12-02-02 PC""ORS'"WE��+��� ���S�i���,��INC,
5775 Wayzata Boulevard, Suite 555, St. Louis Park, MN 55416
Telephone: 952.595.9636 Facsimile: 952.595.9837 planners@nacplanning.com
MEMORANDUM
T0: Otsego Mayor and City Council
Otsego Planning Commission
FROM: Daniel Licht
RE: Otsego - Farr Development/Quest Development; Comp Plan Amendment
REPORT DATE: 25 November 2002 ACTION DATE: Farr - 27 January 2003
Quest - 12 February 2003
NAC FILE: Farr - 176.02 - 02.35
Quest - 176.02 - 02.36
BACKGROUND
CITY FILE: Farr - 2002-35
Quest - 2002-41
The Planning Commission tabled consideration of the separate Comprehensive Plan
amendment applications of Farr Development, Inc. and Quest Development Inc. at their
meeting on 4 November 2002. The purpose of tabling the applications was to allow the
Planning Commission time to contemplate the changes proposed and City Staff to gather
additional information.
Exhibits:
A. Quest Development, Inc. Land Use.
B. Farr Development Corp. Land Use.
C. Combined Land Use.
D. Recommended Land Use Plan.
E. Land Use Concept Graphic.
ANALYSIS
Integrated Projects. The proposed Comprehensive Plan amendments are separate
applications that are invariably related and dependent upon one another.
Quest Development, Inc. had submitted an earlier application for a similar Comprehensive
Plan amendment that would have changed approximately 200 acres of industrial guided
land to a residential use_ The application was denied primarily because the area under
consideration was too small and the change would have created an undesirable land use
pattern with an isolated residential neighborhood illustrated by Exhibit A.
Although the Farr Development Corp. application involves 320 acres, the same concerns
about land use transition and isolated residential neighborhoods apply. If the Farr concept
is considered alone, the result would be a residential neighborhood sandwiched between
commercial and industrial uses to the south and north as shown on Exhibit B. This is a
particular concern for the uses proposed west of Kadler Avenue.
As such, the two applications must be considered together. Moreover, we believe it is
necessary to consider changes to the land use plan beyond the two subject properties to
ensure a proper land use pattern if the applications are approved. If the Planning
Commission and City Council wish to approve the proposed land use changes, we
recommend changing the land uses for the area to the northeast of the subject sites to a
mix of low density residential, medium-high density residential, and a new land use
category of business -warehousing. It is our opinion that only a change of this scope will
achieve a desirable land use pattern based on orderly transition and compatibility.
Concept Plan Design. A good portion of the discussion at the public hearing focused on
the design of the concept plans related to the Comprehensive Plan. The graphic included
in the Comprehensive Plan on page 79 illustrates the desired neighborhood based land
use pattern. Developments should be planned on a district or neighborhood basis focused
around a major activity center. The activity center should be located along or at the
intersection of major roadways and land use intensity should decrease as the distance
from the major activity center increases.
The proposed land use plan illustrated on Exhibit D would provide for a good progression
from commercial and industrial uses to rural residential uses north of 80`h Street. Major
activities are oriented the intersections of the easterly collector/70th Street, Kadler
Avenue/70th Street, CSAH 19/80th Street, and Kadler Avenue/80th Street. The
arrangement of the land uses ensures that the various activities are segregated and that
the residential uses are protected from traffic related to the commercial and industrial uses.
Finally, the two concept plans provide for a wide variety of dwelling unit types and designs
(subject to definition during the platting process) in small clusters that will avoid large
monotonous areas of similar construction.
The Planning Commission and City Council should consider the proposed land use
arrangements relative to the following policies of the Comprehensive Plan:
• Compatible uses and activities shall be concentrated and clustered into functionally
related sub -units of the community. (Page 37)
2
Transitions between distinctly differing types of land uses shall be accomplished in
an orderly fashion which does not create a negative (economic, social, or physical)
impact on adjoining developments. (Page 37)
• Incompatible land uses shall be properly regulated and related so that conflicts are
minimized. This shall be achieved through the use of natural and man-made
physical barriers (i.e., topography, drainageways, transportation routes, etc.)
distances, screens, and/or proper physical orientation fo lots and buildings. (Page
37)
• Wherever possible, changes in types of land use shall occur either at center or
rear, mid -block points so that similar uses front the same street, or at borders of
areas separated by major man-made or natural barriers. (Page 37)
• The community shall be planned and developed on a unit (neighborhood) basis as
determined by physical barriers and/or homogeneous land use characteristics and
urban/rural development area boundaries. (Page 39)
• Residential neighborhoods shall be protected from penetration by through traffic on
local streets. (Page 41)
Major streets are to border and not penetrate residential neighborhoods. (Page 41)
• A high quality "life cycle" residential environment shall be maintained throughout
the community which emphasizes physically coordinated neighborhoods which
incorporate all types, sizes and styles of dwellings. (Page 41)
• Residential development shall be promoted proximate to areas targeted for
economic development to provide ancillary and market support. (Page 44).
The proposed concept plans for the Quest and Farr properties exemplify sound planning
and site design principals promoted by the Comprehensive Plan. The scale of the area
involved provides the opportunity to consider a development within the City that would
balance other more traditional suburban development. At a land use planning level, our
office is supportive of the two projects on the basis that they are innovative, well conceived
neighborhoods that will serve to meet the growing demand for greater variety in housing
options and commercial/industrial opportunities.
Industrial Land Use. The other major factor in the first Quest application and raised again
in relation to the present applications is the loss of industrial guided land. The Quest
concept would change approximately 158 acres of industrial guided land to residential use.
Two acres of commercial use are shown at the intersection of Kadler Avenue and 801h
Street as a neighborhood service location.
3
Of the 320 acres included within the Farr parcel, 200 acres would be converted from
industrial to residential uses. The revised land use plan recommended by our office would
change an additional 180 acres of land from industrial land use to residential use. A total
of 540 acres would change from industrial to residential land use if the applications and
staff recommendations are approved.
The current land use plan designates approximately 1,500 acres of undeveloped land for
future industrial development. Assuming this is an ultimate supply, it compares with the
following communities of similar size to the City of Otsego.
City
Planned Industrial
Land Use
Percentage to Total
Area
Brooklyn Park
1,900ac.
12.5%
Lakeville
1,623ac.
6.7%
Maple Grove
2,127ac.
9.0%
Plymouth
1,812ac.
7.9%
The comparison with these communities is relevant because they are more fully developed
and their land use plans reflect full -build out of the Cities' area. Assuming that the
industrial areas guided on the Otsego land use plan reflect the ultimate area for industrial
land use, the percent of industrial development would be approximately 8.4% of the City's
total area. This suggests the need to provide additional industrial land to offset any loss
of land so designated currently if the recommended land use plan changes are approved.
We have suggested that the area withing Otsego generally surrounding the proposed
Nabor Avenue/Nashua Avenue corridor could be guided for industrial use. Designation
of this area for industrial land use would offset the change in land use being considered
west of CSAH 19 as well as increase the amount of industrial guided land. The following
factors should be considered:
• The area well served by existing planned major roadways including a minor aerial
to the south, a planned minor arterial to the north, and a proposed minor arterial
bisecting the area.
• The area has equally good access to 1-94 (without traveling through Albertville) and
TH 101 via CSAH 37.
• Access may be improved to 1-94 if efforts for an interchange at 1-94 and Nabor
Avenue are successful.
• The area includes a designated natural environment lake and some wetlands that
limit development capacity.
12
The area does not have visibility from 1-94. However, freeway visability along the
1-94 corridor was defined as 'h mile from the right-of-way during a recent sign
amendment process. Only 40 acres of the Farr parcel within the defined "Freeway
Corridor Sign District would change from industrial to residential uses. Visibility of
these lands is limited by existing buildings in the Otsego 1-94 West Industrial Park.
With exception of the natural environment lake, we do not consider the Nabor/Nashua
corridor to be an inferior industrial location compared to the area west of CSAH 19 north
of 1-94. In fact, the Nabor/Nashua corridor may be a better location due to better existing
and planned access factors.
CONCLUSION
The purpose of this memorandum is to provide additional information related to the Farr
Development Corporation and Quest Development, Inc. applications for Comprehensive
Plan amendments. These applications are related to the extent that neither parcel can
adequately provide appropriate land use transition or compatibility without contemplating
other land use changes beyond their boundaries.
In consideration of the goals and policies of the Comprehensive Plan, we believe that the
proposed development concepts are sound, well conceived projects that present a higher
standard of site design and land use, which is an opportunity for this area of the City.
Furthermore, we do not believe that City Officials should view the change of industrial
guided land from industrial to the mix of uses proposed as a "loss" or sacrifice of other
community goals.
The geographic size and undeveloped character of the City of Otsego is an opportunity
to consider various options defining the future vision of the community. As such, we
recommend that the Planning Commission and City Council consider the proposed
Comprehensive Plan amendments on their merits and recognize the ability to off -set any
loss of industrial land with opportunities at an alternative location.
PC. Mike Robertson
Judy Hudson
Andy MacArthur
Ron Wagner
Lucinda Gardner
Larry AuBuchon
N1
Design industrial areas
which allow for a variety of
lot sizes and building
arrangements
Heavy industrial uses
Infill existing areas with
new development - --
Major transportation
facilities
Medium density
residential
CONCEPT PLAN
Light industry and
business campus
development
1
Utilize a positive transition of
compatible land uses between
commercial development
and residential neighborhoods
Natural features can
provide excellent
buffers between
varying land uses
Minor Arterial
O ,+
.06 ROL 11
Ci
_-
FTF-F]- Lam"
Transition to curvalinear
street patterns to respect
natural features
Utilize large lot platting
along natural features
and integrate recreational
facilities where appropriate
Provide pedestrian connection
from residential and recreation
areas to the commercial core
OTS EGO
Low density residential
Establish recreational amenities in natural
areas which provide unique spaces for
residents while preserving the environment
EXHIBIT E
COMPREHENSIVE PLAN UPDATE
DEVELOPMENT FRAMEWORK
79
MEMO
Date: November 27, 2002
To: Planning Commission
From: City Administrator Mike Robertson
Re: Future I-94 Plans
When the Planning Commission reviewed the proposed
development plans from Farr Development and Quest
development at its meeting on November 4, 2002, they asked
staff for additional information on future plans for the I-
94 corridor. I have enclosed two maps, one labeled IRC
Performance Strategy and the other labeled Existing,
Committed, and Potential Interchange Locations. These are
the two best maps available from the Inter -Regional Corridor
(IRC) study that MNDOT did on the future of the I-94
Corridor. I have provided brief summaries of these maps
below. I will provide additional information at the
Planning Commission meeting on December 2, 2002.
The IRC Performance Strategy map shows some of the suggested
improvements to the I-94 corridor. I realize the scale is
such that a lot of the information is not visible. The
study modeled a variety of potential changes to handling
traffic in the corridor. The key finding of is that the
solution which handles the most traffic is a combination of
expanding the number of lanes on I-94 to eight along with
constructing a frontage road system to handle local traffic.
The Existing, Committed and Potential Interchange Locations
map shows a variety of intersections along I-94. Committed
interchange locations are those that have money committed to
them and are on MNDOT's future construction schedule.
Potential interchanges are those that local government's
want built. MNDOT's note at the bottom of the map makes it
very clear that they do not endorse any of the potential
interchanges. For this reason the potential interchanges at
Naber and Kadler have to be regarded as speculative, not as
something that will definitely happen at some point in the
future.
I will discuss the future I-94 plans in more detail at the
Planning Commission meeting.
Mclafto
Local Roadwav Improvement Projects
IRC Performance
Strategy
O NOW hlt.,hw.g.
Naul
0
........ . ......
It
IV
r
All
N61. SImu kin Ix 11. Mn IX) I
HIGHWAY 1.94