaced by designating an industrial reserve surrounding the Nashua/Nabor
Avenue corridor to the east of the west sanitary sewer service district.
The City of St. Michael has planned industrial uses south of 60'h Street based on
their goal of an interchange at Nabor Avenue and 1-94. Even without such an
interchange, this area of Otsego would be have good access to 1-94 and TH 101 via
existing CSAH 37, a planned east -west minor arterial corridor along 70' Street, and
a north -south minor arterial along the Nashua/Nabor Avenue corridor. There is a
DNR designated natural environment lake within this area, which would limit
development potential.
These issues have been addressed on the revised land use plan attached by Exhibit F.
If the Planning Commission and City Council are inclined to approve the proposed
Comprehensive Plan amendments, our office recommends these approvals be in the form
of Exhibit F.
N
CONCLUSION
The concept plans presented by Farr Development, Inc. and Quest Development, Inc. are
well designed developments that -provide an attractive mix of uses, good transition
between industrial and rural residential uses, and compatibility with surrounding
properties. If the projects move to subsequent zoning and subdivision applications, we are
recommending minor modification of the dwelling unit mix within the Farr project,
adjustment of the Quest project to allow extension of 80th Street, and provision within both
developments for neighborhood park facilities.
The decision on whether the proposed Comprehensive Plan amendments are appropriate
is a policy question for City Officials. Approval of the amendments would likely speed the
rate of development on the west side of CSAH 19, which would result in sanitary sewer
being extended to areas adjacent to, and possibly south of 1-94 more quickly. Approval
should also cause the City to begin considering future land uses beyond the designated
sewer districts, especially for an industrial land reserve. Factors that would discourage
approval of the request are the increased rate of commercial and industrial development
immediately to the south of this area suggesting growing market demand and the
increased need to provide limited sewer capacity and resources for infrastructure
improvements on both sides of CSAH 19 for new residential development that will occur
at a faster rate than the current industrial land use.
Options for the Planning Commission and City Council to consider are outlined below.
Because the requests are two separate applications, two separate actions must be taken.
Our recommendation is that approval of the Quest application is contingent upon approval
of the Farr application in that it is the scale of the Farr which changes the circumstances
surrounding the Quest application, which was previously denied.
DECISION #1 - Farr Development, Inc. Application
A. Motion to approve a Comprehensive Plan amendment subject to the following
conditions:
1. The Comprehensive Plan amendment is to be in the form of Exhibit F of the
Planning Report dated 1 November 2002. The City Planner and City
Engineer are directed to make appropriate changes to the Comprehensive
Plan and Sanitary Sewer and Water facility plans reflecting the amendment,
subject to further review and approval of the Planning Commission and City
Council.
2. Applications for zoning and subdivision approvals necessary for
development of the project are subject to the growth management policies
and interim land use provisions outlined in the Comprehensive Plan.
Specific provisions for staging development of residential elements of the
project in relation to commercial or industrial uses are to be incorporated as
part of subsequent zoning applications.
7
3. Development of the project requires applications for, but not limited to,
rezoning, site and building plan review, preliminary and final plat, EAW, or
other applications required by the Zoning Ordinance or Subdivision
Ordinance.
4. Development of the project shall conform to applicable performance
standards of the Zoning Ordinance and Subdivision Ordinance.
5. The concept plan is to be revised to provide for dedication of park and trail
facilities subject to review by the Parks and Recreation Commission and
Planning Commission and approval of the City Council as part of a
preliminary plat application.
6. The concept plan is to be revised to reduce the intensity of the dwelling units
along the northern portion of the project by incorporating small lot single
family lots ("detached townhomes") in place of attached dwellings.
7. Comments of other City Staff.
B. Motion to deny the application based on a finding that the request based on finding
that the application is inconsistent with the following policies of the Comprehensive
Plan. -
1
lan:
1.. Once established, geographic land use designations and related zoning
classifications shall be changed only when it can be demonstrated that such
modifications are in the best interest of the community. Such changes shall
occur only when they will promote land use compatibility and pre -determined
goals and policies of the Comprehensive Plan. (Policy Plan, p. 38)
2. Immediate, short range market potential and demand of activities which are
not suggested for a site or area by the Comprehensive Plan or allowed by
the Zoning Ordinance shall not be the sole justification for a change in
activity. (Policy Plan, p. 38)
3. Industrial (and commercial) development shall be strongly encouraged to
create new job opportunities and expand the local tax base to assist in
paying for needed service and reduce tax impacts on housing costs. (Policy
Plan, p. 49)
4. Industrial development which maximizes the return on City investments in
public facilities and service shall be promoted. (Policy Plan, p. 49)
C. Motion to table the request.
.1
DECISION #2 - Quest Development, Inc Application
A. Motion to approve a Comprehensive Plan amendment subject to the following
conditions:
1. The Comprehensive Plan amendment is to be in the form of Exhibit F of the
Planning Report dated 1 November 2002. The City Planner and City
Engineer are directed to make appropriate changes to the Comprehensive
Plan and sanitary sewer and water facility plans reflecting the amendment,
subject to further review and approval of the Planning Commission and City
Council.
2. Applications for zoning and subdivision approvals necessary for
development of the project are subject to the growth management policies
and interim land use provisions outlined in the Comprehensive Plan.
3. Development of the project requires applications for, but not limited to,
rezoning, site and building plan review, preliminary and final plat, EAW, or
other applications required by the Zoning Ordinance or Subdivision
Ordinance.
4. Development of the project shall conform to applicable performance
standards of the Zoning Ordinance and Subdivision Ordinance.
5. The concept plan is to be revised to provide for dedication of park and trail
facilities subject to review by the Parks and Recreation Commission and
Planning Commission and approval of the City Council as part of a
preliminary plat application.
6. The concept plan is to be revised to provide for extension of 80"' Street as
a collector street corridor with areas north of the roadway to be developed
as rural residential uses.
7. Comments of other City Staff.
B. Motion to deny the application based on a finding that the request based on finding
that the application is inconsistent with the following policies of the Comprehensive
Plan:
1. Once established, geographic land use designations and related zoning
classifications shall be changed only when it can be demonstrated that such
modifications are in the best interest of the community. Such changes shall
occur only when they will promote land use compatibility and pre -determined
goals and policies of the Comprehensive Plan. (Policy Plan, p. 38)
E'7
2. Immediate, short range market potential and demand of activities which are
not suggested for a site or area by the Comprehensive Plan or allowed by
the Zoning Ordinance shall not be the sole justification for a change in
activity. (Policy Plan, p. 38)
3. Industrial (and commercial) development shall be strongly encouraged to
create new job opportunities and expand the local tax base to assist in
paying for needed service and reduce tax impacts on housing costs. (Policy
Plan, p. 49)
4. Industrial development which maximizes the return on City investments in
public facilities and service shall be promoted. (Policy Plan, p. 49)
PC. Mike Robertson
Judy Hudson
Andy MacArthur
Ron Wagner
Lucinda Gardner
Larry AuBuchon
Mike Gair
10
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Hakanson
1 Anderson 3601 Thurston Avenue, Suite 101, Anoka, -MN 55303
Assoc., Inc. Phone:763/427-5860 Fax:763/427-0520
MEMORANDUM
To: Mike Robertson
From: Ron Wagner
Date: 10/31/02
Re: Kittredge Crossings
cc: Judy Hudson
Mike Geir, MFRA
Lucinda Gardner
Darrel Farr
Dan Licht
We have reviewed the rezoning request for Kittredge Crossings and have the
following comments:
1. Spacing of east -west and north -south collector type streets are adequate
2. The developer has incorporated an area for a water tower to be placed. This area
closely matches the location we set from in the Otsego West Water Supply and
Distribution Study of 2001.
3. The rezoning request changes wastewater requirement s for the area significantly.
Currently the land is zoned for industrial. We anticipate the approximate 290 acres
of developal land to require 290,000 gallons/day of sanitary sewer. 50% of this
(145,000 gallons/day) is predicted to come from Phase 1 Sewer Plant planned for
construction in 2002. The concept plan shown has a predicted use of approximate
400,000 gallons/day. Using the 145,000 gallons/day which were anticipated to be
used out of the Phase 1 Sewer Plant for this area allows for an approximate 35%
build out. Sanitary sewer infrastructure and costs for sanitary access charges
(SAC) would need to be increased slightly to accommodate the increased flow.
Civil 6- Municipal ��
Engineering
Land Surveying for
Hakanson
Anderson 3601 Thurston Avenue, Suite 101, Anoka, MN 55303
Assoc., Inc. Phone: 763/427-5860 Fax: 763/427-0520
MEMORANDUM
To: Mike Robertson
From: Ron Wagner
RE: Quest rezoning request NE 1/4 Section 27, Township 141, Range L4W
cc: Judy Hudson
Dan Licht
Quest Development
We have reviewed the Quest Development which has requested a rezoning from industrial to
single family and Med./High Density Housing.
1. The proposed rezoning is anticipated to produce 131,250 gallons/day of sanitary sewer
and as it is currently zoned it is anticipated to produce 148,000 gallons/day. This area is
not in the Phase 1 district of the West sewer plant but decisions on land use outside the
Phase 1 district make a difference on infrastructure which will be placed in Phase 1. At
this time the change can be made as no downstream infrastructure is in place and
adjustments to the sanitary sewer plan can be made. If downstream infrastructure was in
place it would be likely oversized and not as efficient and cost effective.
2. The spacing of collector type streets should be maintained at % mile to 1 mile separation.
70TH Street is anticipated to be a major east -west road in the area and may even become a
re-routed CSAH 37. With 70TH Street as a guide we recommend 80TH Street being the
next east -west collector to the North therefore an extension of 80TH Street from Kadler
Avenue to Jalger Ave. is recommended.
Civil 6- Municipal ��
Engineering
Land Surveying for