08-04-03 PCITEM 2 -7 -
CITY OF OTSEGO
PLANNING COMMISSION
MEETING
AUGUST 4, 2003
8 P
OTSEGO CITY HALL
1. Chair Nichols will call the meeting to order.
Chair Nichols called the meeting to order at 8:01 PM.
Roll Call: Chair Richard Nichols; Commission Members: Pam Black, Ken Fry,
David Thompson, Jim Kolles, Tammie Fallon and Doug Hackman.
Excused absence: Carl Swenson
Councilmembers: Mayor Larry Fournier; Councilmembers: Vern Heidner, Virginia
Wendel, Jerry Struthers and Dan Scharber.
Staff. Mike Robertson, City Administrator; Judy Hudson, City Clerk/Zoning
Administrator; Dan Licht, City Planner and John Glomski, Assistant City Planner.
2. Consider the following minutes:
2.1. July 21 2003 Planning Commission Meeting
Commissioner Black motioned approval. Seconded by Commissioner Fry. All in
favor. Motion carried.
3. Planning Items:
PUBLIC HEARINGS FOR:
3.1. DR HORTON - Zimmer Farms
A. Rezoning from Ag to R-6
B. Preliminary Plat approval to develop a residential development
C. PUD/CUP to plat the dwellings in a unit and base lot
Configuration and development within a Shoreland Overlay
District.
D. EAW
Dan Licht presented the Planner's Report.
Tom Bakritges, Project Manager for DR Horton, went over his proposed project of
Zimmer Farms. Mr. Bakritges agreed with all the conditions in the Planner's Report.
Chair Nichols opened the Public Hearing at 8:28 PM.
There was no public comment.
Chair Nichols asked about the style of the town homes and their schedule. Mr. Bakritges
explained theirs is a true two-story town home with deck over the garage and are back to
back. They would like to start grading this year.
Hearing no public comments, Chair Nichols closed the Public Hearing at 8:31 PM.
Commissioner Fry stated concern with the town home density and would prefer to see
more single-family homes.
Dan Licht said that he feels town homes are more appropriate because of the street traffic
and as a transition to the single-family homes. Both the DR Horton and Martin Farms
were planned in conjunction with each other and are divided between single family and
Planning Commission Meeting of August 4, 2003. Page 2.
town homes and should be looked at together.
Commissioner Kolles motioned to recommend to rezone the subject site to R-6
District base on a finding that the request is consistent with the Comprehensive
Plan. Seconded by Commissioner Black. All in favor. Motion carried.
Commissioner Kolles motioned to recommend to approve the Preliminary Plat and
PUD -CUP subject to the 19 conditions listed in the Planner's Report. Seconded by
Commissioner Thompson.
Voting For the Motion: Chair Nichols, Commissioners: Black, Thompson, Kolles,
Hackman and Hackman.
Voting Against the Motion: Commissioner Fry.
Motion carried six to one.
Commissioner Black motioned to recommend to adopt the findings that the
proposed development plan does not have potential for significant environmental
effects and that preparation of an EIS is not required based on a review of the
submitted EAW and evidence received, subject to the condition listed in the
Planner's Report. Seconded by Commissioner Kolles. All in favor. Motion carried.
3.2. Suburban Land Development and Design
Rolling Meadows
A. Rezoning from Ag to I-2 General Industrial District.
B. Preliminary Plat approval.
C. EAW
John Glomski presented the Planner's Report.
Victor Pacheco, Suburban Land Design and applicant, stated he agrees with Staff s
recommendations.
Chair Nichols opened the Public Hearing at 8:55 PM.
Kimberly Wilcox 16590 59`h Street, moved to Otsego 13 years ago. She feels there will
be an increase of traffic and noise. She is also concerned with the wetland, the 20 -foot
buffer and the 40 -foot setback for protecting wetland. She asked what is an EAW and
outcome and will there be future hearings as this land develops. Dan Licht explained that
Queens Avenue is planned as a major street. The applicant has different options of how
to bring sewer to this property. The City's policy doesn't require hookups of existing
homes unless petitioned for. Dan Licht also explained there will be future hearings for
rezoning. Regarding the wetland protection, all measure must be taken for impact. The
City adopted the MPCA buffer and setbacks.
Jennifer Indykiewicz, 16532 59`h Street, stated concern for the traffic and speeding on
Queens Avenue and possible noise from the industrial activities. Dan Licht explained
the City expects the users will be the higher quality users in larger buildings than the
existing industrial buildings.
Planning Commission Meeting of August 4, 2003. Page 3.
Victor Pacheco said he appreciates the comments and wants to reassure the Commission
that his background is in landscape and intends to do a lot of berming for noise and to
create separation.
Chair Nichols asked what is the proposed plan for this area. Dan Licht said it is guided
for industrial, residential and agricultural, therefore, a Comprehensive Plan Amendment
would be required.
Jeff Krueger, 16736 59`h Street, asked if they're any considerations about the Hwy 101
interchange being so close to Queens Avenue. Mike Robertson said the freeway
construction will start in 2006 and he doesn't know at this time how it will be aligned.
Hearing no other public comments Chair Nichols closed the Public Hearing at 9:24 PM.
Commissioner Fry motioned to recommend to approve a Zoning Map amendment
rezoning the 25.4 acres west of the proposed Queens Avenue extension from A-1
District to the I-2 District based on a finding that the request is consistent with the
Comprehensive Plan. Seconded by Commissioner Thompson. All in favor. Motion
carried.
Commissioner Fry motioned to approve the Preliminary Plat to be known as Rolling
Meadows, subject to the 8 conditions listed in the Planner's Report adding the
sidewalk. Seconded by Commissioner Kolles. All in favor. Motion carried.
Commissioner Black motioned to adopt findings that the proposed Rolling
Meadows does not have potential for significant environment effects and that
preparation of an EIS is not required based on a review of the submitted EAW and
evidence received, subject to the following condition listed in the Planner's Report.
Seconded by Commissioner Fry. All in favor. Motion carried.
3.3. Maplewood Develonment•
A. Comprehensive Plan Amendment to change the Land Use Plan
from Industrial to Residential Use.
Dan Licht presented the Planner's Report. City Administrator, Mike Robertson, stated he
agrees with the Planner's recommendation against the proposal.
Applicant, Mario Cocciarella, owner of Maplewood Development, explained that most of
the land is not visible from I-94. Mr. Cocciarella feels their site plan is unique. He said
they are willing to wait 5 to 7 years for sewer and water. They are open for discussion for
any changes and they feel this is the best use for this site.
Chair Nichols opened the Public Hearing at 9:45 PM.
Arlan Middleton, 6864 Jaber Avenue, said his property abuts this property. He is
concerned that this project would land lock him but agrees with the developer that this
land is more suitable for residential use rather than industrial because of the wetlands and
trees. In terms of the Comprehensive Plan Change, Dan Licht said that if this was
changed to residential there would be a requirement that they provide road access to his
property, which would be reviewed at the time of Preliminary Plat Application.
Dale Vetsch, 9400 65th Street stated this proposal would do a lot for the City and
encouraged the City to review the land.
Planning Commission Meeting of August 4, 2003. Page 4.
Chair Nichols comments were that he doesn't have a problem with the presented plan but
not in favor of a Comprehensive Plan change at this time because this area is guided for
Industrial. Commissioner Black commented that the project is nice, but her concern is
with the ratio of town homes in the City.
Councilmember Virginia Wendel suggested a site visit from the Planning Commission.
Hearing no other public comments, the Public Hearing was closed at 9:57 PM.
Chair Nichols commented he has seen this property but still feels this development is
premature. Commissioner Fry said this area would be nice for residential, but when
industrial use comes in, these residents would be upset.
Commissioner Kolles stated he feels there would be a lot of land wasted with industrial
use and asked if there is a lot of demand for industrial Dan Licht replied it might be a
long wait but this is an opportunity for Otsego and also we need to know more about the
possible future I-94 interchange and how sewer capacity for this area will be developed.
Commissioner Fry motioned to recommend to deny the application based on a
finding that the request is inconsistent with the 7 policies of the Comprehensive Plan
as listed in the Planner's Report. Seconded by Commissioner Thompson.
Voting For the Motion: Chair Nichols, Commission Members: Fry, Black,
Thompson, Hackman and Fallon.
Voting Against the Motion: Commission Kolles
Motion carried six (6) to one (1).
4. Anv other Plannins Commission Business.
A. West Sewer District Summary.
Dan Licht went over his report.
B. Update on Council actions by CM Heidner.
CM Heidner introduced the new alternate Planning Commission Members Doug
Hackman and Tammie Fallon. CM Heidner also went over recent Council actions.
6. Adjournment by 10 PM.
Commissioner Thompson said he will be gone for the September 15`h Planning
Commission Meeting.
Commissioner Fry motioned to adjourn. Seconded by Commissioner Black. All in
favor. Motion carried
Meeting adjourned at 10:26 PM.
Richard Nichols, Chair
ATTEST:
Judy Hudson, Zoning Adm/City Clerk