ITEM 2.1IEM 2
3601 Thurston Avenue N, Suite 100 I -r .1
Anoka, MN 66303
Phone: 763.231.5840
Facsimile: 76:3.427.0520
TPOP Plan ni ngCo.cora
PLANNING REPORT
TO: Otsego Planning Commission
FROM: Daniel Licht, AlCP
RE: Otsego — Vetsch; A-2 District Lot Area CUP
REPORT DATE: 27 June 2013
TPC FILE- 101.02 — 13.06
BACKGROUND
Todd and Kristy Vetsch are proposing a lot line adjustment to add additional property to
their single family lot located at 11140 80th Street E. The additional property is to
acquired from a surrounding 71.98 acre property owned by Mr. Vetch's parents. The
Comprehensive Plan designates the subject site for future Low to Medium Density
Residential Uses within Urban Service Expansion Area W2. The subject site and
surrounding parcel are zoned A-2 District from when the subject site was subdivided in
2001. The proposed addition of property to the subject site requires consideration of a
conditional use permit to allow a lot larger than 2.5 acres within the A-2 District. A
public hearing to consider the application has been noticed in accordance with the
Zoning Ordinance and State Statute for I July 2013 at 7:00 PM.
Exhibits:
A. Site Location
B. Certificate of Survey
ANALYSIS
Lot Requirements. The subject site has an area of 1.0 acre. The applicants are
proposing to add 4.92 acres to the subject site from the surrounding parcel making the
total lot area 5.92 acres. As a lot of record established prior to 14 October 2002, the
minimum lot requirements for the subject site are one acre in area and 150 feet of
frontage to a public street, which the subject site complies with. The A-2 District also
establishes a maximum lot area of 2.5 acres to ensure that large tracts of property are
maintained so as to facilitate future extension of utilities and streets with expansion of
the sewer districts. A lot less than 20 acres but greater than 2.5 acres in area are
allowed by approval of a conditional use permit subject to Section 20-52-5.H of the
Zoning Ordinance based on compliance with the following criteria:
1. All other applicable requirements of Section 20-52-6 of this Chapter
are complied with.
2. A concept plan utilizing all development rights allowed by Section
20-52-6. B of this Chapter is submitted and recorded with the
subdivision.
3. Lots are to be clustered and the overall subdivision designed in
such a manner so as to provide for logical future street and utility
extensions.
4. No lot shall be less than one (1) acre in size or 150 feet in width.
5. The maximum lot size for clustered lots in the Urban Service
Reserve Area shall be two and one-half (2-5) acres except if one of
the following conditions is met:
a. Topography, soils, wetlands, cry other natural features dictate
a larger minimum lot area.
b. The location of existing buildings cannot be fully
accommodated in compliance with applicable setback
requirements of Section 20-52-6. C of this Chapter.
C, One (1) development right as allowed by Section 20-52-6.B
of this Chapter is used for a dwelling located on the present
parcel outside of the residential cluster.
6. A resubdivision plan for future division of each lot with availability of
municipal sanitary sewer service is submitted and recorded on the
deed for each lot. Principal and accessory buildings shall be
located on each lot in conformance with all present and future
setback requirements based on the resubdivision plan.
7. A deed restriction is placed on the parcel exercising development
rights and all subdivided lots to prohibit additional subdivision
unless is conforms to applicable zoning district requirements.
B. Each lot is capable of accommodating a private well and septic
system.
9. The provisions of Section 20-4-2.F of this Chapter are considered
and satisfactorily met.
0)
Within the area of the proposed 5.92 acre parcel, approximately 2.21 acres are
wetlands that are unbuildable. The additional upland area within the proposed 5.92
acre parcel are primarily irregular shaped areas that would not allow for subdivision of a
separate parcel and would be difficult to utilize as part of the larger surrounding parcel.
There is an area on the west side of the proposed parcel that could be potentially
subdivided as a lot meeting the minimum requirements of the A-2 District. However,
the boundaries of the proposed parcel fill in the gap between the subject site another
existing lot at the northeast corner of 8 oth Street and LaBeaux Avenue (CSM 19)
making for a contiguous arrangement of small tracts.
Setbacks. The proposed lot is subject to the following setback requirements shown
below and the existing structures on the lot comply with these setbacks.
80th Street
East
North West
Wetland
35ft.
1 Oft,
50ft. 1 Oft.
40ft
Feedlot. There is a registered feedlot to the east of the subject site. Section 20-27-9
of the Zoning Ordinance establishes a setback requirement of 1 000 feet from the
feedlot building(s) to any new dwelling unit. The existing single family home on the
subject site was constructed more than 1 000 feet from the registered feedlot in
compliance with this requirement. Furthermore, the proposed addition of property to
the subject site does not move the east lot line of the subject site closer to the feedlot.
Easements. Section 21-7-15 of the Subdivision Ordinance requires 10 foot wide
drainage and utility easements at the perimeter of the proposed lot. The required
drainage and utility easements will be required to be shown on the survey to be
submitted to subdivide the lot administratively and are subject to review and approval by
the City Engineer.
City staff also recommends that the wetland and 20 foot wetland buffer required by
Section 20-16-9.E of the Zoning Ordinance be overlaid by drainage and utility
easement. The proposed boundary of the 5.92 acre parcel at it's northwest corner
follows the edge of the wetland. City staff recommends that this proposed lot line be
adjusted to include the wetland and the 20 foot wetland buffer within the subject site
such that it is protected by the drainage and utility easement.
Utilities. The existing single family dwelling on the subject site is served by an
individual on-site septic system and well. In that the lot line adjustment results in
additional property being added to the lot on which the dwelling is located, there are no
utility issues to be addressed.
Park and Trail Dedication, The proposed lot line adjustments do not result in any
additional buildable lots being established and as such park and trail dedication
requirements do not apply.
3
Criteria. Consideration of the requested Zoning Map amendment and conditional use
permit applications is to be based upon, but not limited to, the criteria outlined in Section
20-3-21 and Section 20-4-21 of the Zoning Ordinance -
The proposed action's consistency with the specific policies and provisions of the
official City Comprehensive Plan.
Comment: The Comprehensive Plan guides the site for interim rural land uses
until such time as the West Sewer District is expanded to allow for urban uses.
The existing and proposed use of the property with a single family dwelling is
consistent with the policies of the Comprehensive Plan and the application does
not result in any additional development rights being established.
2. The proposed use's compatibility with present and future land uses of the area.
Comment The subject site is surrounded by the following existing and planned
uses. The application will not alter the character of the existing or potential uses
of the area.
Direction
Land Use Plan
Zoning Map
Existing Use
North
LD/MD Residential
A-2 District
Agriculture
East
LD/MD Residential
LD Residential
A-2 District
A-1 District
Agriculture
Feedlot
South
MD/HD Residential
A-1 District
Farm
West
LD/IIID Residential
A-2 District
Agriculture
Single Family
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 subdivision will conform to all requirements of the
Zoning Ordinance, Subdivision Ordinance and Engineering Manual.
4. Traffic generation by the proposed use in relation to the capabilities of streets
serving the property.
Com en The application will not result in any additional development that
would generate additional traffic.
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 subdivision can be accommodated by the City's
existing service capacity.
4
RECOMMENDATION
City staff recommends approval of the requested CUP as outlined below.
POSSIBLE ACTIONS
A. Motion to approve a conditional use permit allowing administrative subdivision of
resulting in a lot with an area greater than 2.5 acres, subject to the following
conditions:
Tine application for administrative subdivision shall be submitted and
processed in accordance with Section 2 of the Subdivision Ordinance.
2. The boundaries of the proposed parcel are adjusted at the northwest
corner to include the wetland and 20 foot wetland buffer required by
Section 20-16-9.E of the Zoning Ordinance within the proposed parcel,
subject to review and approval of City staff.
3. The proposed lot(s) subject to the administrative subdivision shall provide
drainage and utility easements as required by Section 21-7-15 of the
Subdivision Ordinance and overlying the wetland and required wetland
buffer, subject to review and approval of the City Engineer.
B. Motion to deny the application based on a Comment that the request is
inconsistent with the Comprehensive Plan, Zoning Ordinance and/or Subdivision
Ordinance.
C. Lori Johnson, City Administrator
Tami Loff, City Clerk
Andy MacArthur, City Attorney
Ron Wagner, City Engineer
Todd and Kristy Vetsch, applicant
5
Mew
� 3
� 1
}
� � r
J I d
)adsE//�++
- �' yyy HCL
L
�I
■■�y,
1' UNIC .
PPIVATECL,
TPL
ty/Township Limas
C
t
Parcels
ri
� Ytri* i
0
4. L7
t¢i
0
i
z Z
O�
{7 SS
p []
A p F,
trs34
0 0 m
t"Fl
tv
qq
3��pU
a 4 V C-
tC Q 7 m pp _0 .0
R CA —G
oxiQ,vo s
' o c
Dz c
LJ c C in
c #
C4 tic 4p
n G GAF 4
4. o CL
U O O O
o O E Q cm L
V7�u,iAv
b[
0 IPN
.. E a
3 0 0
O ¢ c pF O
0
cm
QY+��
C3 Z-
A-lob 02
z
c 22E
+17c
Dmfa
z oc0_ s s
0
CL �/ v
CL ,. 462 -Ea ID C
Q 9 -0 1 X1
b U .�.. M a p 11-
_ _ LCFVi— � � - Y7 Q
j4 " '0 � — 5. * � 0,6 -C U vl p G} b
p y o ip a 1 trU f! Ov o*` .7-A
c G 10 & A' c c o" � a ry
rN u 3 c
G O 6 V G o 6 c C U Q 4� v 4 o O Qtr? ..
u 4 1-- air *" -C L pUp o o
y 6 +r p
{may
3F -Ca p . Bryn aim— 6 L 0 x- G_� C
kA g
A a c°ate �'} o �"� °�, i � ILEIC, �
jO
u 108C
4 6 8 �- �- C QO 4 C S -aO 4 Q sti r
tqp
w o- c �pp C°'° ° [y}� " i�+c t { 7 7Q gm 'c 4. p"M 1; 3 °
L��OL+�'a.0s a ii RC1 o
~ Lk c Q "" 4'�p �+ Q 9A q Ui V7 C CQ v La t r '� C Sl
a+ ■ _G '� ,C q f} y �7 LI O �C O r q Qom• 4 • • 0 11 $ R
do EV p ,�.- r iA N -0 i t �4 ip L] �+ 4F} 4c1 :s 0a ,.,. R C`9 ti w '] 67
1c, a at
in 8 4M 110,
z u a oma* t;w � �. u'v oma +. ■
G C_ 4
PI u
q 4 p" 4w, G ��+ } �� ] 4:. O� Opti-.'bitil O p e YI
4t] �' C� �� C,.+Cii�■ ley■r7■`~■,-�C
La
`KA
�
La 0
c0 04■C 0 r- I C fir. 6� O C1'L O p 6 L� t Dom++
Z Q F1.- ii {7�W 7 C. Ld1 O C �A■ c�
1 Q CO L r) ii it 7
` pC'+I O
in 0
dig a
Li # ml7 'r`O 3 �.-0 d
7 .L.+ iF r� _;cli3 Y Com+ 7 .+ L 7 �r 7 .1 Si v t CIL
c J Pao %tzE zEo -Erl a P UE-0Lon z� rn�`VLsv'o �
Al
e,70, I e1
l
Li
4
U
rR
.iia ?I�
LO
}
LQ
rl
E
E
it
JJ— ,
a
K
A
LLJL
W
H q C, L
Ee
34'.kJ L1 �
el`� r
w
CF
a
m
zaz
_ y #,
Q
r i
iLlCy
--
0960, -1 ,� ma�yy// ]j �i f [�
+ C%il� C7e # .7
� _
L
N
9}
} 4L.
C�j
YJ 11 �
� �
t'P -JA
V
++
P
I
��
43J�