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Wild, Scenic, Recreational River District Boundary Analysis & Alternatives May 1991M I N N E S O T A Wild,, Scenic, & Recreationai 'mve District Boundary Analysis & Alternatives MAY. 1 9 9 1 NORTHWEST ASSOCIATED CONSULTANTS, INC. rAFNNorthwest Associated Consultants, Inc. C U R B A N PLANNING• D E S I G N• MARKET RESEARCH 17 May 1991 TU90 Otsego Mayor and City Council RE: Otsego - Wild, Scenic and Recreation River District Boundary - Analysis and Alternative FILE N0: 1.76.08 - 91.07 Gent]_emen: Based upon existing and anticipated qus�st.ions and concerns generated by the Wild, Scenic and Recreational River District �3oundary within the City of Otsego, as established by Wright County, pursuant to your directives, our office has urider.taken an inventory of the area in question and formulated possible alternatives for the delineation of this protected area, As documented in the Cit.y's draft Comprehensive Plan, the underlying objective of this effort has been the natural environmental maintenance and enhancement of the river corridor. Simultaneously, an objective has been the establisluilent of a protective district which is rational, practical, and defensible. This letter therefore transmits the study which has been completed and is now offered for your, as well as the Minnesota Department of Natural Resources' review and consideration. In this regard, our office, as well as the City Attorney, are available to respond to questions and assist in the di_scUssion and resolution of the matter. Very truly ycur.s, NORTHWEST ASSO �In U LC David R. icht, AICP Llizal th Stock Preside t Planner/Analyst r_c: Jerome Perrault, City Clerk Elaine Beatty, Deputy City Clerk William Radzwill, City Attorney Larry Koshak, City Engineer Planning Commission 4601 Excelsior Blvd. •Suite 410 •Minneapolis, MN 55416 • (612) 925-9420 •Fax 925-2721 I. II. TABLE OF CONTENTS HISTORY/INTRODUCTION ........................... EXISTING RULES ................................ A. Policy ...... ... ......................... B. Regulatory Criteria ....................... C. Criteria for Establishment of District .... D. Compatibility/Inconsistency to City Regulatory Devices ........................ E. Conclusion ................................ III. CASE STUDIES ................................... Page 1 3 3 5 6 8 9 A. Saint Cloud, Minnesota 1976 ............... 9 B. Wright County 1980 9 C. Wright County 1985 11 D. Stearns County 1988 13 IV. EXISTING CONDITIONS ............................ 15 A. Topography ............................... 15 B. Floodplain................................ 16 C. Vegetation ................................ 16 D. Land Use .................................. 16 E. District Studies .... 16 F. Land Use Compatibility with DNR River System Regulations 48 G. Warranted/Unwarranted Areas of Inclusion in the River District 49 V. DEVELOPMENT PROPOSALS .......................... 51 A. District A ................................ 51 B. District B................................ 51 C. Districts C and D 51 D. District E............:................... 53 E. District F................................ 53 F. District G ... 55 G. District H................................ 57 H. Districts I and J 57 VI. PROPOSED ACTION/RECOMMENDATIONS ................ 59 A. Mississippi River as Focus ........ 59 Be Natural Boundary Delineation 59 C. District Boundary Uniformity 59 D. Alternative Methods of Boundary Establishment 61 VII. CONCLUSION ..................................... 64 I. HISTORY/INTRODUCTION The City of Otsego is located in Wright County, Minnesota, approximately 45 miles northwest of the Minneapolis -Ste Paul Metropolitan Area along the Mississippi River. A portion of the City which is adjacent to the river is included as part of the State Department of Natural Resources Wild, Scenic and Recreational Rivers System shown on Map 1. As such, the land areas included within the boundary of the district are regulated according to state-wide standards and criteria. The Wild, Scenic and Recreational River System (WSRRS) designation was put into effect September 21, 1976 for purposes of maintaining desired development levels, managing the Mississippi River and its adjacent lands. The WSRRS regulates the Mississippi River in Minnesota from its headwaters at Lake Itasca to the northern portion of the Minneapolis/St. Paul Metropolitan Area in Anoka County. The system boundaries have not been re-evaluated since their origination, with the exception of specific development projects proposed within the district. In recent months, however, the boundaries defining the WSRRS Corridor District have become a matter of question and concern. Initial field inspections suggest that in some areas the present WSRRS District extends beyond reasonable limits into areas which are beyond visibility or impact on the river. Conversely some areas which may warrant inclusion into the district are not contained at this time. It is for this reason that Otsego has recently petitioned the DNR for amendment to their Wild and Scenic anci Recreational River System Regulations. Such an effort is intended to remove portions of Otsego from recreational waters status and change the rules used in establishing the district boundaries. The existing WSRRS boundaries primarily follow man-made property lines and not shoreland topographical features. The following discussion of existing rules, physical conditions, case studies and development proposals within the Wild, Scenic and Recreational River System define the problem in detail and offer alternative solutions to the boundary opposition within the City of Otsego. 1 AA A r1 II. EXISTING RULES The Department of Natural Resources uses a variety of procedures in the designation and regulation of the Wild, Scenic and Recreational River System. The establishment of a district policy and rules relating to land area adjacent to the Mississippi River, natural and physical qualities values, land visibility from the river and compatibility of the boundary with established property lines form the basis for the delineation of the WSRRS boundary as it exists. Each of the factors utilized in the boundary establishment and its compatibility with the City A Otsego regulatory devices are discussed below. The WSRRS policy statement grants that: "It is in the interest of present and future generations to preserve and protect the outstanding scenic, recreational, natural, historical, and scientific values of certain Minnesota rivers and their adjacent lands." In accordance with this policy, the Commissioner of Natural Resources provides standards and criteria for the preservation, protection and management of such rivers. The standards and criteria for the WSRRS are authorized by the Laws of Minnesota 1973, Chapter 271, NR 78-81 and pertain to public waters and to public and private lands within the land use districts as defined in the Management Plan. Map 2 shows the boundaries of the WSRRS within the City of Otsego as defined in the Management Plan. B. Regulatory Criteria 1) Quality of River and its Adjacent Land To be eligible for inclusion in the Minnesota Wild and Scenic Rivers System, a river or segment of a river, and its adjacent lands must possess outstanding scenic, recreational, natural, historical, scientific, or similar values. The river or its segments shall be classified into one or more of the three classes of rivers: Wild, Scenic and Recreational. Each river shall be managed so as to preserve and protect the values which qualify it for designation and classification. 2) Land Area The WSRRS boundaries shall not include more than 320 acres per mile on both sides of the river. There is approximately 13 linear miles of river which lies adjacent to Otsego. Calculation has revealed that 1,857.21 acres of land within the City is included within the WSRRS. The average number of acres per mile is therefore estimated at 143. This number yields space for the addition or deletion of land areas from the existing WSRRS boundary. 3) Visibility from River Natural and man-made features adjacent to and visible from the Mississippi River were noted during the process of determining the boundaries of the WSRRS, however, they did not aid in forming the exact boundary lines. Rather, the visibility from the river to certain features aided in determining the aesthetic qualities of the shoreline and general distance of the boundary placement from certain areas along the river. This method of shoreline analysis had a significant effect on the development of the WSRRS Management Plan by creating varying distances between the river and existing boundary line along the length of the corridor. 4) Compatibility to Established Property Lines In determining the WSRRS boundary in the City of Otsego, existing property lines were used as a guide to make the administration of the ordinance easier. This method of delineation produced the non -uniform boundary whose distance varies by as much as 500 feet from the most narrow point within the zone to 2,000 feet at the widest point between the river's edge and boundary line. This, in addition to the boundary's unnatural relationship with the river's edge, causes each property, piece of land, natural or man-made feature to be governed differently than the next; the boundary distance and designation of certain adjacent properties within the WSRRS corridor commonly disagrees with those on either side. Criteria for Establishment of Wild, Scenic and Recreational River District in City of Otsego 1) Classification as a Recreational River The Mississippi River, as it passes through Otsego, is classified as a Recreational River. This is the basis for establishment of the WSRRS District in Otsego and thus, this portion of Wright County is subject only to those rules and regulations pertaining to this classification. Recreational rivers are those rivers that may have undergone some impoundment or diversion in the past and that may have adjacent lands which are considerably developed, but that are still capable of being managed so as to further the purpose of this act. The statement, "May have undergone some impoundment or diversion in the past" means that there may be preexisting water resource development and diversions having an environmental impact greater than that described for wild and scenic rivers, and "May have adjacent lands that are considerably developed" means that the bordering lands may have already been developed for a full range of agricultural or other land uses. Recreational rivers also may be readily accessible by preexisting roads or railroads. D. Wild, Scenic Compatibility Devices and Incons Recreational River System District stency to Utsego_'s 1) Comprehensive Plan 0 The natural environmental goals and policies contained within the draft Otsego Comprehensive Plan, December 1990, are fully compatible with the WSRRS rules and regulations set forth by the Department of Natural Resources. The plan states that "waterbodies and water courses shall be classified and zoned for specific uses giving full consideration to Minnesota Department of Natural Resources regulations". In addition, the plan provides for "the protection of all environmentally sensitive areas and unique physical features". The City's Comprehensive Land Use Plan is shown on the following page. 2) Zoning Ordinance Through previously established Wright County zoning requirements, the river corridor in Otsego has protections established as part of the State WSRRS designations intended to protect and preserve the scenic, recreation, natural and historic values of the Mississippi River by controlling development within the corridor. In addition, the County has established a Floodplain Overlay District, "FP", as a means of protecting the public health. and safety and to minimize property damage and pollution from flood waters. All development proposals must conform to a specific set of regulations and shall be subject i 00 0) am ? w w a Q w N ,H1HON �r .y It ., '3nv vnNsvN� '3�v vnHsvN s t D • 00 1�1 n opt l y :0:G++:• n `, _ O� l � •:Y. :N�1NY4: 431NVN / ;q•: 8ll0VM �..': N:' t to ?� 6 1 9 6 0 l() 1 aoervvr '1 a301Vf '3nV a3�)Vr f�cs v yr e 3nv Nosavd <r r� '3nv oavNovd J « N n � OOOMNVO N r 0 F r N LTV r OVti N � '3nv a3isnlvory '3AV NOSVW O _ � t N 3nV 3MOlaVrl o '3nV NMI OVW '34V NONNVI N 3N 1� _.11niY d (() N (0 \ N m N to, �yl. ✓ n n n 7 xnV3e Vl 934V xnV3e Vl CD r N N c (� 1 Q m�` ucve�cc 3AY 0'10VN' .Z j 831001 a 2� 5 %fv NN o to �° ? v 631V 8301Vr N '_7lV alBVf •. 7 W L CL to additional review by the Minnesota Department of Natural Resources. The benefit of the river corridor plus the protections generally afforded by the special zoning limitations are all recognized and accepted. 3) ShorelandIFloodplain Ordinances The Minnesota Department of Natural Resources has recently established a new set of regulations for a state-wide system of floodplain/shoreland management. The State Shoreland Management Act (SSMA) has jurisdiction within the adjacent 300 feet on both sides of the Mississippi River. This distance includes the high water mark and floodplain region. The SSMA has set various performance standards which must be incorporated into City ordinance regulations. The City of Otsego is currently in the process of including these in the update of its Zoning Ordinance. The SSMA regulates lot area, setback distances from the high water mark and/or bluff lines, vegetative and clear cutting, the grading, filling or alteration to public waters, construction of utility transmission lines, the construction or reconstruction of public roads, and suitability for and preservation of natural features associated with permitted developments. E. Conclusion The rules and regulations governing the WSRRS District in Otsego are both resource based and founded on pre- existing administrative bounds which parallel the procedures used in the National Wild, Scenic and Recreational River Program. It is a difficult process to delineate and regulate such a large and sensitive region, thus it is advantageous to evaluate and potentially redefine the boundaries of specific areas within the total WSRRS as new issues/concerns develop. III. CASE STUDIES The following case studies document past petitions made to the Department of Natural Resources requesting amendments to the Wild, Scenic and Recreational River System (WSRRS) boundary. The reasoning for approval or denial of each request should be considered in any potential change in rules. A. Saint Cloud, Minnesota 1976 Saint Cloud Country Club; Exclusion of a Portion of Golf Course Property From Within the WSRRS Boundary A request was made by the Saint Cloud Country Club to modify the boundary of the WSRRS District so as to exclude a small portion of the land owned by the club. The exclusion is said not to have an adverse impact on the designation and mangement of the river district, as stated by the Commissioner of the DNR, or be visible from the river. As a means of allowing the golf course property to remain as such, the portion of land was excluded from within the WSRRS District since regulation by the DNR under WSRRS designation would not allow such uses. Demand for residential development along the river may have forced the entire golf course area, including areas visible from the river, to be subdivided and occupied by other permitted land uses. B. Wri ht Count 1980 Sandberg Smith Pringle; Monticello Orderly Annexation Area A 37 acre tract of land within the WSRRS District in Wright County had been legally designated for eventual inclusion in the corporate boundaries of Monticello if development were to occur. The petitioners/landowners, Sandberg/Smith/Pringle, wished to subdivide their land which was located in Section 18, T121N-R24W, Government Lots 1 & 2 (shown on the following page) into 27 residential lots along the Mississippi River, The WSRRS regulations require the minimum lot size to be no less than two acres. The owners preliminary plat included one lot which met the requirement and 26 lots which were roughly one acre in size and thus, did not meet the requirement. The City of Monticello, Monticello Township and the Orderly Annexation Board approved the plat subject to certification by the Department of Natural Resources. The DNR did not approve the action because of its violation of the policy and requirements of the WSRRS Act. 0 04 111 I Al NiAll 11 Y•� ' ,I o , a, +to ,+ 17 ` ` - 111 if if IF II O —\ IF — 1 6 IN IF go1A I — w�IF l lo .V:1• N1' / .� � Al NI NNI .I _F I ' . �+ 11i : IleFAA F/I — E,IFAll, IF l J' �,. .A IF -- r----- �, Iti .\0 All �FFANNNNF 10 so l t A' O `K`, �lI, �,�wilk 4t �id,r Ml IF IF • i IF IF IF IF 1 o II \ � +w' ) k : � w __� IL_ ` tFpFFF FFF �, " da II , l! 0 �°, II + All — — -- -- _If _I IF \ h v l l I I 1 _ pC :, 0 1 e I i ( .." All W �,i� --- ---- vim' p G. �'` J n s t At a� F I � ; P ,/( o W Q ti J . �_ Fl 6' -- C3 l Li i l i ' I f N .. cc All ✓ �. �1 a o l /� ' - - III�; , a z �� — . Fm _ , ; (� 1 IF NN All IF %I .. Fool"FAA /CID �, 1 AF a , 06P z M`��zS=2� Olty f Moiti+ticbl p' :� "'i � � Cv r i ca' All A? fryfill 10 The owners re -petitioned the DNR to allow local zoning authorities to apply less restrictive municipal zoning regulations for the property. The amendment was approved to all the standards required by the City to be applied to the petitioners property. DNR planners had supposedly been unaware of the Orderly Annexation Area at the time the WSRRS Management Plan was adopted, so they decided to support the applicants' petition, with some modification. The amendment allows the local ordinance to decrease lot size requirements down to those allowed on Recreational Development Waters (RD) in shoreland areas and allow for land uses other than those specified in the WSRRS standards, provided they are consistent with other land uses in the area. This amendment, although not a change to the WSRRS boundary, is a more drastic diversion from the policy and regulations which govern the WSRRS land use districts. The increased development density in a location directly adjacent to the river may prove to be a greater threat to the aesthetic and physical quality of the WSRRS than any change in boundary definition. C. Wright County 1985 Darkenwald; Relocation of Car Dealership and Convenience Store Construction An amendment was proposed to remove approximately 38.8 acres from the Mississippi Recreational River Land Use District. The area involved the westerly portions of Government Lots 1 and 2 of Section 26, T121N-R23W within Otsego. The petitioner/landowner, Mr. Darkenwald, desired to relocate a used car dealership to another part of the subject property and construct a convenience store, bait shop and gas facility. The land involved is shown on the following page. The used car dealership was classified as a non -conforming use by state regulations and the Wright County Zoning Ordinance because of its location within the WSRRS District. A boundary change was requested in order to delete the property from the WSRRS District so the owners could carry through with the proposed property use changes. The applicant's request was approved by the DNR. 11 D. Stearns County 1988 Hospitality Development Corporation; Planned Unit Development Department of Natural Resources; Statement of Need and Reasonableness The Hospitality Development Corporation proposed an amendment to the WSRRS boundary which would delete 57.5 acres of land from the land use district in Stearns County for the construction of a planned unit development. The amendment pertains to government lots 1, 2 and 3 in Section One of Township 123N - Range 28W, shown on page 14. The area is served by municipal sewer services and adjacent to the Interstate 94/County road 75 interchange. These factors existed or were already planned at the time of designation, but were not adequately taken into account during the initial land use district planning process. The implemented land use controls did not.reflect this and accordingly, only low density residential, agricultural and open space recreation uses were allowed. These permitted uses limited the development potential of the area given the public services that were available. The Department of Natural Resources also petitioned for this amendment because they felt that it was not necessary to retain it in the district for purposes of managing the natural resources of the Mississippi River. They felt that the existing boundary, after evaluationof the Mississippi River Rule, did not take into account the "need for and reasonableness of" the WSRRS boundary. The DNR approved the amendment for the City of St. Cloud and Stearns County. 13 N m w IL O cc a z O a cr O a cc O U H z w 2 a O J w w 14 V. EXISTING CONDITIONS Many natural and man-made issues affect the Wild, Scenic and Recreational River System (WSRRS) District as it currently exists. In order to reassess the protected areas and boundary limits of the river corridor, a number of issues must be considered. A. Topoaraph 1) The topographic conditions along the Mississippi River within the Wild, Scenic and Recreational District boundary are very diversified, varying significantly from section to section and often changing dramatically from property to property. The slopes in the western portion of the corridor tend to be more severe than those in the eastern and southern segments along the river. The steepest slopes are found closest to the river's edge and form many bluffs along its entirety through Otsego. As the river flows to the southeast, the slopes decrease in severity and the land becomes gently undulating. 2) The Mississippi River, at its highest point, flowing through Section 10 of the WSRRS corridor is at approximately 870 feet above sea level and flows to a point some 13 miles southeast into Section 36, reaching a point approximately 840 feet above sea level. In addition to making a 30 foot elevation change, the river makes several turns and splits along its duration and.acts as a collection basin to numerous drainageways and creeks. As mentioned previously, the horizontal distance from the WSRRS boundary line to the river's edge varies between approximately 500 feet at the narrowest point to 2,000 feet at the widest. Within these areas, the vertical distances vary considerably; at a minimum, the vertical drop from boundary line to river's edge is 30 feet and reaches 80 feet at several points along the corridor. 15 C. D. Floodplain The 100 year floodplain inundates a very small percentage of the land along the Mississippi River corridor in Otsego. The floodplain boundary follows quite closely along the 870 foot contour interval, and thus the waters are contained by the high bluffs which run parallel along the majority of the river's edge. Only in areas where the land becomes relatively flat do the flood waters penetrate inward to a distance greater than 500 feet. The existing WSRRS includes the majority of the floodplain region within its boundaries. In select instances, the floodplain extends beyond the WSRRS boundary, however, the floodplain region typically exists at a distance greater than 500 feet from within the WSRRS boundary. Vegetation Vegetation within the predominant along the region and connecting other massings exist lands. The vegetation original delineation currently exists. Land Use WSRRS District in Otsego is most river's edge, in the floodplain creeks or drainageways. Several in depressed areas on adjacent did not significantly affect the of the WSRRS boundary as it The land uses within the WSRRS boundary are mainly residential and agricultural, with the remainder of the area comprised of small parcels of public, semi-public, commercial and vacant lands. All of the existing land uses are permitted uses within the WSRRS District, and are strictly governed by preservation and developmental controls defined by state and local authorities. District Studies The relationship of the existing WSRRS boundary to each of the natural and man-made issues within Otsego will have a significant impact on the evaluation and delineation of an improved WSRRS boundary. The location and configuration of the river, its adjacent lands and land uses in relation to the boundary line established over 14 years ago have become, in many instances, inappropriate, inadequate, or unnecessary. In order to properly evaluate these issues, the river corridor has been divided into ten study districts. The following pages present a detailed analysis of each district and highlight the pertinent natural and/or 16 i Iilh j �P i� ''•III;..„ Z `' (a)Wilta U o A i / L Wix O M� pw[ > o 4)LL.YIi i•' •__--_ Uy— z wQ w is U laid rhrn o rt ,t 1 i i arm m ov �cwi a ace �Film 1 4 _Jw } 22m 2m mW d N lor s :.i to i :l.i l!:11•VIC < Fail Ow Mir law 06 IF 0 b /l.•LliiPON M Sy( ,I Y.11�111111 'ypi,1 b Z - - x V:>:•%:•%Yi:•:•; NI %la a %:.MfC;i::;;:•LY. % •i'r1 adi{�j W 0.� t ::y:::•�::j ODD OF Alm Far IF allwo pp all "Fall ad 1 \ ` Mrradadd t R r I Yi i 1'3AV OkIV_N d 3'N: : Ill1 � �R .:t..; ir ko 1(� •3 V , PY^� r Ta00 �'Y+t! I3 •N I M a Niel 00000 AV �gg�yy �I( •� rp ~I. y IFR\ N e h �Sp k �' `+ 99 :hAtJpu la B? i,•a; ia';•1 1 ' :tY 1 ' i1 Nb y ' 1 ' 3`N� 0 pi Z Lli ', ., jt rtftti rti I 'k to, I i 1 P { hr NCL JJ �1 Q '3AV r^ 000,NVO 3'N '.. 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O OS30 _ C 0 0 ad 11 yu� S 1 N i Y'1,' i 1J 3AV 11301Vf — / W } IMP t� ...It �\ '�'� �� V ,> OF _ 3 N 130A�V,7777.7 17 man-made issues with regard to the WSRRS boundary. A series of maps correlate with and follow the discussion of each district. 1) District A District A encompasses Sections 10 and 15 of T121N-R24W, as Map A indicates. County Road 39 bisects Section 15 and intersects with Kadler Avenue, which runs north -south along the eastern line of the two sections. The topography is moderately sloping from two high points just north of County Road 39 until it reaches a 30 foot bluff along the river. Two drainageways meander through the western half of the section and meet to finish their trek into the Mississippi River. The floodplain boundary follows the bluff line along the river, as does the majority of the vegetation. Other vegetative masses are found along the drainageways and clustered in the southeast quarter of Section 10. The WSRRS District boundary jogs in and out of Section 10, as shown on the following pages. The land uses within the district are predominantly agricultural, with several suburban and rural residential properties clustered along the City and section limits. The region north of County Road 39 is designated as part of the Long Range Urban Service Area, while the area south of this point will be preserved for agricultural purposes. The WSRRS boundary follows property lines at times, but does bisect a residential and agricultural parcel. In addition, the distance from the boundary line to the river varies between 600 feet and 1,800 feet. 2) District B District B encompasses Sections 11 and 14 of T121N-R24W, as shown on the following page. County Road 39 bisects Section 14, stretching from east to west, and intersects with both Kadler and LaBeaux Avenues. The topography slopes significantly to the southeast and toward the river, where it forms a 40 to 50 foot bluff adjacent to the river's edge. The floodplain is contained by the bluff and the majority of vegetation is also concentrated there. As the map on the following page indicates, the land uses within District B are predominantly agricultural, although about 25 percent of the area is residential land uses of varying densities which are concentrated along the river. County Road 39 holds a private resort facility, Riverwood Conference Center, which lies within the district's only commercial parcel at the intersection of LaBeaux Avenue. The WSRRS boundary bisects this commercial property as well as numerous residential parcels as it steps from one to another in a geometric pattern. The area north of County Road 39 is included as part of the Long Range Urban Service Area, while the southern portion of the district is preserved within the Rural Service Area designation. The distances from boundary line to river vary between 700 feet and 1,700 feet. 21 ,� �+ ' n DARKENWALD PROPERTY 1,.Illegal I ILand Removed from District an • r .• � � goo •, \ •tf d r� set Vasa s r s► IV TI to Is Ile 00046 \. • C�• ''^ sass.. '\�• 1,'1.t• '•\. do t, I yf� !h!�!•1AI Us .� ---- I 4;loo We so SIP . •... F*W464141, e., Ise le le Ise IN I \. 6"Sets � �"Sees I ,z; assetsSatiate IN ..._ step Northwest Associated Consullants, Inc. 12 1 1 1 11 111 11 Wild, Scenic, & Recreational River System Boundary 0 '; �rlhwest Associated Consuitanis, inc. N O, R T H 111NCH'r'1000 FEE'!, 260 .0 2540V 500� ❑ Agricultural Rural Residential/Agricultural Suburban Residential (2.5 - 5.0 AC) ''= Suburban Residential (1.0 - 2.5 AC) Urban Residential (0 - 1.0 AC) N[ VI I N I[ 1 1 Vacant s�ss�pp` Rev et `s M�fio' fNoAhwest Assocla►od Consullanis0 Inc. llt 11, 1 III, R l/ 20 NORTH 1 INCH ■ 1000 FEET 250' 0' 260' 500 1000' OWN Wild, Scenic, & Recreational River System Boundary a 100 Year Floodplain AMID... : ay . � 0 it "ages" lDu AAxlr to D \ SS'Ssb rr a .r_ 6 r %R% No so :ter r j — — -- a , ,\ AMID AMID AMID �.. AMID.. AMID... .—u ! AMID,• 1 .• ' • r 17 LAND I • i , • � AMID. � ir-rYl.Dl�t�-YID "�.r'lW'� r • AMID.. in _n�J '•r 04 `•.11 I it as��. r mar AMID (1141 1 ., � ir G ,.r "w.. Miami Qunt I ,.._. ^.W ,. ,rrr•• iris$. - I — --Z74 -_ ,.• ., I we.� . ,,AMID 1 ..,r. - — - I _IF $AMID. .r.r. too 'AMID. i f .$AMID AMID.. .' I — IF .ren I I list_ ( AMID... ,•...• P�y al hogol ,rlr AMID.. loss. r.,.•. I _••.. ..r... i I I it, III I Ill. N. 11 INorthwest Associated Consultants, Inc. 22 NOR .T H 1 INCH ■ 1000 FEE'! 25O' 0' 2601 500 10004. lswo i 1 1 _,•.J LJ Agricultural LA Vacant Commercial 0 Rural Residential/Agricultural V� Suburban Residential (2.5 - 5.0 AC) 'U A Suburban Residential (1.0 To 2.5 AC) .oil ,,. f Urban Residential (0 To 1.0 AC) ^r .vl. V V V ° V V ,j cox xt• `{Too V *va 7ii�lfrt�it■ ��■■� ( ,.,,.. limit. V .M .. tow � ,:� ,_ . j . ,...., ,..����i �- soot —�-- __ ___1-- MoMMM MMMMMM lot Milsh tiWoo "@sitlt :a.• to IT fP .... I ii'A so •i vAd :. .,... .� i .,; .. 4 so Ad • ••. ' •: �i.� ••r..1 b'�'':'`• '•wo u f IA �•i • �i i ••.• Jig •fsivvj,A�V&A Tow Pow . �.e 40 To AN •i. Now 4 so is to go its bit 1*4086 Northwest Associalod Consultants, Inc. 23 16. 11,, nb A.N ante so 'NORTH 1 INCH ■ 1000 FEE? 250' 0' 250' 500T- 1000, 1500'. 3) District C District C encompasses Section 13 of T121N-R24W in Otsego. County Road 39 bisects this section from east to west and intersects with LaBeaux Avenue along its western boundary. The bluff line running adjacent to the river is quite severe, reaching to 60 feet in some areas, however, the severity of the slope quickly dissipates and the topography becomes undulating throughout the remainder of the section. The floodplain is contained by the bluffs, as is the majority of vegetation. As the map on the following page indicates, land uses within the WSRRS boundary are all agricultural with the exception of a small parcel of public land adjacent to the river. Land areas adjacent to the river, north of County Road 39, are included as part of the Long Range Urban Service Area, while the agricultural lands south of this point will be contained in the City's Rural Service Area. The WSRRS boundary, although relatively straight and parallel with the river in comparison to other sections, bisects a residential parcel and varies in distance from the river between 900 feet and 1,200 feet. ''�VIIhWO$� Assoaatod Consulianls, Inc. 25 Wild, Scenic, & Recreational River System Boundary 100 Year Floodplain ❑ Agricultural Rural Residential/Agricultural a iCL LI,i 121,N :♦ (�orthwosl Assoaatod Consuilanis, Inc, Suburban Residential (1.0 - 2.5 AC) ® Public NORTH 1 INCH ■ 1000 FEE*., 250' 0 250' S0o 1000, 15W 4) District D As shown on the following page, District D encompasses Section 18 of T121N-R23W. County Road 39 bisects the section from east to west and intersects with Mason Avenue at the center. No other public roads exist within Section 18. The most significant topography lies along the river and a connecting drainageway, where the land slopes at a ratio of 49.1. The remainder of the section is nearly flat and void of vegetative masses. The majority of the vegetation grows along the two waterways where the floodplain is also contained at the lower elevations. The WSRRS boundary again follows section and property lines, creating distances that vary between 900 feet and 2,200 feet. The land uses within the WSRRS District are primarily agricultural, with the exception of one rural residential parcel and a large island across the main channel of the Mississippi River designated as public land. Expansion of the urban residential center is expected to progress into this section from the east to areas along the river. The remainder of the district is preserved as a portion of the City's Rural Service Area. 27 i� "" Wild, Scenic, & Recreational River System Boundary 100 Year Floodplain 'NO�ihWOSt Associatod Consultants, Inc. YIlfl]l1111 if wrZ nn ' ...• �'��� ,or ssippi R -#04 I r l oil Sol to* INS Got we ow .. '`meow 7wee wo, 7 fV , I a, , M .. I .v .M� I ISO OP of _ , ---.. e IS a •i; I I LosIll II If N- I «- -• •, Y 1 more,If p I .1 __o A I, I 1 1. L_ _ __ we ...., .... w 0 me we, low INNISAW :I 1. 1 Off Awftw& to " — — —of%— acc Iv,r.la,n ]! I; NORTH , II:1 IpNCH � 1000 FEET 250' 0 ■■250 500 1000, 1500', ❑ Agricultural ❑Suburban Residential (2.5 - 5.0 AC) ®Public Rural Residential/Agricultural '�� Suburban Residential (1.0 - 2.5 AC) ��.. . �` - ��` Ill���������������li� I ��IW''illlll��l'''" �� .;I ; � . i _ ; ���,. .. .:. 1 m :�;..;ij:� _. .. ,.. ... .. ...... T.. _...t .... T ri Ii i � � r � . i i � i i i � � ....nn ... ........ ..S- l_.N...� _ - �___ ...._ ��, ....�� !T. .L! .. �� � � .. 'I� .r .., .____. _.. ........ t.__. �� ._.. _._ ;..... .1�_._.. .�_ ...� ,��+ .. I �---„ . It -'-- �V• �—•.m njorthwest Associatod Consultants, Inc. "•CC I4,T.I.I,It I1 29 ❑ Vacant NORTH 1 INCH ■ 1000 FEE* 250� o� 250� . 50o t000� tsoo�, .;I ; � . i _ ; ���,. .. .:. 1 m :�;..;ij:� _. .. ,.. ... .. ...... T.. _...t .... T ri Ii i � � r � . i i � i i i � � ....nn ... ........ ..S- l_.N...� _ - �___ ...._ ��, ....�� !T. .L! .. �� � � .. 'I� .r .., .____. _.. ........ t.__. �� ._.. _._ ;..... .1�_._.. .�_ ...� ,��+ .. I �---„ . It -'-- �V• �—•.m njorthwest Associatod Consultants, Inc. "•CC I4,T.I.I,It I1 29 ❑ Vacant NORTH 1 INCH ■ 1000 FEE* 250� o� 250� . 50o t000� tsoo�, 5) District E Study District E encompasses Section 17 of I L'i R23W in Otsego. County Road 39 bisects the area, running from east to west, and intersects Nashua and Nelmark Avenues. The City Hall property is located at the northeast corner of County Road 39 and Nashua Avenue. The topography is quite severe along the river's edge, forming a 40 to 50 foot bluff, but becomes nearly flat immediately beyond this point, with the exception of a drainageway which meanders through the western half of the district, steepening as it nears the river. Vegetative growth is predominant along this drainageway and the river's edge. The floodplain is contained by the bluff adjacent to the river. As Map E indicates, the land uses in Section 17 are predominantly agricultural and suburban residential. The majority of residential properties are clustered between County Road 39 and the river and along Nelmark Avenue in the eastern quarter of the district. A cemetery exists along the north side of County Road 39 at the eastern edge of the district. The Otsego City Hall property, as mentioned previously, encompasses 3.2 acres of land north of County Road 39, approximately 500 feet from the Mississippi River. It has been at this location since its original establishment. Based upon directives received from voters and City Officials in recent months, plans for a new administrative facility have been formulated to expand and improve at the current location. These issues will be discussed in the following section of this report. The WSRRS boundary bisects District E, running east -west along the quarter section line. The boundary crosses County Road 39 twice, and bisects five residential properties, forming an awkward area in which to plan and develop. This configuration will undoubtedly impact the area's pattern of development and conformance with its designation as an urban service area in future years. 30 MjssjSs-�'� �•- ON f(vo�thwest ASSOCIA1Qd `'ofl3ul(al1131 1"C, Wild, Scenic, & Recreational River System Boundary 100 Year Floodplain 31 !11[IIf J1.!IL, CDUXTY /N[11fUI1N[ Mississip N-0.R T,N 11NCH:t000FEET ❑ Agricultural 0 Rural Residential/Agricultural rrrn J Suburban Residential (2.5 - 5.0 AC) 41 It Suburban Residential (1.0 - 2.5 AC) u ''vVifllWe•,Jt gssociatod ConsullantOf Inc. J'r•a Urban Residential (0 as 1.0 AC) ® Public 0 Semi -Public Vacant sHusuee( eu(eeueve (ounrr (�''—��� 0 Mississippi a mop at oil We ,I+Yas 61 . Y'tIVIOno mon ,�,,•• G' deepa _-1_ito as t moment. lot It 4 111 4�o as r 1 Val Off b�� II�� I .. see Oil? ►.so1:2 to F all.aftem- to f C:: C,T t11,N.i 32 r opopeop NORTH 1 INCH . t000 FEE? 250r 0250' 500 1000' 15W 6) District F District F encompasses Section 16 of T121N-R23W. County Road 39 bisects the southern half of the section at an angle from northwest to southeast and intersects with Odell Avenue. The topography is steep along the river in the northwest quarter of the section, but decreases in severity to the east and south. The floodplain boundary follows this same pattern, encroaching further onto the land as you move eastward along the river. Vegetative growth is predominant within the floodplain region but a large stand of trees is also prevalent in the southwest corner of the section. As the land use indicates, a variety of residential densities are present in the western half of the section and south of County Road 39, while the remainder of the study district is agricultural in use. Residential uses will continue to become dominant as the area grows to conform with the surrounding urban service concept. The WSRRS boundary generally follows the half section line from east to west, but protrudes closer to the river at a point in the northwest quarter section causing distances from the river's edge to the boundary to vary from 500 feet to 1,500 feet. 1" Wild, Scenic, & Recreational River System Boundary 100 Year Floodplain a Mississippi River 'Northwost Associated Consultants, Inc. 34 NORTH Y INCH ■ 1000 FEEY 2�0 960' boo —low, 1500 at (100 2.5 AC) Agricultural °'� Suburban Residential - Rural Residential/Agricultural Ljo Suburban Residential (2.5 - 5.0 AC) Semi -Public Mississippi River r orthwest � � _Associated Consullanls0 inc. 35 Vacant N�N 1 INCN ■ 1000 FEET, mmi 250' 0' 260' 600 1000, 15W I 7) District G District G encompasses Sections 10, 14, and 15 of T121N-R23W. County Road 39 curves from the north to follow eastward along the southern borders of Sections 14 and 15, intersects with Parrish Avenue and terminates at Highway 101. Parrish Avenue is the main north -south collector street which provides access in the bend of the river and across to Sherburne County. State Highway 101 also enters into Otsego from across the river and begins one of the primary transportation and development corridors within the City. The topography in Study District F varies significantly, changing sporadically throughout the area, due to the curvature of the river and associated floodplain. The floodplain boundary also varies greatly, following close to the river's edge at certain points and widening at others. Vegetative growth is most prevalent along the river's edge, islands, and depressed areas. Study District G is comprised of varying densities of residential land uses to the west of Parrish Avenue and agricultural lands to the east. The uses between County Road 42 and the river will most likely change in future years but the area's exact delineation will be dependent upon the Highway 101 upgrade, sewer availability, and district's inclusion in the Urban Service Area. The WSRRS boundary follows the quarter section line along an east -west axis, bisecting a large suburban residential area, makes a 90 degree turn and continues straight south through agricultural land areas. The boundary divides numerous properties and varies in distances of between 1,000 and 2,000 feet from the river's edge. 36 Recreational River System Boundary Floodplain f(�orihwest Assoclatod Consultants, inc. 37 Sections 10 - 14 - 15 �� 8) District H District H encompasses Sections 22 and 23 of T121N-R23W, as shown on the following page. State Highway 101 traverses south through Section 23, passing less than 500 feet from the river at several points. River Road runs through Section 22 from northwest to southeast, extending from County Road 39 and intersecting Parrish Avenue. The topography throughout Study District H is fairly flat and contains several depressions. The floodplain encroaches upon the land to a distance of 2,000 feet in some areas, including the majority of Highway 101. Vegetative cover is fairly slight in these sections; only a few masses of trees exist adjacent to the river bank. As Map H shows, residential land uses scatter the northern quarter of Section 22, although agricultural uses predominate throughout the study district. Section 23 contains a public campground between Highway 101 and the river. The entire region is included as part of the City's Urban Service Area, The WSRRS boundary runs north -south between the sections, along several property lines and transects the floodplain region. 39 •;tat, •, 'o , go45 sq��, v °•� fd,^ A i ,:,• /p o .�`y so . , '�°L J� i �� ' aS f i ao•iV i Ago, „s . s'ti e:^ts i �. .•� ';;� .1� l yea+ _t;t III A ,-I. •t.Cpt,i t ..s"�?� ,J,t_ ^�:r I�.r.+ +r .V L- U Iola--asi�r- a tilts 1 . ,.,. ,,,,., Issell 141004 \a 0 0 4rl J Ili till as •• ``: ` of ad ON it lots ` till., lilt.. ,,.,.. sale.. Y !, u. flawas .0 :at N. 65 is A A A 1#1616 0 0 0 1 ': �ss�• G 6 4 :a 6i•• • I o i.do as* 000046tot 0 •:' wX6 at I a 4 0 4 a:Xt ;::.;:.;.;.;. ... ' .: a:::; ; 0 a 0 4 0 a old `4 :j:;: .� ...... aaswti . �— Wild, Scenic, & Recreational River System Boundary �I`�`'', 864400 stood 100 Year Floodplamfile all Ida add 44PN ; j {• JJ OF\ , ` If 1 - 1 `• . N O R T H 1 INCH ■ 1000 FEET rNr1hwostocial0d onsultants, Inc. 250' 0' 2504 . $=I 1000' 1500, vl' q r �� ��, t;ip1 ,°� •. ,f°4p „LcS,s ,,d1' .,0 �1N •v,• <� X; ety 110 e _ .•�: 40�, •• c y I,'�\ ',,� o .n,n.,. '�, `p1! °col. • I' ;,� �T o•• i•e� I "I'll tote )� t.. IF IF 0 1 I ❑ Agricultural Commercial 1 Rural Residential/Agricultural ® Public — 1 fof At 0 . Suburban Residential (2.5 - 5.0 AC) Urban Residential. (0 - 1.0 AC) '6= Suburban Residential (1.0 we 2.5 AC) ❑ Vacant N O R T H 1 INCH ■ 1000 FEET, r oocclated onsultants, Inc. 250' 0' 250' . 500 .,... 1000' 1500'; 41 9) District I District I encompasses Sections 25 and 26 of T121N-R23W in Otsego. State Highway 101 continues south through Section 26 and intersects with 70th Street NE, which traverses along the southern border of the two sections. River Road also continues southeastward, nearing closer to the river as it goes. The topography is gently undulating throughout most of Section 26, but becomes steep along portions of the river nearing Section 25. The floodplain region is very minimal, paralleling the river, with the exception of the River Road/Highway 101 intersection where waters flow into the surrounding low areas. Vegetative tree masses are nearly non-existent across this region. The WSRRS District boundary follows section and property lines in a stepping pattern along the river as it flows from northwest to southeast. The boundary bisects commercial and agricultural properties, as well as three of the major roadways. Residential land uses of varying densities are also included within the WSRRS District between River Road and the river and along 70th Street. Study District I, as part of the City's Urban Service Area, contains only a mobile home park, River Bend Park, which is located near the intersection of Highway 101 and River Road. 42 �b1 1, rr• ` go 90 40 04 ttY' Wild, Scenic, & Recreational N O R T H 1 INCH ■ 1000 FEEY 250' 0 250S00 1000, 1500' 10) District J District J encompasses Section 36 of -L.L IN EX "r as shown on the following page. River Road continues across the section from northwest to southeast, intersects with 65th Street NE and County Road 36 before crossing the Crow River into Hennepin County. The topography is rolling over most of the study district, but becomes steeper at the river's edge, forming 30 to 40 foot bluffs. The floodplain does not extend beyond this area at any location throughout Section 36. Vegetative masses are located predominantly along the bluffs and on the island dividing the channel ways of the Mississippi River. The WSRRS boundary extends along the northern quarter of the section and then turns to follow River Road, continuing across into Hennepin County. The land use in the section is predominantly agricultural, but several residential properties are scattered throughout. This region will most likely remain as a rural service district in future years. The WSRRS boundary does not interfere with land uses as much as in other study districts, however, the boundary again presents an awkward relationship with the river, which remains the basis behind the evaluation of the WSRRS District. J INOfthY�i9$I Assoclatod Consullanis, fnc. Wild, Scenic, & Recreational River System Boundary 0100 Year Floodpiain NORTH t iNCH ■ I000 FEE* zso' 0 2so' soo t000' Isoa Joe Suburban Residential (2.5 we 5.0 AC) urban Residential (0 - 1 w0 AC) '= Suburban Residential 1.0 - 2.5 AC) ❑ • •f ( Agricultural ION ` r� Y1771711II1 ••••^f offood RIV(R we\ �. JJIi• ��f b kk w ' J I644 • •.., Ilwr '�• ; .I.. ` 'OJT Illrr A. AS At,x, ..\.Of r. „... S 4b ..,... ILook � •,�,.a . S pP rr.. IVP d'. r.,.. I 1.,4w LLqDo It" m1:fM�fn4n+n I� fNOf1hW©Si Assoda►ed Consultants, Inc. lot tot . N O R T N 1 INCH a 1000 FEE? 250' 0 250' 500250' 1000�. F. Land Use Compatibilit Recreational River Syst with DNR, Wild, Scenic, and Regulations The existing land uses within the WSRRS District in the City of Otsego are all consistent with the DNR regulations and Management Plan established in 1976. The agricultural, residential, commercial, public and semi-public land areas, illustrated and discussed on previous pages, are all permitted uses of the land under its recreational river status. There are, however, several non -conforming uses which were existing at the time of adoption of the Management Plan. State Highway 101 is the physical feature most incompatible with existing rules and regulations. It is highly visible from several points along the river and acts as a barrier between portions of the WSRRS District as it currently exists. In addition, the highway violates the policy of the district and the recreational river classification by attracting heavy vehicular traffic which produces noise and pollution and by generally taking away from the wild, scenic, and recreational character of the area. Although transportation is necessary throughout the WSRRS corridor, the pre-existence of Highway 101 has made the delineation, regulation, and development of adjacent areas very difficult. As previously discussed, the highways proximity to the river and its importance to the future economic development in Otsego will continue to. raise opposition with regard to all issues associated with it. River Road is also a pre-existing non -conforming use which conflicts with the WSRRS policies, possessing similar problems as Highway 101. River Road, although not as heavily travelled and less significant in size, does have a national standing to uphold as part of a scenic roadway which runs along the entire length of the Mississippi River from its headwaters to its basin. The existing City Hall site, located in Section 17 at the corner of Nashua Avenue and County Road 39, was also adopted into the WSRRS District Management Plan as a legal, non -conforming use. As such, no changes or expansions can be made to the facility. This rule was formulated to gradually eliminate non -conforming uses from the WSRRS District. Several parcels of land, also within the WSRRS District, do not conform to the minimum lot sizes required by the Department of Natural Resources, and one illegal non -conforming use exists within the City of Otsego. The Riverwood Conference Center site, located in commercial facility. corner of and is conforming G. Warranted District Section 14 along County Road 39, is zoned and serves as a restaurant/convention As such, a portion of the extreme northwest the site is bisected by the WSRRS boundary consequently included as an illegal non- use in the river district. Unwarranted Areas of Inclusion in the WSRRS As discussed previously, the WSRRS District boundary was originally delineated to follow administrative limits such as section lines, property lines, and roadways. This method of defining the district may have been a quick and easy way to put a management plan into effect originally when the .interpretation of such boundaries involved thousands of acres of land, but preferable options, which will be discussed on the following pages, do exist for the delineation and management of such areas. The existing administrative limits of the WSRRS District have yielded an uneven boundary which projects in numerous directions as it progresses, at varying distances, along the river corridor. Thus, many land areas exist which are inappropriately included within or excluded from the WSRRS District. In the absence of a uniform boundary in relation to the river's edge, certain properties may be included in the district while others located adjacent to and at the same distance from the river may not be included. This situation is inadequate with respect to the management of the river and will become more confusing and antagonistic as development occurs throughout the City. Consequently, as shown on ,the following map, a significant number of parcels of land proximate to the WSRRS District are bisected by its boundary line. This condition presents a significant obstacle to potential developers in that they are, in many cases, denied the ability to produce homogeneous development projects. For instance, a particular parcel of land targeted for commercial development within County and City Land Use Plans may potentially be denied its developability due to a parcel inclusion within the WSRRS District. In this particular case, the boundary line's overlay of all actual physical barriers (i.e., street, drainageway, etc.) would likely remedy evidenced concerns. V. DEVELOPMENT PROPOSALS Past developments have affected the delineation and management of the WSRRS District as it exists today, just as land use development now will influence the district in future years. The following paragraphs, and map on page 51, identify pending development proposals within the WSRRS District in Otsego. A. District A This region is characterized by its agricultural use. This condition is responsive to the area's inclusion in the City's Rural Service Area. While undeveloped river frontage will undoubtedly prompt future development proposals, no such proposals have been brought forth to date. B. District B This area contains the City's most expensive homes with the Island View Estates subdivisions. One item issue within the district relates to the Riverwood Conference Center. While not specifically contained within the WSRRS boundary, the conference center does exhibit commercial use characteristics and may lie in conflict with the intent of the abutting Wild, Scenic and Recreational District. It should be noted that while currently private in nature, representatives of the Riverwood Center's restaurant facility have expressed a desire to open the facility to the general public. Considering traffic generation and a potential precedent, the allowance of such a use would have upon the area and intent of the WSRRS designation should be carefully considered. C. Districts C and D These sections are characterized primarily by agricultural uses. This condition is responsive to the area south of County Road 39 being included in the City's Rural Service Area. The region north of County Road 39 is designated as Urban Service Area in the City's Comprehensive Plan. The river and available access from County Road 39 will undoubtedly attract developers to this region in future years, however, no development proposals have been brought forth to date in either district. 51 I� E. District E This region is characterized by a variety of land uses. The area west of Nashua Avenue is limited to rural and agricultural uses, while the areas east of Nashua Avenue and along the river are primarily urban residential uses. The proposed redevelopment of the City Hall facility in this district is the most controversial development proposal pending in Otsego at this time. The City Hall property encompasses 3.2 acres of land and is located at the corner of Nashua Avenue and County Road 39. The facility has been at this location since its original establishment and thus, was legally adopted into the WSRRS at the time of the district's organization. Based upon directives received from voters and City Officials in recent months, plans for a new administrative facility have been formulated. The Community Facilities Analysis, completed in August of 1990, outlines the existing conditions, site selection process, and potential site design. The ultimate goal of the City is to expand at the present location by acquiring four acres of additional land to the east and vacating the streets between to develop one contiguous administrative site and community park within the City Center. These plans (shown on page 53) to expand and change, however, are not allowed at the existing site due to the grandfather clause stating that non- conforming uses remain in the WSRRS District only as originally planned. In opposition to this principle, the City of Otsego has recently petitioned for amendment to the WSRRS District boundary. Their desire to preserve the historical value of the City Hall at its original location and the need to expand the facility has brought about the ongoing resistance from neighboring residents, environmental organizations, and the State Department of Natural Resources. District F District F is characterized by residential land uses of varying densities and is planned to expand as an urban residential service area in future years. Three distinct development proposals are pending in this district. They are explained as follows: 53 [7 «a q J Ca If cc I O / o s SykIo s '" 0 Go 54 r,MEN III III Y •� F. 1) Otsego County Park The 30 acre park and recreational facility is currently the only park within Otsego. It covers roughly 30 acres and is located adjacent to the river in Study District G (Section 15). The City has plans to expand the park over the next three years and anticipates completion of the project in 1993. As illustrated on the map on the following page, expansion plans include the acquisition of 55 additional acres to the west of the existing property in Study District F (Section 16). The supplement acreage is planned for passive uses such as hiking/biking trails, open play areas, a picnic facility, and a prairie restoration project. 2) Mississippi Parkwood Addition A final plat has recently been approved for the Mississippi Parkwood Addition, which will incorporate 50 single family lots into the City of Otsego. The 96.7 acre parcel is located between County Road 39 and the river adjacent to Hylo Acres. The property is currently zoned Agricultural (A-2) and is partly within the WSRRS District. A rezoning has been proposed from A-2 to R-1 (Urban/Rural Transition). 3) Antelope Park Addition This proposed residential development has been preliminary platted. The design includes 36 single family lots and two outlots on a total of 51.26 acres. The parcel is located along County Road 39 and involves the extension of Ohland Avenue as the main access point. The subdivisions located adjacent to the Otsego County Park make the area a desirable addition into Otsego. The plan is in the process of review and is scheduled for public hearing in the near future. District G Study District G is characterized development of varying densities to the Avenue, agricultural land to the east of commercial land at the intersection 39 and Parrish Avenue. 55 by residential west of Parrish and a small area of County Road Q � � W U N U W a O W a State Highway 101 enters Otsego from Sherburne County in the southeast portion of this study district. It is one of the main transportation corridors in the City and will attract many development proposals in the future for reasons of easy access and high visibility. To date, however, only one proposal has been forwarded. MII has indicated, in the long term, a full interchange may be constructed at the County Road 39/State Highway 101 intersection. Kalway Construction Company has suggested a commercial development at the northwest corner of State Highway 101 and County Road 39. The proposal includes access from County Road 42 to serve ten parcels which average two acres each. The plan entails several access and public right-of-way issues which need to be resolved before development plans continue. G. District H This region is characterized predominantly by agricultural uses and scattered residential parcels. State Highway 101 passes through this area in relatively close proximity to the river. It is the main traffic carrier crossing the City and serves local as well as regional and intra-state travel needs. As the primary link to surrounding areas, this corridor will attract numerous commercial and industrial development proposals in future years. The Minnesota Department of Transportation plans to upgrade that portion of the highway which lies within Otsego from a two-lane to a four -lane expressway. The project involves improvements along a seven mile stretch from Elk River to Rogers and is expected to begin in 1994. Project components include grading, resurfacing, and a new bridge over the Mississippi River. The project allows Otsego to plan for positive land use arrangements which will guide future development along the corridor and its adjacent lands. H. Districts I and J These study areas are predominantly characterized by agricultural and residential land uses, although two commercial parcels exist at the intersection of State Highway 101 and River Road. Study District I is planned as part of the City's Long Range Urban Service Area, while District J is targeted as prime land for rural development. Although no formal development proposals exist at this time for either region. MnDOT says in the long term, an interchange may be constructed at the County Road 122/State Highway 101 57 intersection. Any future developments must consider the State Highway 101/River Road transportation issues as well as the possible inclusion within or relationship to the WSRRS District. VI. PROPOSED ACTION/RECOMMENDATIONS The inappropriate configuration and subsequent location of the existing Wild, Scenic and Recreational River System (WSRRS) boundary has been discussed previously. The relationship of land use, vegetative, topographic, floodplain, transportation and development issues to one another and to the river should have a direct impact on the delineation of the WSRRS boundary. The following issues identify the pertinent factors associated with the identification of alternative methods of boundary establishment for the WSRRS. A. Mississippi River As Focus The Mississippi Rive establishment of the W all associated polio therefore crucial that the establishment and which help to maintain and integrity. The boundary along section failure to satisfy this r is the element behind the SRRS District and the basis of ies and regulations. It is it remains the central factor in regulation of the boundaries and improve its quality, beauty, I of the existing WSRRS or property lines represents the intention. Natural Boundary Delineation The failure of the WSRRS boundary to follow topographic and natural limits as opposed to the existing administrative ones, defies the wild, scenic, and recreational character of the district Management Plan. The Department of Natural Resources can more appropriately govern a plan for the preservation and/or management of the river if the district limits respond to the natural boundaries which have a direct effect upon it. District Boundary Uniformit As discussed previously, the existing W5RR5 boundary does not follow a uniform line at a specified distance setbacfrom the ri kver. Rather, the boundary's variability causes conflicts with the regulation and development of land uses within the district. A uniform boundary setback at a distance parallel to the river's edge would allow land uses to follow a physically consistent development pattern directly associated with and focused upon the river. By alleviating the differences in the configuration and distances of the boundary, property owners and developers will have a universal understanding of the district limits and allowances, and neighboring lands will be governed "equally" by the revised Management Plan. D. Alternative Methods of Boundary Establishment There are two potential alternative methods of establishing the WSRRS boundary. A third option, combining the two basic alternative approaches, also exists. The following sections give an overview of each and describe the more appropriate reasoning behind their delineation. 1) 320 Acre�Uniform Setback Option The establishment of the WSRRS boundary at a distance more uniformly setback from the river, as discussed previously, would better allow for a physically consistent development pattern throughout the river corridor. This is a highly desirable element of an area's land use plan for multiple reasons which include congruent and fluid transportation patterns and the clustering of a ssociated./compatible land uses. The delineation of the WSRRS boundary in opposition to physical features such as the river and roadways, causes numerous conflicts with regard to the ownership, division, and/or spatial design of a property. This is evidenced by the existing WSRRS boundary and will be more so as Otsego grows and development requests increase. This option responds to the Department of Natural Resources rule which regulates the amount of land which may be included as part of the WSRRS. The rule requires that no more than 320 acres of land be included as part of the Management Plan per mile on both sides of the river. Although this number seems arbitrary, the uniform setback option for establishing the WSRRS boundary would have no problem complying with the rule. While the enforcement convenience offered by the WSRRS District's overlay of existing property lines is appreciated, it must be realized that this reason alone should not be considered sufficient justification for boundary line designation. In terms of enforcement, the uniform setback option would essentially mimic commonly successful floodplain and shoreland district regulation. 2) Visibility/Topographical Option The establishment of the WSRRS boundary at a location pertinent to the topography and views along the river will more appropriately respond to its natural corridor boundaries. In many 61 instances, bluff lines contain views from the river and prevent the inundation of flood waters or recreational activities from occurring beyond them. In this regard, it is not necessary to designate lands beyond the bluffs as part of the WSRRS District. However, the strict regulation of land uses immediately adjacent to the bluffs is still indispensable to help retain the recreational character of the river and manage the effects upon it. Delineation of an alternative WSRRS boundary which follows the topography along the river at a certain elevation will maintain the protection necessary for the preservation of its wild, scenic, and recreational qualities and will at the same time respond to the development of land uses as .a focus on the river rather than a byproduct of its administrative boundaries. Again, regulation of the alternative is not believed to. present major concern in that the visibility topographical boundary basis would be similar to the Shoreland Overlay District in terms of enforcement convenience. To date, enforcement of shoreland district delineations have not presented major problems. 3) Combination Option In the re-establishment of the WSRRS boundary, it is beneficial to also consider a third option which entails the combination of the 320 acre uniform setback and visibility/topographical options, as discussed above. Within this combination option, natural and man-made features, such as significant stands of vegetation, historical features, and major roads, could be superficial if not appropriately addressed in relation to the topography, visibility, setback distance, or acreage within the proposed WSRRS boundary. Subsequently, the WSRRS boundary could be based on a number of factors not limited solely to topography or visibility, etc. This scenario would provide the best means for evaluating and re-establishing the WSRRS boundary on a parcel by parcel basis. The ultimate goal of either option or combination of options is to provide a sound basis for the location of the WSRRS boundary which is easily regulated in regard to its protective benefits intended to help maintain and improve the quality, beauty and integrity of the Mississippi River. 62 VII. CONCLUSION The criteria relevant to the delineation of the Wild, Scenic, and Recreational River System boundary has changed since the district's establishment in 1976. A greater appreciation of the district's policies, focus, existing conditions in relation to the river, and future development patterns have led to alternative methods of establishing the WSRRS boundaries in Otsego. The recommendations discussed above will lead to better overall management of the river corridor and will complement the standards and regulations originally established by the DNR. The recommendations do not reduce the controls or the amount of protection afforded by the State Department of Natural Resources, rather the alternatives provide more appropriate protection for the benefit of all future generations. z CITY Township 121 North, Ranges 23 & 24 West , • ' .�� - -. ;; I � WW �; ..�- - I ... ; . VISIBILITY /TOPOGRAPHICAL OPTION /. :;r .• � Nr,r•px. 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I � � � .," C.':�:.•":�>. ., t � � ..� ' v.FS�.?E F�•�FiTrs 151hv:� U I I {'l(P��� ' f 77M ST.I G�EFS'arEs •a - � i------1 I c tf-- - ��Z C I � i 0 1 � r I: n- m I � O I -'' i( E• I 1 !n t.00. I t I ! •' �!' � �-•� O y - '7, V i I I I I ' Cj �� ' :f, •� .+tJt-Jr I 'I I � �� � L Z I ' � 00� O �•+'F', t�v D=SL. --- ---------- ---------- I -------- -------- --- I .. _ _ I I ,�1.. Rrt�-FS AI � w I I I n I i �' +i I I > � r� i � k'' G£SG i 'Qi`=1' \�:, 41 � I I t NEY£R i , I C Ip I I 2 61 � C�,�j •'•:. M t� �I �•( I y 1 1 ♦L ��. 1 I� I I jy I 2 I / F-'-'-�'•. ;\� �j .y„ I t�,� I .041 I W I cli I I I I ` �• I I I I , w � o I �+' 'ry E 72 ST: I I � �' I , � �' , � � ' _ OESC, 20 � 1 - OES>r. 21 DESC, 22 ! 23 I , � i N, E ! TC) M ST, ' N. E � 70 m P ST i ' ;. \ Q ( � i lU N. E I 4i 7L� M i ` � S T. 4i 1 i i C I ? ' •' � CfSG 40 � � , • 122 I w �,11,, � 122 ,:� I I {A N I I I '� I� ' � �. 3s , a ui I Q � �• I ••:4: . 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E. � 6J,A I �; .+ rn. d rT . i ..., �r l arc• I 7 i FRANKFORT '�(�/NSHIF °Esc• 5z � � oE�. s3 ' �. 54 ' CESC T3 � I I I I I I I • U from '+ e, ' • WRIGHT Township 121 North, Ranges 23 & 24 West 'NKLsOrTnl+'s o I FR.4r. AOonCYT70N Rfofsr 4 I j 1\ sst..vo I ✓) Vlh j DESC 741 W MATE � �t • r.l ,., r� i r< I ST, s5;m I �1III I,Ott ,s V`a� , ' DESC, 6.9 N.E. 92rST.d I 1 COUNTY, Riverwood Center Restaurant Otsego County Park Expansion Mississippi Parkwood Residential Subdivision ; �. R. 2111C+}+R.I3 r City Hall Improvement & Expansion ::: if 1 �M �>HER$t1RNE COUNTY IKR6 ,t7?. �i = Q N If` LTiSE a0 v *me - I cRrtv ;Ilex 1 E Kot: •f4i..',r ' W LL.s 11 tit C AJO. •.I Antelope Park > I� aESC, 71 or I ` Residential Subdivision ":1 '' ---- I' , -- —(t�,'t i1'1 - al I' •!'Ii;'.h�. -------- I1I,I ---------WC- ------- — _ _1I1III --------- ---- — --9� I,1i; --- nC�.>' -- -------- yO(3i1 IIi� j, r.Ei �;::�z +"•c�Oam .£ . 1�. .N.E VASSE,P`$ COLIC 'VL:S/{iR , :,.,rCaJ'E l�3AW EY ES? •_•I HE 24Country Ridge Z•-'iResidential Subdivision l .•-33 LOESCs-34---�`SG 47 , i C , Ito N. E. "red ST ti I ;tr; ` .,- ...4 do LL)r IALO '1 / W ' I Cr_"S•C, 24 ' CESC, 2S LESC 26 I CESC. 29 i 2 �, j t ,� '•Esrc,r.'04 Jet ST-X '>N i'- r' crArEs<,o;; u I 9E/1cs?{s 1 ..�. 45' j 2m7 Aoo. •, `d>Ito laolna+ I - ---i�'1 vusEws een ; rI o ' I {' � - _; 77M ST.I GftrEesArEs. , I I C r e:n.n. 1 y1 t i1.£ I 4 m 1d0, stio or. 4 0---`-----------I----------- > *---- -- - ----- W �� j I �'� t j MAL10) h I 1 J -pim .it. I I 1 \ I I 1 > ! DESC, 20 1 GtSC, 21 DESC• 22 I 23 - I , N. E ' 7ihh ST. C - else, i I uq N. E I 70 M S T, to `q ' i C CE-SC. 40 w _ N \, i I UN j 2 i I jam' +i, 2� r, 1 I CESC. > PR11rG i'S Los i \ Q I i r' .ft I— ' 38 .t. C ADa•TION I�Aj ' `==-��'� �ry� �U'1N.E. 67M1 S7: to; Is N, E I 65th ST 19 ! LAKE Ir 1 i I34, � .�E. Z. VIEW I .I ti '..� sous ; w CITY _r i. I 2 0 t, LAKE see is,, so OFF to 6 h tea../ II i i o i �f N E, 60 M 5T ' i ALBERTVILLE � i I z . i N. E. °� '71 R WORT OOMNSHIP s R, 24 b.—•«i+-- Rs ?J M. 52 C O YIF w' ! 21 I i I c 2 1' \Iz O� f~ OFF 2 H I 130 DEER frE�;. '��• � � I 14 " Highway 101 Upgrade ' & Improvement I I � h "Jill ' N.E � 70 Rr P. I Q I I I OI' CESC. 75 t 11 t G,arsnAN 1 1 AtJ7CS \ I h 1 I RICE it felti ti LAKE i ' ' 60th 2 SSir . •.9Is ! tn. 411 WILD & SCENIC RIVER DISTRICT ■■CITY BOUNDARY PENDING DEVELOPMENT PROPOSALS Kalway Construction Commercial Subdivision 1 "Qss waled (,00suaants, inc, RrVER'S 4.•E e.G-.�Ec7.s s,:r✓ro A:.A171 py Rttr,J250E VFW 72 Is r: {teI I 1 1 57: DESC, 63 DESL', 64 ,GESC. � ::S• �l 1 1. � I 1 ..r r..l:. CITY OF OTSEGO WRIGHT COUNTY, MN. Township 121 North, Ranges 23 & 24 West t 1 , I �f ;:� ' 1 c .�L �•: 6 \\ �: �1 Rntf`/Ky 1 i 741 ,.v.l W vrfr 67ATtS t�sG (� /�� ,.yr� rG I �, 9�;M �N ��M ��-IERSURNE � �> _ _ � I C1?UN T Y i ct/•,f-txr I , C 1 1 .: ��IpS 1�6�l. � � Q 1 � C7aT Rr • •. � � ' "� .o _ I I � K Ras ,1,Sjy. •• .; o °i I GtESC. 69 � I � i r� ;CTISP.�0 ::.� � ��' � . x� � ` � � N.E.42nQ$T. � Y � i ------� Q �i - �,, •l� �sGr. 1 � ,B , 1 I , E �,� arts �:��.. :�'�� asr ��'' ` ... � 1 � � I I --- OES�. 71 y: � �, t�, : � .' 4r'. �� ago;':` - i l i I I N. E 6?,rtt Sl : u, l. s :• ,� I 41 1 , tU I I ��..7Y ocK ° '., �vi:; S�tw'S �c i(. 1 � � 1 , h I( t1SaTE5 •.!'e7-tr. ;;. _• i � I I � � I W � "� 3ri /�. _� �fSaTET.+. _ .rcSC. 6 .- C�ESL. 7 - Ir �--------�}------------�•---- ----- 0.5C 54 a ` .•51:::•� k E-1 , � +wSM ST, I �� ------ i , W i z 'I .'�•E :av e5rn c� 1 h I 1 g r �. t � 3"?;'•l c�a.•E �raTFs C ' I I �' I 1 i --- �'�•-33 DESC.34 �. 47 -I ;•,`S 2nd <.:0. +y�U'J 1 � �� i i �I N.E. I 83r0 Sf. I 2 •'(i "-'`';• � • t� I X : t� 1 1 I H . •o '• r wG.:. > I �I, 1 Cc"SC. 25 i CE.SG', 29 i/ 2 � �•,! a •.., z '•fSTa,• �� I I � GSC.24 I l?E�. 25 , � , •1 I N. E. I ffJtA � 57; , � � a j r.t eo-tr. ;•;'' _ . i I iC i 1 �I N t r�' /1 i�I' 6TATfS : ••::•i;� ' '• .. tz' 1 � � k BF.1•t.G?Y'S I C M I n�\ .•� ..C+ESC. 45 . j zrd A90. •' 4+. :•'�. �''rr.Si,I��'. ' ,u N. E. �' „� i j � h ; � e�olrlav { ------; {�'; ras�tR's c.e,( •; �� n•i t._ ,..'>. ,. � 75th �I I �'W I 1 I I f _ _i µ£. 771f1 57;� G4;��TFS 's .. , ��� fS I � �, j •� ..! if-tr. , _j) I 1" .. �� ; l 4 0---�-----------I ----------2y6-------------------�------- • -- - - -- -� I I h 1 � ul , � I � 1 ; - - - -- ----- -- I 1 I I I N[YLR �• n 1 1 C I O -�\ I I I 1 I W I � pES'C. 20 .. I CESC. 21 OESL. 22 1 23 1 , � N,E 17C)MI $T• , 1 � U N. E 4i 70 M � � , W p I I Q I L� 40 W ` � N ; "'.�\ i I �N � Z � r ��. •;1 Zj � I 37 � - � �C. �'.� 1 > PRaUGr+T,S � "` __ �-:-�' 11 ' N.E. � 67M� $'L i �r��: 00 :O,' o � �.; � . �' I RI � i I I `�I MUO � � � i I� � g � 2% � �i N.E I 65m Si:� �� 19 ! LAKE Ir I i o---------- 1 ----- ------� __—_CITY ____ _.___�._ _____ ---3�----- 1 3j2•--- Y 31c �1.�'.;� MILLJ , t+j LAKE / ;�=� � 1 i p I O j I W 1 , C4S� r I 11 ' i o � i 1 i N. E. � t E. 60 M ST. I IALBERTVILLE .� �. , 1 2 -- � _ 1 �, l.f f:JC 3m :,r ±+ :rr .,„ _ •_ •; ,',w F' rr'� i I � • l t r.:. ; �: � •p e �!»vr �� I � It I1�a' ` I tf�� ' � �:� vasssw's oe+( ='r� � t,r aa�. I � O •-i �� 2 � � 130 OWILD &SCENIC RIVER DISTRICT ■� CITY BOUNDARY PARCELS BISECTED BY - — _ . it WSRRS BOUNDARY ,' : I r I J� , � � O', �1 1 I 1 , ---- ----------1-----�=---- ----�r - •,,• j .�� . I 2 i 61 /// j j I; '. • I �• /j �N.E 72 ST, 1 n1 1 �,�'� 1 I *Letters A-J Correspond to the Enlarged Study Areas on the Following Maps 1 ' `�ssWociated vfrrsuE EtiE�.afD+S s;� aarnov ` arv�•.RSt� 'y1. � f1'E R".�nE.'h5 122 N. E I 7P p I $7; ;` ii ?i^:.,�+� 'I r I Q 1 � ' :Ci•.'.e:::•: I I I I 10! �•y%i%wii, 1 �' I o i C � OESC. , G><SC, 63 . - DESC. 64 . L>FSC. ----------- la--------3�}---------- 1 of+rmart 't .•.a N. E 65 M $T. I ArAtS a..,l h I �` u RICE 1 W I to ti LAKE r� -, :.�'i+. •fGSNNSH I 50 CITY OF OTSEGO Township 121 North, Ranges 23 & 24 West t 1 e rt1STR0�r•s � RNl71VrE1/ I i./LI4^? 1SLA1C VICW I I _ I I ' g Q I ^ I I CESC, 69 Y N.E. 92rrO STST. � w I rB ii 1 I � U I 4A i 1 1 DESC. 6 �.- CESC, 7 — _ --- - ,,,tom ---------------�-•--------- i SIT II' I c; ' I I I•, DESC. 24 _ - DESL. 25 2s - I CESC. za - l I N. E. I &0 M ST, I I il' I � I f I I 1 x I Q E. V I ►I i I U �L ALCa?r s fil J qql ---------------------�j-------------------LxJ--------� U ISM V I ACD. I Sit I' DESC, 20 - CESC, 21 DESC. Z2 I 23 - I I N.E 70M 1 ; ; ST, �j I 4i ! lloa�f ry 1 I r 2 i R9 1 1 I N.E �I 65rA r•- ST. �'� I 1 E. Z. Vfcv I HILLS W zl o �r 11 j I Q • WRIGHT HERBURNE � N. E'sTv COUNTY i RIVER 'rW1-u�AJ'trS�i !''i''•:y`� ':�• ;ti. <�7r0 �, c... y:•::j''•'•:::: RE$ At •`. `::; Wit;IX ° �.. -:.� :='• GREAT RIVER t : soN • ACRES lot acc E GREA :?G? 5 4i hatrtf s'� � �I :� zed ax. �. •:..^. ••er N. E ee S7tt1 ST ir.,; vassFw s c1x ° ' _v<ssua's i t�f 1�AJ ■ ' jrd � ■ .v a •erg jr ' t?ESC, 50 v ;P. ESTATE ------------ t '.CESC.;St•:m'w lu Z N. E M1 85 �3' DESC, -4 0 vt. ma's o x ,f • - 33 ^ I DESC. 34 CM47 _` GRCVE MA ES 4!:c ,:�'r wa' 2 { D t ,1It �' 1 I t j ttr�. e, ^ f r. . •. so 41 raESA TEs 1011 App. •t ti!: o ' ti i I Q ItI = WE 72 ST, 1 COUNTY, N.E EOM ST, DESC FRAL•r r•s SSG• . I - 4.. AD rioN N.E. 67tA1 ST, }� I 37 .. 4J i po iTrr� 1 I 1 i O I 1 f i tj z ► I I: R. 2! M, R KFORT OrcWNSHIP O 0 OWILD & SCENIC RIVER DISTRICT ■■CITY BOUNDARY 1111 fMMEDIATE URBAN SERVICE AREA ' 'a►�►►� LONG TERM URBAN SERVICE AREA -' • ` RURAL SERVICE 06 -,,'t1 AREA to 0 boo �1 of%oo : !1 *Letters A-J Correspond i;'tcso attott''I to the Enlarged Study tMlSs 'r Areas on the Following 6 'i4 Maps K v 1 � try, 4J Va_SSELR'S Q•LC �fiiitiTi 11 j I 111 i , 111111 :,;• � ; 130 �: US f:`ti.... If 'j7j'4 Fi�7 'nJorihwea associated Consuflants, Inc. s`�o A:.OrnpN RtV.J2S# hts j � I DESC. f QQ I 7$ DESC, 63 DESC, 64 , DESC. I a i - C),491571C N �d: u, N. E 615 M ST, I I n i ACRES RICE , 4i ' L11KE l 1 xxiK:«.+.e..:anYcrw.a..•.... 2 ) •i1...__. • Nr••tt. ,DE.9C. � i 1. I I 1 MAP 2