03-16-02 PC5775 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 - Quest Development; Comp Plan Amendment
REPORT DATE: 11 December 2002 ACTION DATE: 12 February 2003
NAC FILE: 176.02 - 02.36 CITY FILE: 2002-41
BACKGROUND
The Planning Commission tabled consideration of the Quest Development Inc.
Comprehensive Plan amendment application 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. The
applicant subsequently asked that the request be heard at the 16 December 2002
Exhibits:
A. Quest Development, Inc. Land Use.
B. Recommended Land Use Plan.
ANALYSIS
Integrated Projects. The proposed Comprehensive Plan amendment for Quest's 200
acres is functionally related to the Comprehensive Plan amendment approved on 9
December 2002 by the City Council for 320 acres south and south east of the subject site.
In considering the Farr project, we recommended that it is necessary to consider changes
to the land use plan beyond just that 320 acres to ensure a proper land use pattern that
applications was approved.
Our recommendation is to change the land uses for the area including the Quest property
and east to CSAR 19 to a mix of low density residential, medium-high density residential,
and a new land use category of commercial -warehousing. As discussed during the Farr
application, only a change of this scope will achieve a desirable land use pattern based
on orderly transition and compatibility.
The Planning Commission's recommendation and City Council's resolution approving the
Farr application included initiating an amendment for the land uses north of the Farr
properties based on a staff prepared alternative. The present Quest application is one
piece of the recommended land use changes.
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. 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)
• 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)
• 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 land use plan illustrated on Exhibits A and B would provide for a good
progression from commercial and industrial uses along 701h Street to rural residential uses
north of 801h Street. The Quest project, based on a very preliminary concept plan, is key
to the transition between the urban uses within the west sewer district and the rural
residential preserve area to the north. The proposed changes to the land use plan also
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.
There are specific issues relative to the Quest project that would need to be resolved as
part of the subdivision process. These issues include extension of 80th Street and
provision of neighborhood park facilities to serve the proposed neighborhood. A detailed
analysis of the proposed subdivision would occur along with a subsequent rezoning and
preliminary plat application. At this time, the review is limited to general consideration of
the proposed land uses.
CONCLUSION
The application for a Comprehensive Plan amendment by Quest Development represents
a continuation of the changes to the Land Use Plan resulting from the amendment
approved by the City Council for Farr Development Corporation. The Quest Development
application is another piece of the puzzle the City must consider for this area in order to
provide a functional land use arrangement, which goes beyond either the Farr or Quest
properties.
As it relates to the Farr project and the polices of the Comprehensive Plan, we believe that
the proposed land uses for the Quest property are based on sound planning principals.
Again, it will be necessary to the City to consider additional land use changes to the east
of the Quest property in order to fully develop an appropriate land use pattern for the area.
The following actions may be considered by the Planning Commission and City Council"
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 A of the
Planning Report dated 10 December 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
and initiate an amendment of the Comprehensive Plan in the form of Exhibit
B of the Planning Report dated 10 December 2002, subject to further review
and approval of the Planning Commission and City Council.
N
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:
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)
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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.
PC. Mike Robertson
Judy Hudson
Andy MacArthur
Ron Wagner
Larry AuBuchon
G
NORTHWEST ASSOCIATED CONSULTANTS, INC.
• 5775 Wayzata Boulevard, Suite 555, St. Louis Park, MN 55416
Telephone: 952.595.9636 Facsimile: 952.595.9837 planners cl nacplanning.com
MEMORANDUM
TO: Otsego Planning Commission
FROM- Cynthia Putz-Yang / Daniel Licht
DATE- 3 December 2002
RE- Otsego — Zoning Ordinance; Fences
NAC FILE: 176.08 — 02.15
Amendments to the Zoning Ordinance adopted 14 October 2002 allow for construction
of a fence up to six feet tall to be constructed in the side and rear yards of lots abutting
collector or arterial streets. In addition to other requirements outlined in Section 20-16-
6.J.5.b of the Zoning Ordinance, these fences must be set back 10 feet from the
property line and cannot extend past the rear line of the principal building. The intent of
these location requirements is to maintain an open appearance along these roadways
and at intersections.
Mr. Allen Kuemper wishes to be able to construct a fence to the front line of his principal
building at the corner of Obrian Avenue and 85th Street such that a vehicle or trailer
parked along side the garage is behind the fence and screened from view. Mr.
Kuemper's garage also has a service door on the side of the building that would be
behind the fence if it were constructed to the front line of the building. Mr. Kuemper
does not take issue with the 10 -foot setback requirement.
On 25 November 2002, the City Council directed the Planning Commission to consider
amendment of the fence regulations for privacy fences adjacent to collector or arterial
streets to allow such fences to extend to the front building line.
Attached is a diagram illustrating the current regulation with a fence not extending past
the rear line of the principal building and a diagram illustrating the proposed amendment
that would allow the fence to extend to the front line of the principal building. It appears
that an feeling of openness will continue to be maintained along collector and arterial
streets and at intersections if the Ordinance is revised; therefore, our office
recommends that the Ordinance be changed to allow fences meeting all other
Ordinance requirements to extend to the front line of a principal building.
CITY OF OTSEGO - FENCES
. ' ' ' ' . • FENCE NOT EXCEEDING 4 FEET IN HEIGHT AND HAVING AT LEAST 75
PERCENT OPEN AREA FOR PASSAGE OFAIRAND LIGHT
FENCE NOT EXCEEDING 6 FEET IN HEIGHT
Current
Regulation
for a
Corner Lot
Proposed
Regulation
for a
Corner Lot
PROPERTY LINE
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