03-05-12 PC ITEM 1.1
OTSEGO PLANNING COMMISSION MEETING
OTSEGO CITY HALL
Tuesday, February 21, 2012
7 PM
Call to Order.
Chair Black called the meeting to order at 7:00 PM.
Roll Call: Chair Pam Black; Commissioners: David Thompson, Richard Nichols,
Tammie Fallon, and Aaron Stritesky. Absent: Brian Gerten and Jim Kolles.
City Council: CM Vern Heidner Staff: Daniel Licht, City Planner; and Tami Loff,
City Clerk.
1. Consider the following minutes.
1.1 February 6, 2012 Planning Commission Meeting.
Commissioner Stritesky motioned to approve as written. Seconded by
Commissioner Thompson. All in favor. Motion carried.
2. Public Hearing:
2.1 Barthel:
Conditional use permit to allow a boundary line adjustment
adding 8.5 acres to a lot of record existing prior to 14 October
2002 for a total lot area of 10 acres within the A -1 District.
City Planner Licht presented the Planners report. Applicants Randal and Amy
Barthel said they agree with the staff report and have no additional comments.
City Clerk Loff attested that all the proper noticing, posting and publishing, has
been completed.
Chair Black opened the Public Hearing at 7:06 PM.
Commissioner Nichols asked if this property is in the sewer district. City Planner
Licht said no it is on the east boundary.
Hearing no public comment Chair Black closed the Public Hearing at 7:07 PM.
Commissioner Nichols asked if this flag lot can still be sold. City Planner Licht
said yes it is a legal lot of record.
Commissioner Thompson motioned to approve the Conditional Use
Permit (CUP) with the 4 conditions listed in the planning report dated
February 15, 2012. Seconded by Commissioner Nichols. All in favor.
Motion carried.
3. Update on City Council actions.
CM Heidner updated the Commissioners on City Council actions.
4. Update on Future Planning Commission Agenda items.
City Clerk Loff said that there will be two agenda items for the next Planning
Commission meeting on March 5, 2012.
Planning Commission Meeting February 21, 2012.
5. Adjourn.
Commissioner Thompson motioned to adjourn. Seconded by
Commissioner Stritesky. All in favor. Motion carried. Adjourned at 7:13
PM.
Pam Black, Chair
Attest:
Tami Loff, City Clerk
2
ITEM 2.1
TPC 3601 Thurston Avenue N, Suite 100
Anoka, MN 55303
Phone: 763.231.5840
Facsimile: 763.427.0520
TPC @PlanningCo.com
MEMORANDUM
TO: Otsego Planning Commission
FROM: Daniel Licht, AICP
DATE: 1 March 2012
RE: Otsego — Kittredge Crossings 10 Addition
TPC FILE: 101.02 - 12.04
BACKGROUND
The Shelard Group Inc. is in possession of portions of Kittredge Crossings after
foreclosing on the properties from Darrel A. Farr Development Inc and now stands as
the developer. The developer has been discussing with City staff replatting portions of
Kittredge Crossings 6 Addition from row style townhouses to single family lots to better
position the property on the market in light of current conditions. Townhouse
development has virtually ceased in Otsego with no new dwelling units being
constructed in 2010 or 2011, which was the first time that had occurred since 1999.
The applicant is proposing to replat 70 townhouse unit lots (14 buildings) with 28 single
family lots. No builder for the single family lots has been determined.
The subject site is zoned PUD District. The request involves application for a PUD
Development Stage Plan /preliminary plat and vacation of existing drainage and utility
easements. A public hearing has been noticed for the Planning Commission meeting
on 5 March 2012 at 7:OOPM.
Exhibits:
A. Site Location
B. Existing Conditions
C. Preliminary Plat
D. Preliminary Sewer and Watermain
E. Street and Storm Sewer
F. Preliminary Grading Plan
G. Details
ANALYSIS
Zoning. Kittredge Crossings is zoned PUD District based on a land use plan approved
by the City on 12 May 2003. The subject site was approved for development of 70
townhouses as part of the Kittredge Crossings 6 Addition on 12 July 2004 consistent
with the PUD District and Kittredge Crossings land use plan. The base zoning for the
townhouse areas of Kittredge Crossings is R -6, Medium Density District. The R -6
District allows townhouses and also single family Tots. In considering the PUD
Development Stage Plan to replat the subject site, the Planning Commission's
recommendation is to be based upon (but not limited to) the criteria outlined in Section
20 -3 -2.F of the Zoning Ordinance:
1. The proposed action's consistency with the specific policies and provisions of the
Otsego Comprehensive Plan.
Comment: The Comprehensive Plan encourages development of a range of
residential uses with primary emphasis on single family dwellings. Although
short term market conditions are not to be a determining factor in the City's land
use decisions, replatting the subject site from townhouse dwellings to single
family lots is consistent with the Comprehensive Plan and is allowed under the
current zoning.
2. The proposed use's compatibility with present and future land uses of the area.
Comment: The subject site is surrounded by the following planned or existing
uses. The proposed single family lots will be compatible with surrounding uses.
Direction Land Use Plan Zoning Existing Use
North LD Residential PUD District Single family
East MD Residential PUD District Row townhouse
South MD Residential PUD District Row townhouse
West LM Residential PUD District Detached TH
3. The proposed use's conformity with all performance standards contained within
the Zoning Ordinance and other provisions of the City Code.
Comment: The proposed development will conform to applicable provisions of
the Zoning Ordinance, Subdivision Ordinance and Engineering Manual.
4. Traffic generation of the proposed use in relation to capabilities of streets serving
the property.
Comment: The proposed development will result in less traffic generation
based on fewer dwelling units.
5. The proposed use can be accommodated by existing public services and
facilities and will not overburden the City's service capacity.
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Comment: Existing public service capacity is in place to serve the approved 70
townhouse units so adequate capacity exists for the proposed 28 single family
lots.
Right -of- Way /Streets. The proposed lots will be accessed from Kahler Circle and
Kittredge Circle. Kahler Circle is an existing public street within a 60 foot right -of -way
and constructed to City standards set forth in the Engineering Manual. Kittredge Circle
is a 28 foot wide private driveway that the applicant proposes to dedicate to the City.
A fifty foot right -of -way would be established to include the street section with fifteen
foot drainage and utility easements along the front lines of the abutting lots. The 80 foot
total section of right -of -way and drainage and utility easement would be the same as the
City's standard requirement of 60 foot right -of -way with adjacent 10 foot drainage and
utility easements. The applicant will also be required to do core sampling to
demonstrate that the existing roadway was constructed consistent with City standards
and is in satisfactory condition to be accepted by the City subject to approval by the City
Engineer.
There are two parking areas on the inside of Kittredge Circle that were to provide guest
parking for the surrounding townhouse units. The parking area adjacent to proposed
Lot 2, Block 2 is shown to be removed. As Kittredge Circle will become a public street,
the second parking area adjacent to Outlot A will be required to be removed and the
area restored by the applicant to reduce public maintenance and avoid potential
nuisance issues.
The City requires construction of a five foot sidewalk along one side of local residential
streets. A sidewalk already exists along the outside Kahler Circle but one is not shown
on Kittredge Circle. The preliminary plat and grading plan are to be revised to provide
for a sidewalk along the outside loop of Kittredge Circle.
Lot Requirements. The table below shows the requirements applicable to the single
family lots within the development based on the established PUD District for Kittredge
Crossings and the requirements of the City's R -6 District. All of the proposed lots meet
these requirements.
Lot Lot Lot Setbacks
Area Width Depth
Corner Interior Front/Side- Interior Rear Wetland
Corner Side
Required 9,000sf. 90ft. 60ft. 100ft. 35/30 7ft. 20ft 40ft.
Proposed 9,000sf. 90ft. 60ft. 115ft. 30ft./25ft. 7ft. 20ft. NA
The applicant is requesting reduced front yard setbacks of 25 feet with 30 feet provided
to the garage face. The reduced setbacks will better accommodate potential house
footprints within the space already defined by the existing street layout and constructed
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townhouses. The 30 feet to the garage provides sufficient space in the driveway for
vehicles.
Where the proposed single family lots abut existing developed townhouse buildings, the
proposed lot line subdividing the common base lot provides the required minimum 10
foot setback for the townhouse building. The distance between the rear of the
townhouse buildings and the rear lot line is at least 20 feet (not including the existing
decks) which is adequate.
Utilities. Sanitary sewer and water pipes are already constructed within Kahler Circle
and Kittredge Circle for the planned townhouse buildings. The proposed single family
homes will be able to utilize one of these available sanitary sewer and water
connections. The applicant will be required to lower the curb stops for the unused
water line connections to avoid any damage and potential breaks. All utility issues are
subject to review and approval by the City Engineer.
Grading and Drainage. The applicant has submitted a revised grading plan for the
area to be replatted that follows the general design of the townhouse layout. Outlots A
and B are provided for stormwater basins and will be required to be dedicated to the
City in accordance with Section 21- 7 -15.D of the Subdivision Ordinance. All grading,
drainage and erosion control plans are subject to review and approval by the City
Engineer.
Easements. The preliminary plat illustrates basic 10 foot drainage and utility
easements at the perimeter of each lot (overlying the common side lot lines). As noted
above, the drainage and utility easement along the front lot lines for the lots abutting
Kittredge Circle are 15 feet wide to account for the reduced right -of -way width.
Drainage and utility easements are also provided over drainageways and storm sewer
along the rear lot lines. The drainage and utility easements shown on the preliminary
plat replace those dedicated with the Kittredge Crossings 6 Addition Final Plat. The
orig easements will be vacated concurrent with the final plat for Kittredge Crossings
1 0 t Addition.
Park Dedication. Park dedication requirements for the subject site were satisfied with
Kittredge Crossings 6 Addition final plat. In that the proposed replat has fewer units,
there is no increase in the impact of the single family lots to the City's park and trail
system. As such, no additional park dedication is required consistent with Section 21-7 -
18.P of the Subdivision Ordinance.
Development Contract. The applicant is required to execute a development contract
with the City, provide all required security and pay all fees prior to consideration of a
final plat by the City Council. The development contract is subject to review and
approval of the City Attorney.
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RECOMMENDATION
The application to replat planned townhouses into single family lots reflects current
market conditions and is consistent the performance standards outlined in the Zoning
Ordinance and Subdivision Ordinance. City staff recommends approval of the
applications as set forth below.
POSSIBLE ACTIONS
A. Motion to approve approval of the PUD Development Stage Plan /preliminary plat
and easement vacation for Kittredge Crossings 10 Addition subject to the
following conditions:
1. Existing drainage and utility easements dedicated with Kittredge
Crossings 6 Addition shall be vacated concurrent with recording of a final
plat.
2. Acceptance of Kittredge Circle as a public street shall be subject to the
review and approval of the City Engineer.
3. The parking area adjacent to Outlot A will be required to be removed, the
area restored and the curb extended subject to review and approval by the
City Engineer.
4. The submitted plans shall be revised to provide a five foot wide concrete
sidewalk along the outside edge of Kittredge Circle, subject to review and
approval by the City Engineer.
5. The single family Tots shall be subject to the following lot requirements:
Lot Lot Lot Setbacks
Area Width Depth
Corner Interior Front/Side- Interior Rear Wetland
Corner Side
9,000sf. 90ft. 60ft. 100ft. 30ft.garage 7ft. 20ft. NA
25ft bldg.
6. All curb stops for unused water line connections shall be lowered at the
developer's cost subject to approval by the City Engineer.
7. All utility plans shall be subject to review and approval by the City
Engineer.
8. All grading, drainage and erosion control plans shall be subject to review
and approval by the City Engineer.
5
9. All easements shall be subject to review and approval of the City
Engineer.
10. Outlots A and B shall be deeded to the City with the final plat.
11. The applicant shall enter into a development contract with the City prior to
approval of the final plat as required by the Subdivision Ordinance.
B. Motion to deny the application based on a finding that the request is inconsistent
with the Comprehensive Plan and City Code.
C. Motion to table.
c. Lori Johnson, City Administrator
Tami Loff, City Clerk
Ron Wagner, City Engineer
Andy MacArthur, City Attorney
Jacob Wert, The Shelard Group Inc.
Marty Campion, Campion Engineering Services, Inc.
6
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ITEM 2_2
TPC 3601 Thurston Avenue N, Suite 100
Anoka, MN 55303
Phone: 763.231 .5840
Facsimile: 763.427.0520
TPC@PlanningCo.com
MEMORANDUM
TO: Otsego Planning Commission
FROM: Daniel Licht, AICP
DATE: 29 February 2012
RE: Otsego — Zoning Ordinance; Signs
TPC FILE: 101.02 - 12.05
BACKGROUND
Minnesota Native Landscapes operates a wetland restoration and nursery business at
8740 77 Street NE, adjacent to 1 -94. The property is zoned A -2, Long Range Urban
Service District and guided by the Comprehensive Plan for future industrial uses. The
use is allowed as a permitted use in the A -2 District. The applicant intends to install
signage on the property to identify their business. The Zoning Ordinance currently limits
all uses in the A -1 and A -2 District to one freestanding sign eight feet tall with an area of
64 square feet. The applicant has submitted an application to amend the Zoning
Ordinance to allow installation sign the same as would be allowed for commercial and
industrial uses. A public hearing has been noticed for the Planning Commission
meeting on 5 March 2012 at 7:OOPM to consider the request.
Exhibits:
A. Site Location
B. Draft Ordinance 2012 -02
ANALYSIS
Use. Forestry, nursery, greenhouse and tree farm uses are allowed in the A -1 and A -2
District as permitted uses and considered to be a form of agriculture. However, the
characteristics of the business operation have similarities to that of a construction
contractor with the addition of on -site growing of plants. To this end, uses of this type
have a need for business identification signs.
Existing Signs. The Zoning Ordinance allows only limited signage within the A -1 and
A -2 District consistent with low intensity agriculture uses and rural residential character.
Uses with a greater need for business identification are generally located in commercial
and industrial district based on the use typically being more intensive in terms of activity
or traffic generation. The signs allowed in the A -1 and A -2 District are limited to the
following:
• One freestanding sign not to exceed 64 square feet and a height of eight feet.
• One additional sign not to exceed 32 square feet and a height of eight feet. (This
sign is intended to be used for real estate or development signs)
Forestry, nursery, greenhouse and tree farm uses are unique in that the use involves
the production of agricultural products sold for off -site use either on a wholesale or retail
basis. As such, the limited signs allowed in the A -1 and A -2 District where these uses
are permitted may not be functional for the businesses' purposes. In the case of the
applicant's property, a 64 square foot sign eight feet tall would be very difficult to read
from adjacent 1 -94.
Draft Ordinance. As discussed previously, the City's sign regulations must be content
neutral and address only location, area, height and construction. The Zoning
Ordinance identifies forestry, nursery, greenhouse and tree farm uses as distinct land
uses which the City can utilize to establish specific sign allowance. This approach
would be content neutral. City staff has drafted a proposed amendment to the Zoning
Ordinance to permit forestry, nursery, greenhouse and tree farm uses the same signs
as allowed for commercial and industrial uses as follows:
• Total area of all signs limited to 15 percent of the wall area of the principal
building facing a public street.
• One freestanding sign not to exceed 100 square feet in area or a height of 20
feet.
• Wall signs on one wall facing a public street (or two walls for corner lots) up to
the maximum area allowed for all signs but no sign may exceed 100 square feet
in area.
• For properties within the designated Freeway Corridor District the maximum area
allowed for freestanding and /or wall signs is 200 square feet and freestanding
signs may be place at a height of 50 feet. The applicant's property would be
within the Freeway Corridor District.
Criteria. The Planning Commission's consideration of the proposed amendment is to
be based upon (but not limited to) the criteria outlined in Section 20 -3 -2.F of the Zoning
Ordinance:
2
1. The proposed action's consistency with the specific policies and provisions of the
Otsego Comprehensive Plan.
Comment: The Comprehensive Plan guides that their be a balance between
the City's public safety and aesthetic basis for limiting signs and business
identification needs. Forestry, nursery, greenhouse and tree farm uses are
unique agriculture businesses that have operations and business identification
needs similar to that of uses located in commercial and industrial districts. As
such, content neutral sign allowances specific to these uses is consistent with the
Comprehensive Plan as well as the City's economic development goals.
2. The proposed use's compatibility with present and future land uses of the area.
Comment: The allowance of increase signage for forestry, nursery,
greenhouse and tree farm uses within A -1 and A -2 District will not create
compatibility issues with adjacent properties given the limited application of the
proposed amendment.
3. The proposed use's conformity with all performance standards contained within
the Zoning Ordinance and other provisions of the City Code.
Comment: The use and any proposed signage would be required to comply
with all other provisions of the City Code.
4. Traffic generation of the proposed use in relation to capabilities of streets serving
the property.
Comment: The proposed amendment will not affect traffic generation.
5. The proposed use can be accommodated by existing public services and
facilities and will not overburden the City's service capacity.
Comment: The proposed amendment will not affect the City's service capacity.
RECOMMENDATION
Forestry, nursery, greenhouses and tree farms are unique businesses located allowed
in the City's agricultural zoning districts. Because of their unique characteristics, City
staff supports an increase in allowed signage for these uses to increase business
identification.
POSSIBLE ACTIONS
A. Motion to recommend approval of Ordinance 2012 -02 as presented.
3
B. Motion to deny the application based on a finding the request is inconsistent with
the Comprehensive Plan and Zoning Ordinance criteria.
C. Motion to table.
c. Lori Johnson, City Administrator
Tami Loff, City Clerk
Andy MacArthur, City Attorney
Joe Schaffer, Minnesota Native Landscapes, Inc.
4
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ORDINANCE NO.: 2012 -02
CITY OF OTSEGO
COUNTY OF WRIGHT, MINNESOTA
AN ORDINANCE AMENDING THE CITY CODE OF THE CITY OF OTSEGO
REGARDING SIGNS FOR FORESTRY, NURSRIES, GREENHOUSES AND TREE
FARM USES. .
THE CITY COUNCIL OF THE CITY OF OTSEGO DOES HEREBY ORDAIN:
Section 1. Section 20- 37 -5.A of the City Code is hereby amended to include the
following provisions:
4. Forestry, nursery, greenhouse and tree farm uses shall be allowed
the following signs:
a. The total area of all signs displayed on a lot shall not exceed
fifteen 15 •ercent of the total buildin• fa ade frontin• not
more than two (2) public streets.
b. Freestanding. Not more than one (1) double -sided
freestanding sign. Sign area may not exceed one hundred
(100) square feet each side with a maximum height of twenty
(20) feet, except that for signs within the Freeway Corridor
District. the sign area shall not exceed two hundred (200)
square feet each side with a maximum height of fifty (50)
feet.
c. Wall, Canopy. or Marquee. Wall, canopy. or marquee signs
shall be permitted on one facade fronting a public street,
except in the case of a corner lot or through lot where wall
signs may be installed on two facades fronting a public
street. The area of individual signs shall not exceed one
hundred (100) square feet, except that for signs within the
Freeway Corridor Districts, the area of signs installed on the
facade of a principal building fronting to a principal arterial
roadway shall not exceed two hundred (200) square feet.
1
Section 2. This Ordinance shall become effective immediately upon its passage
and publication.
MOTION BY:
SECOND BY:
ALL IN FAVOR:
THOSE OPPOSED:
ADOPTED by the City Council of the City of Otsego this 12 day of March,
2012.
CITY OF OTSEGO
BY:
Jessica L. Stockamp, Mayor
ATTEST:
Tami Loff, City Clerk
2