ITEM 3.2TPC
The Planning Company
PLANNING REPORT
3601 Thurston Avenue
Anoka, MN 55303
763.231.5840
TPC@PlanningCo.com
TO: Otsego Planning Commission
FROM: D. Daniel Licht, AICP
REPORT DATE: 14 September 2017
ACTION DATE:
RE: Otsego — Holy Ground; PUD-CUP/Lot Line Adjustment
TPC FILE: 101.01
BACKGROUND
Ms. Betty Benson, together with two abutting property owners, has submitted a certificate of
survey to adjust lot lines for four parcels along the east side of Mason Avenue. No new lots are
being subdivided. The purpose of the lot line adjustment is to "square" the parcels and make
for more logical boundaries based on conditions in the field. The lot line adjustment can be
approved administratively as a minor subdivision in accordance with Chapter 2 of the
Subdivision Ordinance. However, one of the resulting parcels has a lot width less than that
required for the Zoning Ordinance. To allow the reduced lot width, the property owners have
requested approval of a Planned Unit Development -Conditional Use Permit (PUD -CUP). A
public hearing to consider the application has been noticed for the Planning Commission
meeting on 18 September 2017 at 7:OOPM.
Exhibits:
• Site Location Map
• Certificate of Survey (2 sheets)
ANALYSIS
Zoning. Parcels A, B, and D are zoned A-2, Agriculture Long Range Urban Service District,
whereas Parcel C is zoned A-1, Agriculture Rural Service District. Parcels A, B, and D were
approved apart of the Holy Ground final plat in 2002, which included a conditional use permit
allowing lots less than 20 acres in area and lot widths less than 450 feet. Parcel C is an existing
lot of record as of 14 October 2014 and is required to have a minimum lot area of one acre and
minimum width of 150 feet.
Lot Requirements. All of the parcels are required to have a minimum lot area of one acre and
minimum lot width of 150 feet. The table below describes the existing lot area and lot width of
each parcel and that which is being proposed on the submitted certificate of survey:
Parcel
Existing
Side
Proposed
Min. Setback
35ft.
Lot Area Lot
Width
Lot Area Lot Width
A
10.01ac.
387ft.
13.2ac.
387ft.
B
S.00ac.
180ft.
5.73ac.
330ft.
C
4.05ac.
262ft.
1.52ac.
196ft.
D
14.69ac.
150ft.
13.29ac.
66ft.
All of the proposed parcels comply with the minimum lot area and width requirements
established by the Zoning Ordinance, except Parcel D. The Certificate of Survey adjusts lot
lines such that the 150 foot wide portion of Parcel D abutting Mason Avenue is attached to
Parcel B; The south lot line for Parcel C is to be adjusted to attach the south 66 feet of that
parcel to Parcel D. The adjustment in boundaries between Parcels C and D reflect the in-place
driveway across Parcel C used to access the single family dwelling on Parcel D. The 66 foot
width of the driveway corridor to Mason Avenue is such so as to allow for the opportunity to
dedicate right-of-way and construct a public street access at such time in the future when
Parcel D may be further subdivided. Allowance of the lot width less than 150 feet for Parcel D
may be allowed by approval of a PUD -CUP.
Setbacks. The table below summarizes the minimum setback requirements applicable to each
existing and proposed parcel. All of the existing buildings within the proposed parcels will
comply with minimum setback requirements for each yard.
Yard
Front
Side
Rear
Min. Setback
35ft.
10ft.
50ft.
Easements. The Certificate of Survey does not identify drainage and utility easements at the
perimeter of each parcel. A 10 foot drainage and utility easement is required by Section 21-7-
15 of the Subdivision Ordinance at the perimeter of each parcel (5 feet each side of common lot
lines) and must be shown on a revised Certificate of Survey. The revised Certificate of Survey
must also dedicate a 40 foot right-of-way easement for Mason Avenue for each parcel
consistent with the Transportation Plan designation of the roadway as a Minor Collector Street.
Utilities. Each parcel is currently served by on-site septic and well utilities. The proposed lot
line adjustment as shown on the Certificate of Survey will not affect the existing utilities serving
the parcel.
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Park Dedication. The proposed lot line adjustment does not result in subdivision of any new
lots. As there are no new lots created, the proposed lot line adjustment does not impact the
City's park and trail system. No park dedication is required as part of the proposed lot line
adjustment.
Criteria. Consideration of the PUD -CUP application is to be based upon, but not limited to, the
criteria established in Section 20-2-41 of the Zoning Ordinance:
2
4.
5
The proposed action's consistency with the specific policies and provisions of the Otsego
Comprehensive Plan.
Comment: The subject sites are guided for future low density residential
development within Urban Service Expansion Area W2. Low density residential
development will not occur until such time as sanitary sewer and water utilities are
extended. In the interim, the subject sites are allowed development of rural residential
uses at a density not to exceed one dwelling per 10 acres. Parcels A, B, and D were
approved as an interim rural residential plat consistent the Comprehensive Plan and
Parcel C is an existing lot of record. The proposed lot line adjustment and PUD -CUP to
allow Parcel D to have a lot width of 66 feet does not intensify or even alter the existing
development in the area and is consistent with the intent of the Comprehensive Plan for
interim rural land uses.
The proposed use's compatibility with present and future land uses of the area.
Comment: As the proposed lot line adjustment and PUD -CUP will not intensify or
alter the character of existing development of the subject sites, there will be no
compatibility issues created with surrounding rural residential uses or future low density
residential development.
The proposed use's conformity with all performance standards contained within the
Zoning Ordinance and other provisions of the City Code.
Comment: The proposed lot line adjustment will comply with all requirements of the
Zoning Ordinance and Subdivision Ordinance except as modified by the PUD -CUP.
Traffic generation of the proposed use in relation to capabilities of streets serving the
property.
Comment: The proposed lot line adjustment and PUD -CUP will not result in any
increase in traffic generation.
The proposed use can be accommodated by existing public services and facilities and
will not overburden the City's service capacity.
Comment: The proposed lot line adjustment and PUD -CUP will not intensify or alter
the character of existing development of the subject sites, which are currently
accommodated within the City's existing service capacity.
RECOMMENDATION
Our office recommends approval of a PUD -CUP to allow Parcel D to have a lot width of 66 feet
subject to the conditions outlined below.
POSSIBLE ACTIONS
A. Motion to recommend approval of a PUD -CUP for Parcel D to allow a minimum lot
width of 66 feet subject to the following conditions:
1. The parcel shall comply with the minimum lot area requirements of the Zoning
Ordinance.
The parcel and all principal or accessory buildings shall comply with the
minimum setback requirements of the Zoning Ordinance.
B. Motion to recommend the application be denied based on a finding that the request is
inconsistent with the Comprehensive Plan and intent of the Zoning Ordinance.
C. Motion to table.
C. Adam Flaherty, City Administrator/Finance Director
Tami Loff, City Clerk
Andy MacArthur, City Attorney
Ron Wagner, City Engineer
Betty Benson
N
Parcel A
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PARCEL A.
Lot 3. 81ack 1. BFCKM Af FARM, Wright Cormry, MTrnnesalo, acca dibg to the
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Ihat part of Lot Z. Hoek 1, HOLY GROUND, WrTgh! (aunty, Minnesota, occarrling to
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the recorded plot thereof that tic wltNh fhe Southwest Ouorter of the Southeast
Ouorler of SeeUon 1$ Township 121, Range 73
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Lot 1, Stock 1, HOLY GRGUND, 14YTgfit Covnfy. Minnesota, eccordirtg to the
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e That port of Lot 2. Ofock 1, HOLY CRCUND, {WightCounty, M7oaesoto, accarding la
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the recorded plat thereof that ties wffhi7 the West 331.46 feet of the Narthwesf
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0..,ter of fhe Northeast Cuarter of Seetien 19 Township 121, Range 23.
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PARCEL G
That pari ai the Wsst 337,<6 feet that lies Northerly of (h. SoufA 68.00 feet of
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That port of Ole Narthwast Quart— of the Northeast quarter of Sactim 19,
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Tawnell7p 121, Range 23, Weight County, MTanesoto, described w- commrnc-bg
the Soathwest cpner thrnce North 7eng the West lino d$lonce
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of a of
73.787 feel to the of beg7nn149,• thrnca 5 fh 89 degrees 14 mklutes
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52 seconds 15 s1, o efistorce of 674.98 feet; thence North 26L83 legit: fhenca
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hOrM 89 dos ocs 14 minutes 52 seeaods West, o distance of 674.96 /cel to
tn. West lino; thance South 261.83 feet to the polnt of beginning
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PARCEL D:
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That part of the laf/awing described property
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7ho1 part of the Northwest Ouorter of the Northeast Oucrter o1 Section 19,
Township 121, Rangy 23, Wright County, Minnesota, described as carnmeCiilg
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at the Southwest comer thence North afang the {Yest line o 6+ltamce of
73767 feet to the point of Lxgihn;.g; thence South 89 degrees 14 mt cafes
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52 seconds East, a distowe of 674.95 feeC thence North 261.83 feet; thence
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North 89 degrees 14 mkw1w 52 secands Wast, o distance of 674.98 feel to
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the Wesl fine; thence South 261.83 lest fa the paint of begtnning except that
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part of !ho 01-133Z46 feet that tins Northerly of the South 66,00 feet of
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sold property.
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That port of Lot 2, &ock 1, HOLY GROUN*J, Right County, Minriasatc, occarang to
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Me recorded plot thereof• that ties within the Nodhwesl Duarte, of the Northeast
t 0aarfer of Sectian 19, Township 118• Rengo 2J one East of !hc {fest 337.46 feet
of said Nwlhwest Ou^.rter o7 the Nar&aa I quarto.
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(N0000'OO'E) denotes Deed Bearing o mb
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�L PROPOSED PROPERTY DtSCRIPUONS
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�— f 5897/9' 1'56436 Lot 3, Black 1, BECKMAN FARM, Wright County, Mfinesata, according to the
recorded plat thereof. W p[lp[
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That part of Lot 2, Block 1, HOLY GROUND, Wright County, Minnesota, accord/ng to m f
58999'18 E317,49 -- \ the recorded plot thereof that Ifes within the Southwest Quarter of the Southeast v
58999'161' 674.98 (5897432'£')° a Quarter of Section 18, 7—hip 121, Range 23, m r
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• shed -6G6- =1c . '/ I 1,. & PARCEL B.• o
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Lot 1, Block T, HOLY GROUND, Wright County, Mlnnesoto, acccvdnq to the
recorded p/at thereat, o F„
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Parcel V fiat port of Lot 2 Block 1, HOLY GROUND, Nfight County, Mlnneso", according to m o mo
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8a a Parcel D Quarter of the Northeast Quarter of Section 19, Township 121, Range 23.
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j Thof port o/ the WesF 337.46 leaf That //es North -/y of the South 66.00 feet of ,Z, m y a I •. the fol/owing described property. y C� m p �,
N69D9'f6'SV 337.49 J I $ That part of the Northwest Quarter of the Northeast Quarter of Section 19, e m y W
t o 1,1 j Township 121, Range 2$ Wight County, Minnesota, described as commencing
\yV I 3 at the Southwest comer thence North along the West line a distance of
1 733.87 feet to the point of beginning; thence South 69 degrees 14 mi -fes b 0 0. v
D4 52 seconds East, a distance of 674.98 feet; thence North 261.83 feet
minutes 52 econds West, a di
Wo. e of 6
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fethence
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i - Fence o.4' x the West fine; thence South 261,83 feet to the point of beginning �a o
W-1 of Comer-� North 89 degrees 14
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jj 411 _ r N 9nArs"W 574.96 (569'4521 - )PARCEL
PARCEL D:
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That Part of the fol/awing described property.
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7haf the Northwest
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port of Quarter of the Northeast Quarter o/ Section 19,
Township 121, Range 23, Wright Couafy, Minnesota, described as commencing
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at the Southwest comer thence. Norfh along the West line o distance of
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73387 feet to the point of beginning, thence South 89 degrees 14 minutes
52 seconds East, o dfsfonce 674,98 feet; thence North 261.83 fee(;
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of thence
North 89 degrees 14 minutes 52 seconds W t o distance of 674.98 feet to
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the West line; thence South 261.83 feet to the point of beginning except that
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part of the West 337..46 feet that lies Northerly of the South 66.00 feet of
said property.
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fiat part of Lot 7, Black 1, HOLY GROUND, Wright County, Mlnnesoto, according to
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the recorded prof thereof, that Has wIMIn the Northwest Quarter of the Northeast
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Quarter of Section 19, Township118, Range 23 and East of the West 337.46 feet
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said Northwest Quarter of the Northeast Quarter.
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of 1heN.E 7/4 of Section $89'4426W 649.13
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f µsign! County, M&u,emt° s°olh tine 1111* A. 1/4
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Site Location Map
Overview
Legend
Roads
— CSAHCL
— CTYCL
— MUNICL
— PRIVATECL
— TWPCL
Highways
— Interstate
— State Hwy
— US Hwy
City/Township Limits
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Parcels