Comprehensive Plan Inventory February 19901
February 1990
prepared by
Nth
reAowcistated
Consultants, inc.
Northwest Associates! Consultants, Inc.
U R B A N PLANNING • DESIGN • MARKET R E S E A R C H
9 February 1990
T0:
RE:
FILE N0:
Otsego Town Board
Otsego Planning Commission
Otsego Comprehensive Plan Update -
176.03
Madam and Gentlemen:
Inventory
This letter transmits the Inventory report of the present
Comprehensive Plan Update project. The information contained
herein is a factual and statistical statement of the community.
As such, it is the basis upon which development and community
improvement issues will be identified and from which policies and
plans will be formulated.
The purpose of this information, however, goes beyond the present
physical planning program. This report will hopefully be used by
Town as well as County Officials in their varying and far
reaching responsibilities of government. Moreover, the
information herein supplied will also be of value in providing
background for projects and grants which may possibly be pursued
in the future.
Due to the factual and technical nature of this report, a
separate presentation of the information is not anticipated.
Rather, this report will serve as a resource document and will be
utilized and referenced in support of subsequent stages of the
planning process.
Respectfully submitted,
NORTHWEST ASSOCIATED CONS
David R.
Presiden
Kristine P. Aaker
Planner/Analyst
cc: Jerome Perrault, Clerk
Jim Barthel, Treasurer
Elaine Beatty, Assistant Clerk
William Radzwill, Attorney
Peter Raatikka, Engineer
Tom Salkowski, Wright County Planning
Wayne Fingalson, Wright County Public Works
4601 Excelsior Blvd. •Su9te 410 •Minneapolis, Mfg 55416 • (612) 925-9420 •Fax 925-2721
TABLE OF CONTENTS
INTRODUCTION ........................................ 1
SOCIAL PROFILE ...................................... 7
NATURAL ENVIRONMENT ................................. 25
PHYSICAL PROFILE .................................... 39
ECONOMIC PROFILE ................................ 63
TRANSPORTATION ...................................... 83
COMMUNITY FACILITIES ... 93
HOUSING PROFILE ..................................... 105
Existing Housing Stock ......................... 107
Housing Conditions 119
LIST OF TABLES
Table 1 Population ..................••••••••••
Table 2 1980 County Population Figures 12
Table 3 1980 Families by Presence of Children and 13
Family Type ..•.....•.........••.•......
Table 4 Mean Number of Own Children by Family •••••
14
Table 5 1980 Population According to Age Group .•••
15
Table 6 1970-1980 Age Characteristics ........
,,,,, 16
Table 7 1980 Persons 15 Years and Over by Sex 17
and Marital Status ..............
Table 8 1980 Employment by Occupation ........
Table 9 1980 Workers Who Did Not Work at Home by 20
Travel Time to Work ....................
Table 10 1980 Education Levels ..................
,,, 21
Table 11 1980 Income Profiles ...............••••
,,, 22
Table 12 Otsego Low and Moderate Income Population 23
and Families 1986 .......................
1989 Land Use Breakdown 46
Table 13 " "
Table 14 1989 Zoning Breakdown 52
Table 15 Housing Units by Year Structure Built .....
59
Table 16 1980-89 Otsego Residential Building Permits 68
Table 17 Population and Household Trends and 004090 69
Projections.......................
Table 18 Projected Population and Household Unit
Additions, Gross Percentage Changes and
Effective (Compounded) Annual Percentage 70
Growth Rates .............................
idential Land Use Breakdown ...
72
Table 19 Existing Res
Table 20 1990-2000 Residential Land Demands ........
73
LIST OF TABLES
Table 21 1980 to 2000 Commercial Land Use Absorption 74
Table 22 Total Retail Sale and Establishment by 79
Community .................................
Table 23 Functional Classification System for Streets 89
and Highways ..............................
Table 24 School District Statistics 102
Table 25 1989 Housing Units by Year Structure Built. 108
Table 26 1980-1989 Housing Stock by Type of Unit
(Total Year Round) 109
Table 27 1980 and 1989 Size of Housing by Number 110
of Bedrooms ..............................0
Table 28 Owner Occupied/Rental Occupied Housing Units
by Household Income in 1979 by Cost as a 111
Percentageof Income ..................••••
Table 29 Median Housing Values, 1980 112
Table 30 Value of Owner Occupied Housing 1980 ...... 112
Table 31 Average Home Values: 1980-1989 Building
Permit Data as Compared with the 1980 Census 114
Figures.............................
Table 32 Distribution of Housing Value 1980-1989 000 115
Table 33 1980 and 1988 Affordable Housing by Income 116
Group and Occupancy Status ..............
Table 34 1980 Persons in Occupied Housing Units by
Tenure Type of Unit and Number of Bedrooms 117
Table 35 1980 Housing Vacancy Rates 118
Table 36 Item Weighing System 126
Table 37 Composite Rating of Properties by Area 139
Table 38 Structural Ratings of Properties by Area .. 139
Table 39 Environmental Ratings by Area 140
INVENTORY BACKGROUND
The following inventory represents a
planning assessment completed in August,
1989, The Otsego Inventory study area is
on page 40
comprehensive physical
September and October of
illustrated on the map
The five topic areas or profiles encompass a
aspects that make up or contribute to the physical
the study area. The Inventory is separated into
sections:
o Social Profile
o Physical Profile
o Economic Profile
wide range of
environment of
the following
o Housing Profile
o Community Facilities/Natural Environmental Resources
The above mentioned sections were separated to allow for complete
inventory and analysis led.
s of information compi
From data and analysis within each of these categories, a
comprehensive and detailed inventory is obtained. Some of the
information is evaluated on general characteristics, some is
analyzed on a study area -wide basis, while other data is compiled
by subarea. The subarea boundaries were created in response to
the Inventory's data collection process. This information can be
used to identify and address specific issues which relate to the
Otsego area.
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INTRODUCTION
The Otsego Town Board members have recognized the need to
identify the growth that has occurred in population and land use
within the Township boundaries. Otsego has been growing at a
rapid rate since 1970 and is expected to continue this trend
into the 1990s. Growth translates into increased demands on
public facilities and services.
The purpose of the Otsego Inventory is to identify the type,
amount and pattern of growth that has taken place within the
Town. To this end, a thorough inventory of existing conditions
has been conducted. This inventory encompasses five general
categories of information. The first category entitled the
Social Profile contains population information as it relates to
growth, age characteristics, education, occupation and income
level.
The second area of inventory is summarized under the Physical
Profile section. This information includes physical
characteristics including existing land use, zoning, structure
age, land and structure value, physical barriers, transportation
classifications, and traffic counts.
The third area of inventory data is the Economic Profile which
consists of population, household and employment trends and
projections, housing market potentials, and commercial market
potentials.
The fourth area of inventory data is summarized under the Housing
Profile. The Housing Profile section describes the existing
housing stock, housing conditions and housing needs.
The fifth area is summarized within the Community Facilities
Natural Environmental Resources section of the inventory. This
section identifies the existing community facilities, parks,
soils, vegetation and floodplains.
The Otsego Inventory provides a base for setting up a hierarchy
of policies which will help the community deal with a broad base
of development issues on a defined policy level. With the help
of a solid informational and policy base, decision makers can
evaluate and guide proposals to benefit the residents of Otsego
while fulfilling the Town's goals and policies.
SUMMARY
o Otsego, like many of its neighbors, has undergone dramatic
growth in recent decades.
o The Town's current annual growth rate of roughly 3.8
percent has been sustained since 1980. This has been
considerably lower than the 12 percent annual growth rate
her than
experienced betwannual9g0rowth raand te and experiegcedybetgeen 1960
the 3.5 percent
and 1970.
o Otsego's household size is significantly larger than the
Wright County average and is attributed to Otsego's large
percentage of young married families with children.
o The age structure of Otsego residents reflects a relatively
large portion of young families with children. In 1980,
Otsego's largest age group was the 25-34 year old age group
consisting of 21.6 percent of Otsego's total population.
o Between 1970 and 1980, median age has been consistently
younger than Wright
of thent55+nyeare Metro categoryeap comparedgotoatthe
lower percentage ge
remainder of Wright County.
o According to the 1980 Census, nearly 80 percent of all the
females over 15 living in Otsego were married and nearly 72
percent of all males over 15 years of age were married.
the 1980 Census, the occupations of
o According to
administrative support, precision product craft and repair
and machine operators, assemblers, and inspector fields
employed more than 49 percent of Otsego's working force.
o The largest percentage ofethe
tolabor
work, documentingliving
that OtseOtsego
o
travel 30+ minutes to g
is a bedroom community for much of its labor force.
o Levels of education attainment in Otsego have been slightly
higher than the remainder of Wright County. The mean school
years completed in Otsego was 12.02 in 1980 as compared to
the Wright County mean of 10.3.
ly
32,973,
o In 1, thanhe aWrightlincome andSherburneOincomesaof$$20,687
slightlytlyhigher
and $24,885, respectively.
o Over 35 percent of Otsego's population is classified as
having a low and moderate income based on HUD Section 8
income guidelines.
E
POPULATION GROWTH
The statistics displayed in Table 1 111USLLdLC L11C �vNuia�i�•.
growth trends within Otsego as compared to adjacent townships and
communities. The transformation of basic population counts into
average annual increases and percentage changes and rates
facilitate the understanding of both the scale and direction of
population growth trends.
Between 1960 and 1988, Otsego's population grew from 1,080 to an
estimated 5,767. Of the 4,687 individuals added over this 28
year period, 998 or 20.9 percent came to Otsego since 1980. The
increased growth is typical of the communities just northwest of
the Twin Cities Metropolitan Area. Growth has been considerable
in Otsego since 1970 with increases substantially higher than
surrounding Monticello, Frankfort, Hassan/Lovinia Townships.
Population increases in Otsego have outpaced increases
experienced by some surrounding cities such as Big Lake,
Albertville, St. Michael and Rogers. Otsego's percentage growth
changes closely resemble changes experienced by the City of Elk
River.
Otsego's population growth can be seen to have "changed course"
during the decade of the 1970s. Prior to that time, the Town's
relatively small population was growing at a fairly modest rate.
Since that time, the population has expanded considerably showing
an average annual increase of 324 people and assuming a slightly
higher sustained growth rate than experienced between 1960-1970.
Table 2, page 12, illustrates higher growth rates by Otsego than
Wright County and neighboring Anoka, Sherburne and Hennepin
Counties between 1970 and 1988.
The pattern of population growth is compared to that of Otsego's
neighbors within Table 1. The Town's growth patterns have been
influenced by both its access and proximity to the Twin Cities
area. A link can be implied between patterns of growth in Elk
River and similar patterns of growth occurring in Otsego. Both
Otsego and Elk River experienced modest growth between 1960-
1970 and a surge of growth between 1970-1980. Between 1980-1988,
growth rates tapered off to slightly higher rates than
experienced between 1960-1970. Growth patterns have been
discussed within the Land Use section of the Physical Profile and
demonstrate a relationship between Otsego's growth and the City
of Elk River.
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TABLE 2
1980 COUNTY POPULATION FIGURES
Otsego
Year Townshij
1960 1,080
1970 1,526
1980 4,769
1988 (Est) 5,767
Over a
Period
From
1960-70
1970-80
1980-88
Over a
Period
From
1960-70
1970-80
1980-88
Over a
Period
L'r�m
1960-70
1970-80
1980-88
SOURCE:
44
324
100
41.2
212.5
20.9
Wright
Count
29,935
38,933
58,681
67,639
Anoka
Count
51916
1541712
195,998
2371209
Averac{e Annual Popu
899 6,879
1,974 4,128
1,119 5,15
Sherburne
Count_
12,861
18,344
29,908
38,277
lation Growth
548
1,156
1 1,046
Percentage Growth
30.0 80.0
50.7 26.6
15.2 21.0
FffPr.ti_ve (C
3.
12.0
2.1
5
42
3.0
27
.
.9
Hennepin
Cou�—
842,854
960,08O
941,411
1,015,320
11,722
1,866
9,238
�) Annual Growth Rates
6.0 3.6
2.3 5.0
2.4 3.1
U.S. Census of Population
12
HOUSEHOLDS
The 1980 Census provides a demographic profile of the households
living in Otsego. In 1980, Otsego had a total of 1,397
household size of 3.41 people per
households with an average
household. Otsego household size is significantly larger than
the Wright County average of 2.88 people per household. The
larger household size is attributed to Otsego's large percentage
la
la young married families with children and the small proportion
atterns
of elderly and single residents. Due to the develomber ofenhopseholds
occurring between 1980 and 1988, The Town's exclusive
increased to an estimated 1,690a
development of mobile homes and single family dwellings suggest
that the demographic characteristics of Otsego's households have
been maintained through the decade.
Table 3 illustrates that in 1980, 87 percent of the households
or blood
consisted of families of either married couples
relatives. Sixty percent of the total households were
represented by families with children. This family orientation
provides foundation for a household size significantly larger
than the County average. The table also reveals a very small
arent
proportion of Otsego's households consist of single p
households.
TABLE 3
1980 FAMILIES BY PRESENCE OF
CHILDREN AND FAMILY TYPE
Families Families
Total No. Percent With Percent Without Percent
Families Total HH Children Total HH Children Total HH
Married 790 56.5 354 25.8
Couple 1,144 81.9
Male
House- 25 l,g 26 1.9
holder 51 3.7
Female
House- 2.0 28 2.0 0 --
holder 28
Total 843 60.3 380 27.2
Families 1,223 87.5
Non -Family 12 5 0 0 --
Households 174
Total
Households 1,397 100.0
13
80, the mean number of children by
Table 4 illustrates that in 19
family was similar for the married•5couple and 1c�tre°pectiaelye
female headed household category
The male householder mean inu1980,ber ofemale ldheaded shouseholdhd
This is an indication that
larger families than male married couples.
olds and slightlylarger
households on average than
TABLE 4
MEAN NUMBER OF OWN
CHILDREN BY FAMILY
Mean Number of
Children
1.5
Married Couple 7
Male Householder 1 7
Female Householder
14
AGE CHARACTERISTICS
The most recent data pertaining to age characteristics in Otsego
h 1980 Census of Population. Although 1980 dataais
comes from t e
dated, it provides a basis for understanding the curre
future age makeupof Ooupgowas the 125n34ryeaa on Taold agebgroup
a
Otsego's largest g g
consisting of 21.6 percent
consistentof Otswgths Wright populations
largest
age category was Wright County's
percentage of any age group for 1980, however, g
ercent of
at 16.2
25-34 age range was slightly
lower than
4Otsego
4 age range copsisted of
the County's totalpopulations
11.8 percent of Otse o's total population, exactly matching the
Wright County percentage of 11.8 percent.
TABLE 5
1980 POPULATION ACCORDING TO AGE GROUP
Ae Group Otsego Percent
0 _ 5 755 15.9
5 _ 9 410 8.6
10 - 14 468 9.9
15 - 19 409 8.6
20 - 24 442 9.3
25 - 34 1,032 21.6
35 - 44 556 11.8
45 - 54 271 5.6
55 - 65 160 3.3
65+ 260 5.4
TOTAL 4,763 100.0
SOURCE: U.S. Census Population,
1980
Wright County
5,749
5,511
5,808
5,756
4,580
9,517
6,912
4,576
4,236
6,063
58,708
Percent
9.8
9.4
9.9
9.8
7.8
16.2
11.8
7.8
7.2
10.3
100.0
As illustrated on Table 5, Otsego had a higher percentage of the
t 15.9 percent compared to the 9.8 percent
0-5 year category aOtsegoower percentage of the 55+
within Wright County. ercentdcomlared to WrightgCounty's 17.5
year category at ge8.p P
percent in the 55+ age range. The predominant population group
the
in Otsego seemed to consist of young families with children. If
the 1980 age group figures were to be aged ten years to lea0' old
predominant age group would be witin roue along 35-44 with the
category. This 35-44 year old agegroup
immigration of young families would indicate that Otsego
young population base. A predominance of
continues to have a y g P P patterns
young families will directly affect future land use p
regarding housing and retail needs and will incrase demand
demand
Town facilities and services and indicates a potential
for education and recreational facilities.
15
Table 6 illustrates that Otsego's 1970 and 1980 median age has
been consistently younger than Wright County and the Metro Area
median ages for the same time frame. The 1970 and 1980 median
ages within Otsego were between 3.5 to 4 years younger than the
median ages of Wright County and Metro Area. Table 6 also
demonstrates that Otsego has had lower percentages of the 65+ age
group when compared with Wright County and the Metro Area. Lower
percentages in the 65+ age group may be due in part to out
migration and limited specialized housing choices.
Year/Area
1970 Otsego
1980 Otsego
1970 Wright Co.
1980 Wright Co.
TABLE 6
1970-1980 AGE CHARACTERISTICS
Total Over
Persons 65 Years Percent
1,526
4,763
38,933
58,681
123
260
4,502
6,036
8.0
5.4
1970 Metro Area 1,874,612 163,746 8.7
1980 Metro Area 1,985,873 188,205 9.5
N.A.: Not Available
SOURCE: U.S. Census of Population, 1970 and 1980
16
Median
Age
18.7
24.0
25.6
27.0
N.A.
28.8
MARITAL STATUS
In 1980, there were 3,130 people over the age of 15 living in
Otsego. Of this total, 11635 (52 percent) were male and 1,495
(48 percent) were female.
Table 7 illustrates that in 1980, 79.3 percent of all the
females over 15 years of age living in Otsego were married and
that nearly 72 percent of all the males over 15 years of age were
largest category concerning marital status was
married. The next
the single group. Twenty-three percent of the males were single
in 1980, with 14.1 percent of the females consisting of that same
group. There were no widowers in 1980, however, 3 percent
widowed. It is assumed that the greatest
female population was
proportion of the widowed females are in older age groups.
Although this assumption cannot be specifically verified from the
Census format, it is reinforced by the fact that women tend to
live longer thanmen. More
femamales
les ate3e4single
entthrough divorce in
1980 at 4.3 percent
Male
Single 381
Married 1,164
Separated 19
Widowed --
Divorced 71
TOTAL 11635
SOURCE: U.S.
TABLE 7
1980 PERSONS 15 YEARS AND
OVER BY SEX AND MARITAL STATUS
Percent Female Percent Total Percent
23.3 212 14.1 593 18.9
71.1 11186 79_3 2f350 eO
19 75.6
1.1 -- 46 1.4
46 3.0
4.3 51 3_4 --122 3_8
100.0 1,495 100.0 3,130 100.0
Census of Population,
17
1980
OCCUPATION
1980 Census figures on Table 8 indicate that slightly more than
49 percent of the working force in Otsego was employed in the
administration support (including clerical), precision product
craft repair, and machine operators assemblers and inspectors
occupational groups. Wright County had its largest percentage
(nearly 21 percent) of its total population employed within the
technicians and related support occupations compared to Otsego's
2.6 percent employed in the same fields. With the extensive
amount of land devoted to agriculture in 1980 (and present) in
Otsego, it is interesting to note that only 3.9 percent of those
employed worked in agricultural pursuits.
TABLE 8
1980 EMPLOYMENT BY OCCUPATION Wright %
Otsego Total County Total
Executive, Administrative, 157 7 4 1,851 6.1
Managerial Occupations
Professional Specialty 197 9.3 2,375 7.8
Occupations
Technicians and Related 55 2.6 6,102 20.2
Support Occupations
Sales Occupations 143 6.7 1,971 6.3
Administrative Support
341 16.2 3,530 11.6
Including Clerical
Protective Services 27 1 3 213 •7
Occupations
Service Occupations
151 7.2 2,835 9.3
Farming, Forestry, and 84 3.9 1,917 6.3
Fishing Occupations
Precision Product Craft
and Repair Occupations 334 15.8 3,828 12.6
Machine Operators,
Assemblers, Inspectors 373 17.6 3,160 10.4
Transportation & Material 122 5 7 1,270 4 2
Moving Occupations
Equipment Handlers,
Cleaners, Laborers 130 6_2 1,193 3.9
TOTAL 21114 100.0 30,191 100.0
SOURCE: U.S. Census of Population, 1980
19
COMMUTER EMPLOYMENT
In 1980, 64.5 percent, the largest percentage of the labor force
Living in Otsego, travelled more than 20 minutes to get to work.
Table 9 illustrates that Otsego is a "bedroom" community for the
majority of its labor force. Otsego's "bedroom" community status
indicates that incoming households have been individuals moving
to Otsego looking for affordable and desirable housing even when
faced with the prospect of a 20+ minute commute to work.
TABLE 9
1980 WORKERS WHO DID NOT WORK AT
HOME BY TRAVEL TIME TO WORK
No. of
Time Persons Percent
Less than 5 minutes 24 1.2
5 - 9 minutes 202 10.2
10 - 14 minutes 265 13.4
15 - 19 minutes 205 10.4
20 - 29 minutes 272 13.8
30 - 44 minutes 488 24.8
45 - 59 minutes 322 16.3
60 or more minutes 189 9.6
MEAN TRAVEL TIME
29.4
SOURCE: U.S. Census of Population, 1980
20
EDUCATION
1980 U.S. Census information indicates that 78.1 percent of
Otsego residents had completed four years of high school or more
with the mean school years completed of 12.02 years. By way of
comparison, the mean years of school completed by Otsego
residents in 1980 was higher than Wright County's mean of 10.3.
Overall, education levels in Otsego have been high and have been
comparable to levels attained in the remainder of Wright County.
TABLE 10
1980 EDUCATION LEVELS
of Wright % of
Otse o Total County Total
Total Persons 25
Years and Over 2,279 100.0 31,277 100.0
Elementary
0-8 Years 271 11.9 6,278 20.1
High School
1 to 3 Years 227 10.0 3,390 10.8
4 Years 1,129 49.5 14,216 45.5
College
1 to 3 Years 439 19.3 4,221 13.5
4 or More Years 213 9.3 3,172 10.1
Percent Who Completed
4 Years of High School
or More 78.1 69.1
Mean School Years 12.02 10.3
Completed
SOURCE: U.S. Census Population, 1980
21
INCOME
As shown in Table 11 in 1988, the
was $32,973, slightly higher than
$29,698 and the Sherburne median
Counties median income is slightly
respectively.
TABLE
1980 INCOME
1979-1980
Median
Area Family Income
Otsego
Wright
County
Sherburne
County
Anoka
County
Hennepin
County
SOURCE:
22,969
18,662
19,437
23,392
20,077
ILL family income
11
PROFILES
1988
Median
Family Income
32,973
29,698
30,418
35,724
36,078
in
U.S. Census 1980 and State Demographer's Office
Low and Moderate Income
The Department of Housing and Urban Development has prepared
estimates on the number of persons or families whose income falls
below their Section 8 housing income guidelines. These
guidelines represent income guidelines for residents or families
that have limited incomes and may need public assistance in
meeting their housing expenses. These estimates on low and
moderate income persons and families are broken by Census tract
with the Town of Otsego. Table 12 reveals that over 35 percent
of the Town population and 34 percent of the Town's families fall
below the HUD Section 8 low and moderate income guidelines. This
high percentage of Otsego's population being classified as low
and moderate income indicate the need to provide affordable
housing within the community. Assistance to low and moderate
income families is a criteria for a number of federal community
assistance programs.
22
TABLE 12
OTSEGO LOW AND MODERATE INCOME POPULATION AND FAMILIES
1986
Percent Percent
Low and of Low/ Low and of Low/
Census Total Moderate Moderate Total Moderate Moderate
Tracts Population Population Population Families Families Families
125-1001-
1725 11842 680 36.9% 499 173 34.7%
125-1001-
1726 1,871 557 29.8% 481 138 2897%
125-1001-
1727 1,019 454 44.6% 239 103 43.1%
TOTAL 4,732 1,691 35.7% 11219 414 33.9%
SOURCE: Department of Housing and Urban Development
23
SUMMARY
o Otsego is divided into distinct topographical areas ranging
from fairly hilly in the southeastern and northwestern
portions of the Town to nearly level areas in the remainder
of the Town.
o Soil suitability for farming has been broken down into three
soil categories by the United States Department of
Agriculture. The majority of soils located in Otsego are
made up of one of the three important agricultural soil
types and are well suited for farm production.
o General soil types within Otsego tend to correlate with the
overall topography of the Town. Some soils within Otsego
have limited potential for development, therefore, when
questionable areas become an issue, reference should be made
to the Wright County Soil Survey in conjunction with soil
testing.
o Otsego contains a number of wetland and marshy areas which
serve as ponding areas for storm water runoff. Otsego has
experienced problems with storm water runoff in the past and
it is anticipated that these problems will continue unless a
comprehensive storm water management plan is pursued.
o Preservation of the wetland and ponding areas should be
recommended in conjunction with and the integration of a
park and open space area plan.
o Areas identified within the 100 year floodplain boundary
follow the course of the Mississippi River.
o Large tree and vegetation massings appear to be located
within areas along the Mississippi River and around areas
with marshes and wetlands.
27
TOPOGRAPHY
The overall topography of Otsego can be roughly characterized as
fairly hilly in the southeastern and northwestern "corners" of
the Town and fairly level throughout the remainder.
As noted on the following illustration, these areas generally
contain slopes over 12 percent or more. There are three areas
near 85th and Nashua Avenue that also have slopes of 12 percent
or greater.
While these steeper slopes should be considered in all
development, they represent a very small area when compared with
the total acreage count of Otsego.
Erosion tends to be a problem that occurs uniformly over the
entire Town where agriculture crop production is taking place.
Erosion can be predicted to be most severe based on the soil and
slope characteristics in a given area. The potentially serious
problems resulting from erosion should be addressed within the
framework of the Comprehensive Plan.
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SOILS
Soil Suitability for Farmlands
While it should be recognized that any large scale mapping of
soil suitability for farmlands results in an extremely
generalized graphic statement, the following map does serve to
illustrate some of the interrelationships between soils and farm
lands that are considered significant for the production of
agriculture products.
The information contained on the
map produced by the United States
Conservation Service for Wright
illustrated on the farmlands
different generalized categories
following map was taken from a
Department of Agriculture, Soil
County. The soil types, as
map, were broken down into three
as described below:
1. Prime farmlands are prime and unique farmlands that have the
best combination of physical and chemical characteristics
for producing food, feed, fiber, and oilseed crops.
2. Additional farmland of State wide importance are farmlands
that have significant State wide importance for the
production of food, feed, fiber, and crops. Generally,
additional farmlands of State wide importance include those
that are nearly prime farmland but have soil limitations
that are difficult to overcome and that economically produce
high yields of crops when treated and managed according to
acceptable farming methods. Some may produce higher yields
than prime farmland if conditions are favorable.
3. Additional farmland of local importance are additional
farmlands in the production of food, feed, fiber, forage,
and oilseed crops, even though these lands are not
identified as having national or State wide importance.
Where appropriate, these lands are to be identified by the
local agency or agencies concerned. In placed, additional
farmlands of local importance may include tracts of land
that have been designated for agriculture by local
ordinance. This category should not be used without
approval of the State Soil Scientist.
Predominant soil types within Otsego are composed of prime
farmlands and additional farmland of State wide importance. The
prevalence of these soil types suggest that agricultural
activities will remain an important land use throughout the
Town. Conservation of significant farmland should be a defined
policy goal within the Comprehensive Plan to help Otsego deal
with future development pressures.
It should be noted that the farmlands map represents a broad
generalization and as such, should be used only to discuss the
relationships between other, more specific, development factors
such as soil types and topography, etc.
30
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Soil Suitability for Urban Development
Soil types commonly found in Otsego have been grouped into three
cohesive categories (as illustrated on the following map) to
facilitate identification and simplify discussion regarding their
distinctions.
The following list of applicable soils were obtained from the
1980 U.S. Geological Survey and correspond to the soil types as
illustrated on the following soils map.
1. Hayden-Dundas-Peat Association
This soil association is located primarily in the Town's
southwestern corner, making up roughly two-thirds of the
soils in Otsego. The association is gently rolling and has
many flats and depressions. High susceptibility to frost
heave, high shrink -swell potential and normally high
seasonal water table severely limit the use of these soils
for most types of urban development.
2. Hayden -Lester -Peat Association
This association occupies strongly rolling and hilly areas
along the northern and eastern part of Otsego. These soils
have moderate to severe constraints for use as building
sites because of this shrink -swell potential, the frost
heave potential and the problems with the slopes.
3. Esterville-Hubbard-Kadena Association
This association primarily borders the Mississippi River
with nearly level or undulating slopes. The major obstacle
to urban development is the rapid permeability of the soils.
There is a high hazard of pollution to underground water
supplies when these soils are used for on -site sewer
absorption fields. Steep slopes also result in limitation
to urban development.
Urban development has primarily been concentrated in the
northeast corner of the Town and in spot locations throughout the
remainder of Otsego. Soils information should always be utilized
as an integral part of the planning and development process.
Therefore, when questionable areas are an issue, inquiry should
be made regarding more specific soils information within the
Wright County Soil Survey. Soil testing procedures, however,
will clearly provide the best information, when deemed necessary.
32
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33
WETLAND/PONDING AREAS
Otsego contains a number of wetland marshy areas and depressions
which serve as ponding areas for excess storm water runoff during
certain seasons of the year. These areas are valuable for their
role in floodwater retention, groundwater recharge, nutrient
assimilation, livestock watering, and aesthetics. Also, they
provide a natural habitat for waterfowl and other wildlife. The
wetland areas adjacent to Rice Lake and Odell Avenue provide a
valuable natural habitat for wildlife and fowl and as mentioned
in the Community Facilities section, these areas have been
designated by the Department of Natural Resources as protected
natural environment wetland areas. Preservation of the wetland
and ponding areas should be recommended in conjunction with an
integration of park and open space areas.
The marshes, wetlands and' ponding areas also provide a natural
system for managing storm water runoff. Storm water drainage in
Otsego has been handled by natural drainage swales and by man-
made ditches located along the Town's streets and roads. Otsego
has, however, experienced major drainage problems in the past,
primarily in the form of storm water overflow. These drainage
issues may become more pressing as additional development takes
place. It can be anticipated that these problems will continue
and possibly intensify unless a comprehensive storm water
management plan is developed and implemented to control seasonal
drainage problems.
FLOODPLAIN
Also noted on the following map are the areas identified within
the 100 year flood zone according to the National Flood Insurance
Program. It is apparent from the map that areas within the 100
year flood boundary follow the course of the Mississippi River.
Otsego's Floodplain Zoning District was created for the purposes
of inimize
rotecting public health and safety and to m
pproperty
damage and pollution from flood waters. Boundaries for the
Floodplain District are illustrated on the following map and are
outlined on Federal Flood Insurance maps. The standards
contained in this District had been incorporated from the model
floodplain ordinance developed by the Department of Natural
Resources (DNR) in conformance with the Floodplain Zoning Act.
34
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In addition to the Floodplain District, Otsego has an established
Wild and Scenic River Zoning District. This District is outlined
on the zoning map on page 53. The purpose of this District is
to protect and preserve the scenic, recreational, natural and
historical values of the Mississippi River in Wright County by
carefully controlling development of this river corridor
consistent with the State Wild and Scenic River Act and Minnesota
Regulations NR 78-81.
VEGETATION
The existing natural vegetation is identified on the following
map. Within Otsego, areas having flatter topography contain
relatively few massings due to its continuing farm utilization.
The large tree massings appear to be interspersed within areas
Located along the Mississippi River or are scattered throughout
the Town in selected areas.
While vegetation clearly provides a unique character and adds
substantially to the existing desirable qualities of Otsego, the
majority of land in the Town is void of significant tree
massings.
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SUMMARY
o Physical barriers restrict access to Otsego and serve to
isolate the community. Entrance points into Otsego are
generally controlled by another community.
o The pattern of land use in Otsego, as currently developed,
reflects the influence of older agricultural land use
patterns with extending patterns and pressures of
residential development.
o Rural agriculture land use accounts for nearly 79.4 percent
of Otsego's total area. Much of this may be considered
prime agricultural land, and is likely to remain in
cultivation for some time.
o Residential development is dominated by conventional single
family detached homes and manufactured mobile homes. At
this time, there are no multiple family apartment type
dwellings within Otsego Township.
o Roughly 80 percent of Otsego's current dwe]_ling structures
have been built since 1910- Just over 18.5 percent the
Township's dwelling units have been built between 1980 and
1989.
o Commercial land use is quite limited consisting of .3
percent of Otsego's land use and is primarily concentrated
along principal and minor arterials. Commercial development
has occurred along Highway 101 and along County Road 39 and
consists of a car lot, a liquor store, a video rental
operation, a convenience food store, a miniature golf
course, a gas station/convenience food store and a
conference center.
o Presently Otsego has no industrial activity. Any additional
commercial and industrial development will be closely tied
to the provision of future urban service.
o While regular amendments to the Otsego Township and Wright
County Zoning Ordinances have taken place, a comprehensive
review may be recommended to coordinate and relate the
Ordinances within the comprehensive planning process now
underway.
PHYSICAL BARRIERS
Natural environmental features such as bodies of water or abrupt
changes in topography as well as man-made elements of urban
development often act as influences which can constrict land use
and access. In dividing and distinguishing subareas within a
community such barriers become a vital consideration for logical
planning.
Physical barriers in Otsego are found in the form of water
bodies (the Mississippi River), railroad tracks, and major roads.
As illustrated on the following map, such physical barriers have
been identified throughout the Township. As further illustrated,
however, these barriers exhibit varying degrees of impact based
on their proximity and relationship to existing development.
Both the Crow River to the south and the Mississippi River to the
north and west isolate Otsego from neighboring areas due to the
limited number of bridges available for crossing. The presence
of Highway 101 on the western edge of the Town intensifies the
isolation of the eastern portions of Otsego. The absence of a
full interchange at the intersection of I-94 and County Road 19
in the eastern portion of the Town is also identified on the map
as an impact area. The portions of Otsego indicated as impact
areas are those in which significant development has already
taken place in relation to physical barriers.
The impact of physical barriers may be seen to have both positive
and negative aspects. On the positive side, barriers serve to
define cohesive areas and to lend structure to the arrangement of
land uses, often separating uses which would otherwise generate
conflict. On the negative side, barriers may artificially
constrain development, and in separating developed areas, produce
problems of access between related land uses.
Parcels of land currently utilized for agricultural production
can be considered potential development barriers for future
subdivision and urban expansion. Farm production continues to be
an important industry in Otsego with agriculture pursuits
consuming nearly 80 percent of all land located throughout the
Town. As stated within the Soils Section of this report, the
majority of soils in Otsego are considered prime or are of State
wide importance for agriculture production. These factors
suggest that farming will continue to be a vital industry in
Otsego and should influence future land use planning.
Agricultural areas will need to be be designated in the
Comprehensive Land Use Plan and should be protected from
expanding or leap frog development.
The impact of physical barriers in less developed areas should be
approached with an awareness of the potential positive and
negative impacts of existing (or planned) barriers on expected
development. Land use patterns which can take advantage of
potential beneficial aspects, while mitigating negative impacts
should be encouraged.
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43
EXISTING LAND USE
Patterns of land use presently existing in Otsego and uses still
developing show. the influence of several important factors.
These factors include the rapid growth of suburban residential
development in the northeast corner of the Town, and clustered
urban suburban development along the County Road 39 corridor,
Highway 101 corridor and Mississippi River.
Otsego's development pattern demonstrates a concentration of
growth that has occurred in close proximity to the City of Elk
River. The most highly concentrated urban/suburban growth is
Located in the northeast quarter of the Township where access to
Elk River and major road systems are convenient. Both Otsego
and the City of Elk River have experienced similar population
growth patterns suggesting that Otsego's proximity to Elk River
and major road systems are interrelated. The location of major
transportation routes has affected the growth patterns in both
communities, with Otsego `and Elk River becoming "bedroom"
communities for commuters working in the Metro Area and Elk
River. Further expansion in the northeast corner of the Town,
however, should be closely monitored to guarantee expansion takes
place in an orderly manner. Future land use patterns can be
expected to reflect previous patterns with new development in
filling vacant areas adjacent to existing subdivisions and taking
place along major thoroughfares.
In spite of urban expansion, Otsego remains highly agricultural
with 19.2 percent of the Town still in cultivation or involved in
some other farm activity. It is anticipated that much of the
land currently in cultivation or farm activity will remain in
that pattern of land use. Precaution should be exercised with
future development concepts so that intrusion on agricultural
areas can be minimized.
The following map graphically illustrates the distribution and
extent of a variety of land use types in Otsego. A statistical
breakdown of uses observed in Otsego is provided in Table 12.
The following land use table and existing land use map correspond
closely with the existing zoning breakdown table on page 52 and
the zoning map on page 53. Similarities observed between
existing land use existing zoning districts are primarily due to
the reactionary zoning methods practiced by the Wright County
Planning Department. Appropriate zoning designations are only
assigned as parcels become platted or as development takes place.
As illustrated on the land use map, some areas rezoned remain
either temporarily or permanently vacant in the form of
undeveloped lots or outlots.
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45
TABLE 13
1989 LAND USE BREAKDOWN
Urban Residential (0-1 ac)
Suburban Residential (1-2.5 ac)
Suburban Residential (2.5-5 ac)
Rural Residential (5-10 ac)
Semi -Public
Public
Commercial
Railroad
Public Right -of -Way
lacant/Undeveloped
Rural/Agricultural
Lakes/Rivers
TOTAL
Acreage
92
1,029
455
295
10
159
49
18
780
552
15,085
499
19,023
SOURCE: Northwest Associated Consultants,
Rural�Agriculture Land Use
The most predominate land use in
activities comprising 79.2 percent
Based on the Wright County Soil
considered prime agricultural land.
Percent
Of Total
0.4
5.4
2.3
1.6
0.1
0.8
0.3
0.1
4.1
2.9
79.2
2.6
100.0
Inc., 1989
Otsego is agricultural farming
of the Town's total acreage.
Survey, much of Otsego can be
The current pattern of farm types in Otsego includes a number of
agricultural modes. This is the result of a mixed pattern of
Land suitability as well as a changing economy relative to urban
markets. The distribution of predominant farm types is
illustrated on the following map. Dairy cattle farming is
concentrated in the west and central portions of the Township,
while crop farming predominates throughout. Production of beef
cattle and hogs are more limited and are concentrated in pocket
areas between areas of crop and dairy farming. There are only a
Limited number of hobby farms in Otsego and they are located near
the southeast corner of the Township off of 70th Street.
Farm sizes are largest in the northwestern areas, ranging up to
200+ acres. Somewhat smaller acreages are found in the central,
and western districts, with predominantly 40 to 120 acre
operations throughout the remainder of Otsego. The hobby farms
which are concentrated in the southeastern corner of the Township
range from 50 to 70.7 acres.
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47
Residential development has consumed land previously utilized for
agricultural purposes. The sporadic residential development
pattern also tends to interrupt this homogeneous pattern of
agricultural activities. Since 1980, 327 new housing units were
constructed. Based on the density breakdown of the Town, this
new development consumed approximately 1,365 acres of land.
Future development must be planned and controlled to preserve the
agricultural lands and to limit further undesirable urban
intrusions that may inhibit or restrict the free operation of
farming activities.
Residential Land Use
Residential land use occupies nearly 10 percent of Otsego's total
land area. The predominate residential type is single family
homes and mobile homes. Over 80 percent of Otsego's housing
stock has been built since 1970. A survey of housing conditions
reveals that while the majority of housing stock is structurally
sound, various neighborhoods revealed the need for housing
improvements and maintenance to enhance the general character of
the area. Another prevalent problem is lack of uniform control of
outdoor storage within residential neighborhoods. The housing
condition survey identified problems with outdoor storage
unk, recreational vehicles, commercial
relating to unscreened j
vehicles and equipment and the number of accessory buildingse
ring attention have been identified in the
Specific areas requi
housing condition section of this Inventory.
Without available public sewer, Otsego's residential development
has been low density with lot sizes ranging from one to ten acres
in size. The primary concentration of development has occurred
in large subdivisions located in the northeastern portion of the
Town. The subdivisions platted in the mid 1970s provided help
facilitating Otsego's strong growth during this period.
The balance of the Town displays a sporadic development pattern
with small clusters of residential lots interspersed within
. This "shotgun" pattern of development
agricultural areas
interrupts the contiguous pattern of farming activities and
encumbers the previously segregated agricultural uses.
Otsego's mobile home residential land use is concentrated within
the east central part of the Town in three subdivisions and in
one mobile home park with the remaining mobile homes scattered
throughout the Township on single parcels. There are three
mobile home subdivisions located in Otsego: Vasseurs Oak Grove
Estates, 1st-4th Additions, Walesch Estates, 1st and 2nd
Addition, and Praught's Addition. The River Bend Mobile Home
Park is the only mobile home park in Otsego and is located near
the intersection of Highway 101 and River Road. The older mobile
home subdivisions show signs of deterioration with regard to both
structural and site appearance.
The Wright County Zoning Ordinance governs the land use and
placement of mobile home structures on land within the County.
Currently, mobile homes are only allowed in existing mobile home
subdivisions, mobile home parks, or in other areas by conditional
or special use permit.
Mobile Home Subdivisions
Section 302.128 of the Wright County Zoning Ordinance defines
mobile home subdivisions as follows: "Mobile Home, Subdivision-
0A subdivision containing a mnimum of ten (10) lots, allowing
both conventional homes and mobile homes. Existing subdivisions
containing a minimum of thirty (30) percent mobile homes are
defined as mobile home subdivisions."
Vasseur's Oak Grove Estates, Walesch Estates and Praught's
Addition are existing legal mobile home subdivisions. Any new
mobile home subdivisions, however, are no longer allowed to be
platted according to the Wright County Zoning Ordinance.
Mobile Home Parks
Section 302.77 of the Wright County Zoning Ordinance defines
mobile home park as follows: "Mobile Home Park - Any site, lot,
field or tract of land under single ownership designed,
maintained or intended for the placement of two (2) or more
occupied mobile homes. Mobile home park shall include any
buildings, structure, vehicle or enclosure intended for use as
part of the equipment of such mobile home park."
Temporary Mobile Homes
A mobile home may also be placed on a piece of property as an
accessory to a farm through the issuance of a conditional use
permit or in some cases the Wright County Board of Adjustments
may issue a temporary use per for a hardship case. Currently,
mobile homes are not allowed in Wright County under any other
circumstances. Existing mobile homes which do not conform to
existing laws are subject to an amortization period after which
they must be removed.
Medium/High Density Residential Land Use
Medium and high density type residential land use, in the form of
townhomes and apartment buildingshave not
, developed within the
Town. Multiple family housing is closely tied to urban service
and is not anticipated unless urban service becomes available.
Public and Semi -Public Land Use Patterns
A limited amount of land area in Otsego is devoted to public and
semi-public uses (approximately .9 percent of Otsego's total
acreage). This use category includes parks, governmental
buildings, churches, cemeteries, and semi-public utilities
(telephone, electricity, etc.). The basic service orientation of
land uses in the category is reflected in the correspondence of
its distribution to that of residential land use.
Commercial Land Use Patterns
Commercial land use consists of only .3 percent of the total land
use in Otsego with the greatest concentration of commercial land
use in Otsego located around principal and minor arterials.
Development along State Highway 101 and along County Road 39 area
encompasses the most intense and diverse commercial activity with
the bulk of Otsego's retail and service commercial land use.
For the most part, commercial land use is typified by individual
establishments oriented to major intersections or to residential
developments in the form of "convenience commercial" operations.
Mississippi Shores 6th Addition has the highest concentration of
commercial land use located at the corner of County Road 39 and
Northeast Parish Avenue. Commercial activity in this area
includes a child care center, a video rental store, a liquor
store, a convenience grocery store and a mini -golf course.
Mississippi Shores 6th Addition has three commercial zoned
parcels still vacant at this time. Commercial use also includes
a conference center development located on County Road 39 near
the Island View and Arrowhead Estates subdivisions. Other
commercial development includes an auto sales lot and a gas
station food market located along State Highway 101.
Industrial Land Use Patterns
At this time, there are no industrial land uses within Otsego
and, as illustrated on Table 14, 1989 Zoning Breakdown, there
are no industrial zoning districts designated. Industrial land
use in Otsego has been tied closely to the provision of urban
service and is not anticipated to develop until such time as
sewer and water facilities may become available. An opportunity
can be recognized in the access and exposure provided by Highway
101, however, expansion of industrial land use will ultimately be
dependent upon urban service.
50
Undeveloped Land
The undeveloped land identified in the land use breakdown table
and as illustrated on the land use map has been subdivided for
development, but remains vacant. The immediacy of the prospects
for development on these parcels varies considerably and are
closely tied to the current climate in the housing market,
interest rates and other variables. Certain identified parcels
within Meyer Addition, Island View Estates and other areas have
been platted for sometime without complete development, however,
as the housing market variables change, residential
concentrations are more likely to be "filled in".
ZONING
Otsego is currently governed by the Wright County Zoning and
Subdivision Ordinance for code enforcement. Applications and
building permits are issued through the Wright County Planning
and Zoning Department. Subsequently, the zoning map is
maintained and revised at the County level with zoning changes
generally taking place in conjunction with any development
completion. While this continual updating approach has helped
the County maintain its Ordinance as a more effective development
tool, it has produced a somewhat disjointed Ordinance structure
and development pattern for Otsego. Town zoning districts are
subject to expansion by development as it takes place.
The following map illustrates the current arrangement of zoning
districts in Otsego. It should be noted that the existing zoning
map illustrates only those districts that are currently
established within Otsego. An approximately statistical
breakdown of the amount and proportion of land zoned for various
uses is provided in Table 14. A descriptive of all zoning
districts follows Table 14.
51
Zoning District
District Classification
TABLE 14
1989 ZONING BREAKDOWN
Percent Zoning Percent
Acreage Of Total Types Acreage Of Total
A-G Gen Agricultural
A-R Residential
Agricultural
(min. 10 acres) 16,298 87.3 Agriculture 16,298 87.3
R-1 Urban/Rural Transition
(min. 1 acre) 1,756 9.4
R-2 Suburban/
Residential
(min 2.5 acre) 465 2.5 Residential 2,318 12.4
R-2A Suburban/.
Residential
(min 5.0 acre) 97 0.5
R-3 Multi Family Urban -- -- Residential -- --
B-1 Highway Business 35 0.2
B-2 General Business 15 0.1 Business 50 0.3
I-1 Limited Industry -- -- Industrial -- --
TOTALS 18,666* 100.0 18,666* 100.0
FP Floodplain -- --
S-1 Special Protection
Shorelands 155* 0.8 Overlay
S-2 Residential Districts 492 2.6
Recreation
Shorelands 337* 1.8
S-3 Commercial/
Recreational
Shorelands -- -- Overlay -- --
PD Planned Development Districts
(Min. 10 acres) -- -- -- --
W Wild and Scenic Overlay
River -- -- Districts -- --
*Overlay and Floating Districts not included in total acreage.
NOTE: River acreage not zoned, therefore not included in total acreage.
SOURCE: Wright County Planning Department, 1989
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al/A ricultural Districts
A-G Zoning District I for the
The A-G, General Agriculture Districts were iningestablish d i
and en
purpose of preserving, ng the
ipromoteng, ur oses, to prevent
use of land dus for fr gernon1fagm1Cgrowthl andp to protect and
scattered leap
preserve natural resource areas.
AR Zoning District
-
fer
comercial
ed to eerintenselyufdevebopedenresm
This District is creatdential
in
agricultural areas and more
areas, to provide for very low density agriaulturalduses�pmand to
areas especially unsuited to long
allow limited residential dee51°pDensityent lforch wthe A R District is
with an urban level of services*
s* 10 acres*
limited to one dwelling unit p
er
The A-R Zoning District a ingeSOrdinance anst1989,an
There
adopted into the Wright CountY Zonernes in Wright County;
are currently very few A-R zoned prop
none of which are located in°Oltegofalandthis
intimes
Otsego is1zonedrAtG,
on the existing map, the majority Department has
General Agriculture. The Wright County Planning p*ent al
stated that parcels currently zonedbe ezG and
toabut
AtRngAgricaltura1
areas have the potential t
Residential District in the near future.
Residential. Districts
Urban/Rural Transitional District
This District he
is established in areas within the Towurfoseor tof
purpose of allowing°limTOVdderareaban srow;thin the Towth. The wnrwhere urban
this District is p lace and where urban services can be
development can take p
readily extended and provided. This District will be locate
immediately adjacent to cities with existing sanitary sewer
services. Project densities
forunitherRacreistrict are limited to
a maximum of one (1) dwel g
districts are primarily located in the
Otsego's R-1 zoning with additional R-1 districts
northeast corner of the Town,
located along Highway 101 and River Road and in the northwest
Town. Smaller R-1 districts are located near
corner of the
cornert, 70th Street and MacIver Avenue,
LaBeaux Avenue and 80th Stree
and 67th and Oakwood Avenue.
Suburban Residential District
The major purpose of this District is to allow for a "rural
lifestyle" by permitting low density residential development in
blu roect
areas that are marginal or non arelimitedtoramaximum pof]one
densities for the
(1) dwelling unit per two and one-half (2-1/2) acres.
Otsego's R-2 districts are primarily located in the
nnorthaast
corner of the Town, along 70th Street near River Road,
Avenue and 65th Street and near 95th Street and Jambor Avenue.
R-2A, Suburban Residential District
The major purpose of this District is to allow for a "rural
lifestyle" by permitting low density residential development in
areas that are margi2AlDistror ictfarelbimited tole for rlaumaximum Project
densities for the acres.
(1) dwelling unit per five (5)
of
est
ner
Otsego's R-2A districts areacardated Avenue and 70thin thehwStreetrand on
the Town on the corn
Nashua Avenue near 85th Street.
R-3, Multiple Family Urban District
lings
An R-3 District lareestablished
provided twithlocmmunitye watery andsewer
in areas that p
systems or systems approved by the pollution Control Agency, the
iated by specific engineering data.
County Sanitarian and substant
There are currently no R-3, Multiple Family Urban Districts
located in Otsego.
Commercial Districts
Highway Business District
of
A B-1 District is uereabansheaccesd to sibilida ty to te thhighwaysose types to
businesses that req
successfully function. To minimize unmanageable strip
development, B-1 Districts should only allow the type of
businesses that absolutely require highway accessibility.
Otsego's B-1 districts are located on the south side of 90th
Street near the intersection of Highway 101.
55
3-2, General Business District
trict
to
The General Business Distretaillsandtecommercialovudsesa dtosserve
that will allow general
existing population.
located at the intersection of Highway
Otsego's B-2 districts are
101 and River Road.
Industrial Districts
Limited Industry District
The intent of
district that
related to the
the County,
surrounding or
standards that
.he I-11 Limited Industry District is to provide a
will: (1) allow general industrial development
n of
existing development in
hthatbis compatibleewith
(2) encourage p rovide developmental
abutting districts, and (3) p
will not impair the traffic -carrying capabilities
of abutting roads and highways.
There currently are no I-1 zoning districts located in Otsego.
Overla /Floating Districts
FP, Floodplain District
The Floodplain District
the public health and
pollution from flood
Districts are outlined
is created for the purpose of
safety and to minimize property
water. Boundaries for the
on the Federal Flood Insurance
protecting
damage and
Floodplain
Maps.
The standards contimodellfloodplainoodrdinanceldevelopedvb
incorporated from theDNR) in conformance with
been
y the
the
Department of Natural Resources
Floodplain Zoning Act.
The floodplain is illustrated on the map on page 35 in the
natural environment section of this report.
Shoreland Districts
The major purpose of the developments
instthetsshorelandstrof the
density and location of dev p reserve the water
public waters of the County in order to p
quality and the natural chastconform tohthe sstandards and
public waters. These districts
requirements of the State Shoreland Management Acts
56
The regulations in the Shoreland Zoning District of Wright County
apply to all rivers and lakes classified as either Natural
General
Environment (NE), Recreational Development (RD),
or Development (GD) by the Department of Natural Resources.
In July 1989, the State Department of Natural Resources adopted
ations with expanded coverage for areas
new shoreland regul
bordering primary information is available
mary rivers. Once more ilable on
these new standards, analysis will be required to determine their
sissippi and Crow River areas in the
impact upon the Mis
community.
Special Protection Shorelands District
The intent of the S-1, Special Protection Shorelands District is
to guide the wise development and utilization of shorelands of
public waters for the preservation of water quality and natural
characteristics of all public waters in the unincorporated areas
of the County and to manage areas unsuitable for development due
to wet soils, steep slopes, or larger areas of exposed bedrock;
and to manage areas of unique natural and biological
characteristics in accordance with compatible uses.
Otsego has one S-1, Special Protection Shoreland Overlay District
located in an around Rice Lake.
S-2, Residential -Recreational Shorelands District
The intent of the S-2, Residential -Recreational Shorelands
District is to preserve areas which have natural characteristics
suitable for both passive and active recreational usage and to
manage areas suitable for residential development of varying
types including permanent and seasonal housing.
Otsego has two S-2, Residential Recreational Shoreland Overlay
Districts. One is located in and around Mud Lake near
Albertville and the other is located in and around the wetland
located next to Odell Avenue.
S-3, Commercial -Residential Shorelands District
The intent of the S-3, Commercial -Residential Shorelands District
is to provide suitable locations for, and to encourage the
development of, commercial recreation facilities in those areas
A the County which benefit the recreational needs of both
residents and tourists and restrict incompatible commercial and
industrial uses.
Otsego currently has no S-3, Shoreland Zoning Overlay Districts
within its boundaries.
57
at Wild and Scenic River District
of this district is to protect and preserve the
The purpose natural and historical values of the
scenic, recreational, carefully controlling
Mississippi River in Wright County by
development of this river corri
Regulataonsodor consistent wNRh78h81state Wild
and Scenic River Act and Minn
As illustrated on the existing zoning district map, Otsego's Wild
and Scenic River District is located along the edge of the
Mississippi River.
pD, Planned Unit Development
This District establishes provisions for the granting of a
nt
conditional use permit to ofovhe fplannedr a aUnia DevelopmentUnit oPseto
project. The purpose land in
encourage a flexibility in the design and
dacel°tatetthe fadequate
order to promote its appropriate use; and to
and economical provisions of streets and utilities,
preserve the natural and scenic qualities for open areas. A
Planned Unit Development shall be as defined as any project
utilizing ten (10) or more acres of contiguous land.
Otsego currently has no PD, Planned Unit Development Districts
within its boundaries.
Zoning Ordinance
Otsego may determine the need to review the present Ordinance
against the most up-toexecutiodevofopmeComprehensives review
requirements as well as the
with possible revisions of the Zoning Ordinance specifically
tailored to the Town.
Future considerations for zoning policy will include service
Tans. Otsego has no public .water and sewer service
area staging p the City of Elk River has indicated that
at present, however,
extension may be possible into Otsego through their facilities in
the near future. Determining specific development districts
would become subject to utility capiiesin determiningtaboth
plan would become a necdistrictsry gauge
development and zoning
AGE OF STRUCTURES
Patterns of structure age in Otsego reflect a pattern in which a
considerable amount of fairly new development has taken place.
The geographic pattern of this development is illustrated on the
following map. New development has created a core along Highway
39 in the northeastern portion of the Town. New residential
development has also spread to several other locations to the
northwest near the Mississippi River and in scattered locations
throughout the Town.
The geographic pattern of this development is illustrated on the
following map. The map is based on the average age of structures
in subdivision. In terms of the housing stock, U.5. Census and
building permit information provided in Table 14, following,
indicates that roughly 19.7 percent of Otsego's housing units
were constructed prior to 1970, while about 80 percent have been
constructed since 1970. Although structure age considered by
itself is not necessarily a determining factor, it is often the
case that the older portions of a community correspond to those
areas in which substandard facilities and physical deterioration
constitute a problem. The results of the Otsego housing
condition survey will be presented in the Housing Profile Section
of this report.
TABLE 15
HOUSING UNITS BY YEAR STRUCTURE BUILT
Year Built Number Percent of Total
1980-Oct. 1989 327 18.6
1970-1979 1,084 61.8
1960-1969 144 8.3
1950-1959 45 2'6
1940-1949 6 0.4
1939 or earlier 149 8.4
TOTAL 1,755 100.0
SOURCE: U.S. Census of Population
1980-1989 Building Permit Information
59
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60
LAND AND STRUCTURE VALUE
The way in which individuals seek to use land for various
purposes is significantly influenced by the land value structure
in a particular area. With respect to land use planning,
land
value structure indicates whether a proposed location of certain
uses or groups of uses is feasible in terms of land cost and
re in the
whether or not the use as well as the intensity of use a
best interest of the community. Land value structure is also
useful to community officials in determining tax base
distribution.
The map on the following page was derived by taking the current
average market value for development subdivisions in Otsego.
(Public and semi-public facilities and generally undeveloped open
space were not included in the study.) In comparing this land
and structure value map with existing land use, a definite
correlation may be observed between value and use intensity. In
other words, the higher value areas correspond with the
community's commercial areas as well as those with higher density
residential use.
61
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62
SUMMP'RY
ential
will befit from the expanding resthe
o Otsego's growth d
ll enl
western
and employment opportunity growth occurring
metropolitan suburbs.
o Household growth in Otsego is anticipated to add
approximately 327 new households over the next deca e.
o ulation is projected to increase by 945 new
o Otsego s p p ears resulting in a 2000
residents through the next ten yld
population of 6,780• t inhthe 1990sast and assli�ghtly declinies a ng
growth similar to tha
household size.
o The anticipated rate of growth in Otsego could be increased
through the provision of public utilities that would allow
higher residential densities.
o The projected household growth will result in a residential
land absorption of approximately 1,365 acres based on
current residential densities. To plan for the expected
demand and provide for some flexibility, the residential
land demand with overage is 2,048 acres.
with
is
o The projected 2000tsemoescial land commercialdlandddemand iselimited
only 53 acres. O q
due to a trade area that is restricted abeacplopulation
facilities, physical barriers,
limited tradeand a large commuter population.
o Due to the pending improvement of Highway 101, Otsego can
nd
expect additional land deerandrabove
the olocal lcommercial
activities. Acreage,
market land demand, should be added to the community or
of activity. A critical policy issue will be the
this typecommercial service development. This
quality of highway
will relate strongly to the amount of land needed for this
type of use.
ext
thr
o Industrial growth inOtsego
thelabilityltodprovidehsewer the nand
decade. Local interest
will be dthmost
influential varia
water elobles affecting
future economic t
o The need for a Town park system may be premature at this
ns
time due the xistingrationnses
rofnsudde isystem*ities Continued
involved in t
growth may create a demand that will require
Based Based on a standard of 11 acres per 1,000 people,
in 1990 and 87 acres in 2000.
would require 63 acres
65
POPULATION AND HOUSEHOLD FORECASTS
The nature of Otsego's future with respect to housing, retail,
commercial, and market potentials will depend to a great extent
on the population growth which takes place during the next
decade. The future land use considerations should consider land
absorption demands based on the forecasted growth. The
confidence with which future market situations may be assessed is
closely related to the quality of the forecasts employed.
Of current importance to Otsego's developments is the viability
of providing municipal services that would enable the Town to
support urban densities and a greater variety of land use types.
Otsego is working with the City of Elk River in an attempt to
establish a shared sanitary sewer system that may offer Otsego
complete sewer availability in the near future. In administering
the construction and operation of these increasingly costly
systems, the Town must anticipate, if not control, the amount and
location of land where utilities will be available. Only through
orderly and stages development will the Town be able to maintain
a financially responsible management approach.
With the availability of municipal services being uncertain, the
Town's development and growth will remain rural and suburban in
nature. The following projections were developed based on
historic development trends occurring in Otsego and the
surrounding areas. The provision of urban utilities through a
joint use agreement with Elk River would allow for greater
development densities than now being allowed. The availability
of smaller lots within the Town would decrease the cost of
housing within the community and result in a faster rate of
residential growth.
An alternative of the provision of public sewer and water is the
development of a private centralized sewer and water system. The
Darkenwald Riverbend Mobile Home Park provides an example of a
private utility system supporting a higher density development in
Otsego. Further private investment of this type would also
produce a faster rate of growth than what is currently being
projected.
BACKGROUND AND METHODOLOGY
The need for locally focused population and households projection
becomes viable to accurately reflect the land use needs of the
community. Otsego's population and household projections were
based in part on community's demographic profile, development
activity, and regional growth trends that have been identified in
the detailed sections of the Town's developed Planning Inventory.
Analysis of local and regional trends results in the formulation
of the following assumptions which govern the projection process.
Regional Growth
The Minnesota Department of Energy, Planning and Development has
stated that counties surrounding the Twin Cities were expected to
have the fastest rates of population growth in the 1980s, 1990s
and 2000s. The following regional information was obtained from
the State Demographic Office through the Minnesota Department of
Energy, Planning and Development.
Fastest
First a
Growth is
d Second Ri
Projected in
na Suburbs
The fastest rates of population
growth during the 1980s were
projected in the first and
second ring suburban counties
surrounding the Twin Cities,
especially in Sherburne,
Wright, Chisago, Isanti, and
Dakota Counties. These are all
counties that have experienced
rapid growth in recent years.
After 1990, these areas are
projected to continue growing
though at a slightly lower
rate.
Regional Em lit Opportunities
PROJECTED POPULATION CHANGES
1980-1990
In 1980, over 50 percent of Otsego's
commuted 30 minutes or more to their
Without the attraction of a larger
anticipated to remain a bedroom community.
STATE: 7.2'
15.0;' or More
5.0 to 14.9;_
0 to 4.9
Loss
employed labor forces
place of employment.
employer, Otsego is
The Twin Cities Metropolitan Area's population has shifted.
significantly to the suburbs. Between 1980 and 1987, the region
gained approximately 165,000 jobs. Developing suburbs captured
approximately 63 percent or over 100,000 jobs. The Plymouth -
Medicine Lake area was the fastest growing area with 6,500 new
jobs. Minnetonka added over 3,500 jobs. Also Maple Grove and
Brooklyn Park have added new job opportunities through expanding
commercial and industrial development.
67
The significance to Otsego of the rapid growth in the western
suburb employment base is to effectively bring more of the
Metropolitan Area employment opportunities within a 30 minute
drive from Otsego. This greatly adds to the Otsego
attractiveness as a desirable and affordable place to live, while
having reasonably good paying jobs in the Metropolitan Area
within a reasonable driving time.
Local Growth
Local growth is restricted by the lack of available public sewer
and water that would allow for more intense urban land and
densities. Without urban service, residential land uses will
continue to develop at rural/suburban densities ranging from one
acre lots to five acre lots.
Between 1980 and 1989, Wright County issued building permits for
327 housing units. The predominate housing type consists of
detached single family homes and mobile homes. As illustrated in
Table 16, Otsego development has fluctuated through the decade
reflecting extraneous economic and market trends occurring at the
time. Future growth is assumed to also fluctuate, however, the
Town can assume a development rate similar to that in the 1980s.
TABLE 16
1980-89 OTSEGO RESIDENTIAL BUILDING PERMITS
No. of
Units
50
.�
40
30 : ,0,�� , #01un��piunultnn����
10
00
20
♦00000000�
10 '�`♦
0
Year 1980 81 82 83 84 85 86 87 88 89
Actual No.
of Units 59 52 10 22 22 43
SOURCE: Otsego Building Permit Information,
63
30 31 30 28
1980-1989
The primary source of additional population in Otsego since 1970
has been the migration of young families with children.
Affordable low density housing opportunities and current
demographic characteristics in Otsego suggest that the continued
in -migration this socio-economic group will play the primary role
in Otsego growth through the year 2000. This socio-economic
group will serve to maintain Otsego's average household size
which is significantly larger than the average for Wright County.
Protections
Based on the aforementioned regional and local growth and
demographic assumptions projection for population and households
have been formulated for Otsego. The Otsego 1990 population is
estimated to be approximately 5,835 people. This estimate is
reflective of the 327 new housing units constructed in Otsego
during the 1980 and the anticipation that the Town has maintained
its large household size.
Without public utilities, the Town will be limited to low density
single family development. The expanded employment base of the
western metropolitan suburbs should help to maintain residential
development interest in Otsego. It is anticipated that Otsego
should be able to maintain an annual average development rate of
33 dwelling units per year through the year 2000. This
development rate and a slightly declining household size should
result in a year 2000 population of approximately 6,800
residents.
TABLE 17
POPULATION AND HOUSEHOLD
TRENDS AND PROJECTIONS
1980 1988 1990 1995 2000
Population 4,769 5,767 5,835 6,310 6,780
Households 11398 1,697 1,725 11890 2,055
Household
Size 3.41 3.39 3.38 3.33 3.30
SOURCE: 1980 U.S. Census
Otsego Building -Permit Information 1980-1989
Northwest Associated Consultants, Inc.
2010
7,900
2,450
3.22
General Impact of Projections
While detailed examination of the impact and significance of
projected population and households will be included in the
remainder of this report, some general observations may be made
at this point. These observations deal basically with the
relationships projected to exist between growth and the
established base which supports and absorbs it.
Table 18 transforms the projections of Table 17 into unit
additions, gross percentage changes, and effective compounded
annual percentage growth rates. Noting this, it is apparent that
while the volume of growth will remain fairly constant, the
portion of the base (or percentage increase) represented by these
units of additional growth will decline.
TABLE 18
PROJECTED POPULATION AND HOUSEHOLD UNIT ADDITIONS,
GROSS PERCENTAGE CHANGES AND EFFECTIVE (COMPOUNDED)
ANNUAL PERCENTAGE GROWTH RATES
Population
Households
Population
Households
Population
Households
3,243
950
Unit Additions
1,066
327
Gross Percentage Changes
212.5
217.9
Effective
12.0
12.6
22.4
23.4
1990-2000
945
330
16.2
19.1
(Compounded) Annual Percentage
2.0
2.2
SOURCE: Northwest Associated Consultants, Inc.
October 1989 Otsego Building Percent Data
1980 U.S. Census
70
Several Sianificant Observations
o Otsego growth is projected to remain fairly constant through
the year 2000.
o While volume of growth is anticipated to remain constant, it
will represent an increasingly smaller portion of Otsego's
growing base population. The percentage of increase will be
lower and lower farther into the future.
o The land availability with Otsego and the community's
proximity to an expanding employment base in western
metropolitan suburbs provides an attractive incentive for
continued population and household growth.
o The Otsego projections are based on rural suburban
development densities. Many factors could contribute to a
more dramatic community growth. Factors including major
transportation system improvements, the introduction of a
major employer to the area, or the availability of public
utilities could result in greater development interest in
the community and therefore a faster growth and development
rate.
71
LAND DEMAND AND ABSORPTION
The growth trends and projections provide some foundation for
projecting land use demand for the next decade. Using the
information available in the social and physical profile of the
Planning Inventory, land demand forecasts for each land use
category, residential, commercial, industrial, and park land have
been formulated.
Residential
Aside from agricultural land use, residential development is the
most predominate land use within the community. This development
trend is projected to continue through the next decade.
Without the availability of public sewer and water, residential
development in Otsego will continue to consist of large lot
single family residential development. Review of the existing
residential land uses reveals the following densities breakdown.
TABLE 19
EXISTING RESIDENTIAL LAND USE BREAKDOWN
Percent of
Residential
Acres Development
Urban Residential (0-1 acre) 92
Suburban Residential (1-2.5 acres) 1,092
TOTAL
1,934
SOURCE: Northwest Associated Consultants, Inc.
5
100
In projecting the year 2000 land demand, the future growth is
assumed to follow the existing development patterns with the most
popular lot size being 2.5 acres. Over the next decade, Otsego
is projected to add 330 new households. As shown in Table 20,
these new households will consume approximately 1,365 acres.
72
Table 20 also shows a calculation of demand with overage. This
statistic multiplies the demand by 1.5 to provide some additional
bounce in the land absorption projection to anticipate any surge
in growth above the household forecasts. In establishing the
future land use plan, Otsego should use the residential demand
with overage assumption when designating the amount and location
of residential growth.
TABLE 20
1990-2000 RESIDENTIAL LAND DEMANDS
(Acres) (Acres)
Total Demand
No. of Land With
Units Demand Overage
Urban Residential 17 17.0 25.5
Suburban
Residential (R-2) 185 462.5 693.8
Suburban
Residential (R-2A) 79 396.0 594.0
Rural Residential 49 490.0 735.0
TOTAL 330 1,365.5 2,048.3
SOURCE: Northwest Associated Consultants, Inc.
73
Commercial
Otsego is in the early stages of urban development that has
resulted in a significant increase in population since 1980. In
looking to the future, the City must give attention to the
commercial retail needs of its residents. This will become even
more critical if public sewer and water becomes available and
more intense urban development begins. In identifying retail
commercial locations and land absorption, a number of criteria
must be considered. These criteria give attention to trade area,
retail locations, amount of commercial land, and type of
commercial uses. The following paragraphs apply these general
market criteria to Otsego to provide some insight as to
anticipated commercial land absorption and potential locations
for commercial land use.
Using a land absorption model developed by the Metropolitan
Council, the following commercial land use demands were developed
based on Otsego population and household pro3ections.
TABLE 21
1980 TO 2000 COMMERCIAL LAND USE ABSORPTION
Population
Household
Commercial Demand
Demand w�Acreage
1980
4,769
1,395
23 acres
34 acres
1990
5,835
1,725
30 acres
45 acres
SOURCE: Northwest Associated Consultants, Inc.
2000
6,780
2,055
35 acres
53 acres
This model suggests a commercial land absorption of 35 acres by
the year 2000. Under this scenario, the existing 49 acres of
commercial development should satisfy current and future local
commercial demand.
Currently, some of the demand is being fulfilled by a commercial
area located at the corner of County Road 39 and Parish Avenue.
The commercial facilities in this area include a child care
center, video rental, liquor store, convenience grocery store,
and miniature golf course. This area provides goods and services
required by Otsego residents on a day-to-day basis.
74
To expand the commercial development potential within Otsego, the
Local trade area population must be increased. This can either
occur through continued local population growth within the Town
boundaries or by expanding the trade area boundaries. Local
population growth is limited by the area's residential market
demand and the lack of municipal utilities which prevents urban
densities. Expanding the local trade area would involve
attracting customers from outside Otsego.
Trade Area Potential
The trade area is the geographic area from which a commercial use
attracts the majority of its customers. The trade area concept
assumes that all things being equal, people will travel to the
nearest commercial facility. In this light, travel distance is
the major parameter determining the trade area. Other factors
influencing the size of a trade area include location, size and
type of competitive facilities, local travel patterns, physical
barriers such as parks, rivers, freeways, etc.
The size of a trade area also depends on the type of goods or
services being offered. Convenience goods include day to day
items such as food, gas, hardware for which people not typically
comparison price shop. Shopper's goods include items such as
clothing and furniture for which people are willing to travel
farther to obtain a better deal. A convenience goods trade area
is typically characterized as being a one to two mile radius with
an urban development setting. In a rural or suburban setting
where development and population is less dense, the convenience
good trade area is typically expanded to a three to five mile
radius. Due to the nature of shopper's goods sales, it must rely
on larger trade area, typically this trade is ten miles or
greater depending on the aforementioned trade area limiting
factors.
Otsego's potential trade area is influenced by both established
competitive commercial locations and physical barriers.
Competitive Locations
In addition to Otsego's local commercial area, Otsego is also
served by retail locations in a number of surrounding
communities. The trade area map on the following page
illustrates the locations of nearby established retail locations
that compete for customers within Otsego.
Elk River, Buffalo, Monticello, Maple Grove and Anoka have been
identified as shopper goods locations that draw from Otsego.
Additionally, the Twin Cities Regional Shopping Centers also
attract customers from Wright, Sherburne and Anoka Counties.
These communities offer a full variety of both convenience and
shopper good facilities. The larger selection of businesses,
goods and service, as well as easy accessibility, expand the
commercial drawing power of these commercial locations.
75
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76
Smaller convenience goods retail facilities exist in the Cities
of Rogers, Big Lake, Albertville, St. Michael and Dayton. These
commercial locations are more limited in scale and variety of
retail facilities than the shopper goods locations. The
convenience goods locations compete in smaller trade areas for
the day-to-day household and automotive items. The trade area of
the aforementioned communities encompass Otsego from various
directions.
Physical Barriers
The Mississippi River, Crow River and Interstate 94 are physical
barriers that influence the commercial market potential of
Otsego. The barriers restrict access into Otsego and result in
other competitive commercial locations to have a business
interception advantage on Otsego commercial locations. The
concept of business interception is based on the premise that
consumers will not travel through a business district to obtain
the same product farther on. Consumers will follow traditional
commuter routes and patronize a business location that is in
route and easily accessible rather than travel to an inconvenient
location.
The Mississippi River and Crow River channels the traffic to four
streets entering Otsego. County Road 42 and State Highway 101
both run through Elk River before entering Otsego on the north.
Travelling east on County Road 36 leads into Dayton and
subsequently, into Champlin and Anoka. Dayton provides some
marginal convenience goods competition, however, Anoka offers a
full range of retail goods and services. Rogers surrounds the I-
94/Highway 101 interchange. To date, Rogers commercial
development has been limited to highway -oriented convenience
goods. However, the Rogers interchange area offers high
visibility and accessibility for commuter traffic that will be
attractive to future commercial development when area market can
support increases. Albertville surrounds the I-94/County Road 37
interchange. Like Rogers, Albertville hopes to take advantage of
the freeway access to promote future commercial growth.
In addition to the aforementioned communities, shopping
facilities in Maple Grove, Plymouth, Brooklyn Park and Brooklyn
Center also offer convenient regional shopping opportunities for
commuters who live in Otsego and surrounding communities but work
in the Twin Cities.
77
Sales Strength
Table 22 illustrates the sales trends occurring in communities
surrounding Otsego. The larger communities offering both
convenience and shopper retail facilities display significant
ted to the dramatic
growth in sales. This can be attributed
population growth occurring in western Hennepin and eastern
Wright Counties. Following the residential growth, new
commercial facilities have to be developed in Maple Grove and
Plymouth to serve new residents. Improved community access due
to I-94 and Highway 169 have also resulted in expanded commercial
growth in Monticello and Elk River.
The smaller communities have primarily convenience goods and
services. The retail locations have also benefited through the
residential growth and improved accessibility. With the
exception of Dayton, each of the convenience goods communities
have experiencebetweegn1983aandincrease in the number of retail
establishments
Without significant change in population, the demand for
additional retail commercial development will be minimal. The
Town in planning for future commercial area should be sensitive
to the amount of land designated for such use to avoid premature
development. The Town can be responsive to future commercial
needs by earmarking locations that offer high visibility, good
accessibility, proximity to developed neighborhoods and major
streets and sites that have reasonable size, shape, topography,
and soils to accommodate a high quality commercial development.
Highway. Commercial/Service
An uncertain area of commercial land demand is for radewof
commercial/service activities. Due to the pending upgrade
Highway 101, interstate as well as interstate through traffic to
and from recreational areas in northern Minnesota is expected to
substantially increase. This will afford Otsego an expanding
opportunity to capture an increasing amount of retail sales and
service income. This potential and the resulting development
possibilities needs to be considered and addressed as part of the
community's Comprehensive Plan. A major factor influencing the
t this market need will
amount of land required to meell be the
quality and standards imposed upon such developments. It is
expected that higher standards will serve to somewhat limit
demand. This will, however, have to be considered in
relationship to community benefit in terms of community quality
as well as tax base.
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Industrial
Projecting industrial
the standpoint that the
industrial development
growth will depend on a
Limited to:
land demand for Otsego is difficult from
Town is a bedroom community with no
existing to date. Future industrial
number of variables included but not
1. The Town's position and policy on the promotion of the
community for economic development.
2. The lack of public sewer and water will serve to restrict
the size and type of industries that may be accommodated in
Otsego.
3. The Town's ability to compete for economic development with
other nearby communities with established industrial parks.
Elk River, Anoka, Rogers, Albertville, Maple Grove and
Plymouth each have industrial parks and economic development
plans.
Based on the physical and economic constraints, industrial growth
in Otsego will most likely be characterized by smaller dry
industries with a small number of employees that are developed or
initiated by a developer or resident having a local interest in
tsego. Development of this type is typical, sporadic and
O
spontaneous. In planning to address future. industrial
development need, the Town may choose to identify future
development locations that may serve this purpose.
Locations suitable for industrial development should take into
account the following elements:
1. The site should be reasonably level and offer a site area
that is capable of accommodating industrial bungs and
required ancillary activities (i.e., parking, shipping and
receiving, outdoor storage, etc.).
2. The site soils should be well drained and capable of bearing
heavy loads. soils must be capable of providing for an on -
site sewer system.
3. The site should be flood -free.
4. The site should take advantage of available community
transportation facilities, such as highways or railroads.
5. The site should be protected from residential encroachment
or incompatible industrial neighbors.
6. The industrial area should allow for further future
industrial expansion.
The most popular lots for industrial parks have ranged from one
to five acres with the building coverage of the lots ranging from
25 to 50 percent of the lot area. A ten acre allocation in an
area that meets the aforementioned criteria should serve to
accommodate Otsego's industrial growth through the year 2000.
Park Land
Otsego's recreational park needs are now being served by Otsego
County Park and Recreational Facility. This 30 acre park
provides for a full range of recreational facilities including
trails, canoe river access, picnic facilities, play fields, tot
lot and public toilets.
The suburban densities and lot sizes reduce the need for town
parks by providing recreational, open space in each lot.
Continued residential growth and greater densities may generate
greater demand for some organized recreational facilities. Under
this condition, the Town may wish to identify potential park land
areas.
Otsego's suburban densities and lot, sizes reduce the need for
town parks by providing lot area to accommodate private
recreational activities. Continued residential growth may,
however, generate greater demand for some organized public
activities and public facilities. The provision, maintenance and
administration of a recreational program and community park
system is complicated and an expensive investment that the Town
may not be willing to undertake at this time. For planning
purposes, a rule of thumb for amount of public park land is 11
acres for each 1,000 people of population. Under this scenario,
Otsego will need approximately 63 acres of park land in 1990 and
87 acres by the year 2000.
SUMMARY
o The Minnesota Department of Highways has developed a
functional classification system for Otsego based on
anticipated usage from five to ten years in the future.
o Traffic volumes on Otsego's streets and highways are
increasing along with population and development. Between
1984 and 1988, traffic levels grew at an annual rate of
approximately 7.5 percent.
o Town street improvements are continuing to serve new
development, while state and county highway construction and
maintenance has been oriented to extend and improve the
overall circulation network. Specifically, the upgrade of
that portion of Highway 101 which lies within Otsego from a
two lane to a four lane expressway is likely to reinforce it
as a major transportation corridor and influence the pace
and location of development within Otsego.
STREET AND HIGHWAY NETWORK
While Otsego does contain a number of transportation modes,
primary emphasis in this section will be placed upon the Town's
transportation "network" which includes the street and highway
system. The significance of these developing networks in terms
of economic social and. recreational considerations makes them a
central concern for comprehensive planning.
Other transportation modes including the Burlington Northern Rail
line, the abutting Mississippi River, and neighboring airport
facilities are essentially fixed and serve a more specialized and
concentrated clientele which lie outside the Town boundaries.
Functional Classification
The functional classification system for the Town's streets and
highways, developed by the Minnesota Department of Highways, is
illustrated on the following map. Traffic volumes which were
considered in the designation of these classifications will be
examined in the next section. The functional classification
system is based on anticipated usage from five to ten years in
the future and is constructed consistent with standards for
functional classification described in Table 23. This
classification system will have considerable impact on funding
assistance and design criteria for future network improvements,
especially in regard to state and county funding and
administration.
Traffic Volumes
The growth of population within the Town has been accompanied by
increases in the volume of traffic carried by streets and
highways. The following map shows traffic volumes for major
thoroughfares in Otsego for 1984 and 1988. In almost every
case, the 1988 volumes show a significant increase over the 1984
volumes. While these increases are quite substantial along
certain linkages, the' average annual growth rate in traffic
volume is roughly 7.5 percent over the four year period.
The patterns of traffic shown on the following
Town's most dominant circulation routes occur
Both Interstate Highway 94 and Highway 101
principal arterials and provide high speed, high
routes between major centers and distributors.
:.
map indicates the
at its periphery.
are classified as
volume vehicular
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T/1BLE 23
FUNCTIONAL CLASSIFICATION SYSTEM FOR STREETS AND HIGHWAYS
Service Characteristics
Accessibility Focus
Level of Mobility
Access
Service
Performed
Deployment Characteristics
Geographic Coverage
Areas Linked
Spacing Between
Roadways
Location
Route
Continuity
System Characteristics
System Linkages
Intersection Characteristics
Parking
Large Trucks
Management Tools
Typical Physical CharacterlaUca
System Mileage
Percent of Travel
Vehicles Carried per day
Posted Speed Limit
Right -of -Way
Transit Priority
Prian pal Arleriul
ar
Entire Saves -County
as
Provides high level o[ nto-
bflily within Metropolitan
Urban Service Area (MUSA)
!F to major outdate cities
Access only W Intermediate
and selected minor arterials
Line haul iunclion fur
nil trips served
Deployed over entire
hlelropolitan Urban
Service Area (MUSA)
Connects all subtegions
with one another ✓i< with
Motro Conters, Cumec-
liun to outstate
9-G miles depending os
trip density, transit,
minor arterial spacing C,
location of ex: Sting
I¢Cifities
In nawrnl cumnwNty
aeporallons dofining
development and not
separating it
Cocitations over entire
MUSA
Ulher principal arlerlals,
intermediate arterinle &
minor arterials
Grade separated with limited
high capacity elgnallzed
intersections
None
Unrestricted
Ramp ntetering, Iralilc
signal liming, no land
access, preCeronttai
treatment for transit
Intermediate Arterial
Within and between several
adjacent subregions
Provides high level of mobility
between subregions
Access bt minor arlerlals and
major traffic generators
Line haul Cunctiun iur most
trips served
Deployed over several subregions
as a function of principal and
minor arterial spacing and services
performed
Corrects subregions
1-3 miles dependbtg on spacing
of principal and minor arterials,
h•ansit, trip density and loca-
ltun of existing facilities
to natural wmmunity separations
definittg development and not
separating it
Coptipuous between subregions and
between principal arteriela
Prinolpal arterials, other iuter-
medlnle arteriela, and nUnur
arlerlals and wlleclions
Righ capacity signalized inter-
aectiune with limited grade
separation
None
Unrestricted
Ramp metering, traffic signal
tinting, staging u[ reconstruc-
tion, Ind access spacing
Minor Arterial
Wllhin subrogtons and
belxean adjacent
subregions
Provides subregiosnl
nubility
Emphasis on collectors
and major traffic
generators
Line haul function Cur
subreglonal travel -
some collection and
disu•ibutlun
Deployed over sub -
regional area
Connects adjacent sub-
regions end acltvlty
centera within sub-
reglons
0.5-2.0 nUles
Collector
Within subregions
htobility balanced
x•ith load access
DICCCt land actress
with emphusis on
access at local
streets
Primarily serves
colieclDr and dis-
trlbulloa function
tor arterial grid
Ueployed inside
subregions
Corrects neigh-
Iwrlwoda within
and between sub -
re
0. 25-1.0 mile
Un edges of Jevelapment (M edges or within
and neighborhouda neighborhoods
acros
L•uminuous between txu Disoontlnuuus
Individual aubregtons,
x•ithln subregions and
s arterial facilities
west
Wilhln
and
lead
neighlwrhuods
other homogeneous
use areas (parks,
induett•lal, etc.)
Mobility act
considered
lllrect land access
Almost exclusively
wllectiun and
dtalributies
Deployed within `
neighborhooJa end
other homogeneous
land use areas
Conneols blocks
within neighborhoods
and specific activities
witM
n hutnogeneous
land use areas
1 block
use
\Vlthin neighlwrhoods and
other homogeneous land
areas
DlaconU¢uoua
Prtncipot arturlala, hUnor arterials, other Colleclm•s, other local
intermediate arterials, collectors, local streets
other in nor arterinle streets
& collectors
Traffic signals with 4-way stops and some As required
limited cross street stops traffic signals.
Local streets stops
liestricled - none in Restricted as Unrestricted
peak hour necessary
Unrestricted Restricted as Restricted
necessary
Trat[in signal timing, Continuity, number Slop signs, cul-de-sacs,
land access spacing, of lanes, traffic diverters
pre[erenlial treatment signal timing, land
for transit access
- 5'b
3SL 15'li 10',b - 15'� G5$ - 75'iu
m
30`•L - 50'b 30`,L - 30',L 26';0, - 45'7v 5'£ - 155G lOT- 2090
20, 000 to 100,000 10,000 to 50,000 71500 to 30,000 1,000 to 15,000 aximum 1,000
40 - 55 35 - 55 35 - 45 30 -35 maximum 25
150 .3001 - 80 - 120' SO - 120' GO - 100' 60 - 70'
Prtority to multi -person Priority to multi -person vehicles Subregional transit As required Generally discouraged
vehicles with provision with provision for transit on all previsions on all mutes depending on vehicle size
for transit on all routes mutes (shelters and pull outs)
SOURCE: Metropolitan Council
Improvements
According to a Minnesota Department of Transportation
representative, the State plans to upgrade that portion of
Highway 101 which lies within Otsego from a two lane to a four
Lane expressway. Construction is expected to begin in 1994.
Specific improvement is to occur upon a seven mile stretch of
highway located between Elk River and Rogers. Project components
include grading, resurfacing, and a new bridge over the
Mississippi River. The upgrade of the highway will limit direct
site and street access and reinforce it as a major transportation
corridor. This will influence the pace and location of
development within Otsego.
The City of Albertville has expressed a desire to construct a
full interchange at the intersection of Interstate 94 and County
Highway 19. While such an improvement would lie outside the Town
boundaries, it would have a significant impact upon both
Albertville and that portion of Highway 19 which does lie within
Otsego. If an interchange is constructed, Highway 19 would
Likely experience a significant increase in traffic volume which;
in conjunction with convenient access to I-94, would make the
corridor attractive to future development. It should be noted
that the Minnesota Department of Transportation has indicated
that there are no plans to complete the interchange at this time.
The eventual completion of the interchange may therefore require
at least partial funding by the City of Albertville.
RAIL FACILITIES
As shown on the map on page 85, a Burlington Northern rail line
bisects the southwestern corner of Otsego. The railway division
of MnDOT has indicated that one northbound and one southbound
train pass through the Town on a daily basis. While passenger
service is not provided, freight service could be made available
on selected adjacent sites. To date, this potential rail service
has not been exploited as all abutting property exists as
undeveloped, agriculturally used land. Potential for utilization
would be quite limited, however, due to its location in the very
southwest corner of the Town.
AIRPORT FACILITIES
As shown on the following map, Otsego lies proximate to a number
of airport facilities. Minneapolis -St. Paul International serves
as the region's major airport by providing area residents with
air access to national and international markets. Other area
airports serve primarily to relieve the major airport and serve
corporate and small aircraft and accommodate the recreational
needs of area residents.
BUS SERVICE
Commercial passenger bus service is not provided within either
the Town or the City of Albertville. Greyhound Bus Lines,
however, does provide passenger service to the City of Elk River,
which lies just north of Otsego on Highway 101. Similar to air
service, the majority of Otsego bus travel needs are provided by
the larger population centers which surround the Town (i.e., St.
Cloud, Buffalo, Minneapolis).
SENIOR CITIZEN TRANSPORTATION
Wright County Human
transportation service
residents who volunteer
to door ride service.
Services
provides a
on a County -wide basis.
their time and private
91
senior citizen
Drivers
are
area
vehicle
for
door
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SUMMARY
o Otsego County Park and Recreational Facility is currently
the only park located in Town. The thirty acre park
provides a full range of recreational programs. The County
Park will be expanded in 1993 to include 55 additional acres
west of the existing 30 acre park.
o The Town's government operations are currently housed in a
small older facility. The construction of a new town
services facility to relieve space restrictions and unify
certain Town functions has been under consideration.
o Police protection is provided through the Wright County
Sheriff's Department.
o The Elk River and Albertville Fire Departments provide
volunteer fire fighting services to Otsego.
o Students in Otsego are served by three school districts and
fourteen school facilities, several of which are at or near
capacity levels. Expansions and additional facilities are
being planned for and budgeted to fulfill anticipated future
needs.
o Otsego's water, sanitary sewer systems are all currently
private. Discussions and meetings have been held regarding
the extension of cooperative facilities into the Town of
Otsego from Elk River. Pollution issues and continued
growth pressure are serious enough issues to require
immediate attention to establish a public facilities plan.
95
Otsego County park and recreational facility is currently the
only park within the Town. As illustrated on the following
Community Facilities Map, Otsego County Park covers roughly 30
acres and is located off of Great River Road (CSAH 39). one mile
south of Elk River. The park is adjacent to the Mississippi
River and includes such amenities as picnic areas with shelters,
Limestone trails, a play field, a tot lot, toilets, and canoe
access. Park amenities are provided with no entrance fees.
Recently, the park has also been extensively involved with a
prairie restoration project.
Otsego County Park has been slated for expansion over the next
three years and is anticipated to be completed in 1993. As
illustrated on the map on page 98, expansion plans include the
acquisition of 55 additional acres to the west of the existing
park The estimated $134,000 expansion plan will include the
extension of the existing trail system, and the park's prairie
restoration project.
As a developing community, Otsego will need to acquire park land
holdings in anticipation of growing development and growing
demand. Park land acquisition, through the "park land donation"
requirements in the subdivision process, is an approach that will
yield an economical method of developing park land for the Town.
While park land acquisition has been gauged along with and
according to the subdivision development process, Otsego will
need to begin anticipating future recreational demands. A
comprehensive look at current and anticipated park demands and a
Look at the existing natural features located within Otsego is
needed to identify future park land development areas.
Otsego County Park is well located with respect to the population
it serves, however, future demand for public open space will
increase as development takes place. An evaluation of additional
park facilities dispersed throughout the developing areas can be
identified as an issue to address during the comprehensive
planning process.
Additional notable elements of Otsego's park system are the
wildlife management areas located around Rice Lake and near 67th
Street and Odell. These areas are currently owned by the State
of Minnesota and are managed by the Department of Natural
Resources.
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PUBLIC FACILITIES
Government Buildings
As depicted on the following map, Otsego's governmental building
is located on 95th Street (CSAH 39) and Nashua Avenue. The Town
Hall facility is quite old and has become inadequate to house
some of the public hearings and meetings because of its limited
seating capacity. As a factor of identity and community pride,
the investigation of a new Town Hall facility is to be cited as a
priority during the planning process. The Town will have to
conduct a detailed "needs" analysis to determine the scope of a
new Town Hall facility. This "needs" analysis must include
estimated future community growth demands so that a new facility
is able to handle future development trends.
Police Protection
The Town of Otsego currently contracts with the Wright County
Sheriff's Department for police protection and enforcement. One
patrolman is assigned to Otsego on a daily basis with an
additional patrolman dispatched to Otsego, Albertville and St.
Michael on a surveillance route completed three times daily.
Fire Department
The Town of Otsego contracts with both the Albertville Volunteer
Fire Department and the Elk,. River Volunteer Fire Department.
Properties to the west of Nashua Avenue are serviced by the
Albertville Volunteer Fire Department. Properties to the east of
Nashua Avenue are serviced by the Elk River Volunteer Fire
Department.
SCHOOLS
Otsego residents are served by three independent school
districts. These include St. Michael -Albertville 885, Elk River
728, and Monticello 882. These school district boundaries are
illustrated on the following map. District 728 covers the
largest portion of Otsego and significant but smaller portions of
the community are served by Districts 882 and 885.
Districts 728, 882, and 885 serve considerable areas outside of
Otsego and have all of the District's facilities located outside
of Otsego boundaries. The facilities that serve Otsego are
illustrated on Table 24 and. indicate the current 1989
enrollments.
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Growth in student populations in the Otsego area have increased
in recent years, with projections of additional growth at a
slightly less rapid rate than between 1970 and 1980. In 1980,
36.3 percent of the population was between 5-24 years old or in
the "school age" category, with pre-schoolers of between 0-4
years of age making up 15.9 percent of Otsego's population.
Monticello School District 882 has experienced a surprisingly
constant rate of growth in student population over the past five
years of between 1.5 to 4 percent per year. Five year
projections are anticipated to stay much at the same level.
Factors influencing future enrollment in District 882 include the
recent promotion of Monticello's new industrial park and
extensive pending residential development. If successful in
these development ventures, District 882 may see increased future
enrollment. Even with their relatively low growth levels,
District 882 has already reached the capacity levels of their two
elementary schools. A new elementary school is currently being
considered for this District with a bond issue pending.
District 728 (Elk River) has experienced 3.2 percent growth
levels over the last five years and is anticipated to experience
increase in enrollments over the next three
a 3.4 percent annual
years. The Elk River school district has anticipated that they
will need to add an additional elementary school in the next
three to five years to accommodate enrollment levels.
District 885 (St. Michael/Albertville) has experienced 4.5
in the past ten years and have
percent annual growth levels
projected increases of 5-6 percent per year over the next five
years. Currently, the St. Michael/Albertville middle school and
elementary school is operating over capacity.
Increasing enrollment projections in Districts 728, 882, and 885
and filled capacity levels of facilities will impact the
anticipated enrollment needs of Otsego. Enrollment increases and
capacity levels will precipitate new construction in the future.
If Otsego's growth trends continue with increases in the school
age population, the issues surrounding school capacities and
district enrollment will need to be incorporated in the
comprehensive planning process.
101
TABLE 24
SCHOOL DISTRICT STATISTICS
Enrollment Capacity
District 882 Monticello
Monticello High School 9-12 788 Science
Area
Monticello Middle School 6-8 573 N/A
Pinewood Elementary -East K-2 745 Over
Pinewood Elementary -West 3-5 707 Over
District 728 Elk River
Elk River Senior High School 10-12 1,259 N/A
Vandenberge Middle School. 7-9 679 N/A
Hanke Elementary 633 All in
Lincoln Elementary 426 the next
Parker Elementary 651 3-5
Rogers Elementary 747 years
District 885 St. Michael/Albertville
5t. Michael/Albertville High School 343 N/A
St. Michael/Albertville Middle School 385 Over
St. Michael/Albertville Elementary 611 Over
Not Available
SOURCE: School Districts 728, 882 and 885
Water and Sanitary Sewer System
Otsego is currently without public sanitary sewer and water
facilities. The sewer and water needs of the area are currently
provided by individual on -site sewer systems and individual
wells. There is, however, one private sewer system located in
Otsego. The system is part of the River Bend Mobile Home Park
near Highway 101 and River Road. The sewage treatment facility
is maintained by the park owner although Otsego has some joint
legally assigned responsibilities for the systems operation.
Land use potential, in terms of the water and sanitary sewer
systems needed for development, are controlled through the
functions of the Wright County Zoning and Subdivision Ordinance.
Potential lot size must be sufficient enough to permit
installation of individual sewage disposal systems in accordance
with all requirements of Section 716, Sewage Disposal Standards,
of the Wright,County Zoning Ordinance. Percolation tests, soil
tests, and test borings are required for approval by the Wright
County Inspection Department prior to the issuance of building
permits. Ground water contamination and pollution issues have
currently become serious enough issues in Otsego to require
immediate attention to establish a public facilities plan.
102
Continued growth pressure will increase the need for immediate
attention of these issues.
Discussions and meetings between the Otsego Town Board members,
Town Engineer, and the City of Elk River have taken place
regarding the extension of cooperative facilities into Otsego
from Elk River. An overall facilities system plan, however, will
need to be recognized as dependent upon the Town's Comprehensive
Plan. The Comprehensive Plan will define development patterns,
density and geographic need for the implementation of facilities.
STORM DRAINAGE
Storm water drainage is handled by naturally occurring drainage
swales and ponding areas and by ditches constructed along
Otsego's roadways. The current system of storm water drainage
has proven inadequate in the past. The Town has experienced
major problems during seasonal thaws and rainfalls. The
establishment of a storm water management plan in conjunction
with the establishment of the Town's Comprehensive Plan would be
recommended to reduce ditch overflow and flooding.
103
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SUMMARY
o Housing choice in Otsego is largely limited to either single
family detached, accounting for 73.6 percent of the housing
stock, or mobile home units accounting for 24.9 percent.
Remaining components of the housing stock include two to
five unit structures, totalling 1.4 percent of the existing
housing stock. While this type of choice limitation is not
unusual for communities in Otsego's position, it appears
that certain factors of housing demand may be inadequately
supplied.
o Housing units range in size from one to over five bedrooms
with the highest percentage with two to three bedrooms at
81.7 percent. Preference for number of bedrooms has stayed
relatively constant between 1980 and 1989 with a slight
increase in the percentage of two bedroom units. 1980
Renter occupied units range from one to four bedrooms, with
a two bedroom median size.
o The distribution of ages shows a major peak for units
constructed between 1970 to 1979, totalling nearly 62
percent of the housing stock. It must be noted that a
significant amount of units have been built between 1980 and
1989 at 18.6 percent of the total housing units.
0 1989 housing unit counts show the largest percentage of
housing units consisting of two to three bedrooms.
o The estimated average housing value for Otsego in 1989 is
$66,200. This represents a 13.4 percent increase in overall
housing values since 1979.
o Nearly 68 percent of Otsego's housing stock is affordable to
households in the low and moderate income groups.
o Housing tenure indicates that occupancy preference has
remained with the single family and mobile home housing
choice, however, lack of housing choice has affected
preference.
o In 1980, housing cost as a percentage of income was higher
for renters than owner occupied units.
107
AGE OF HOUSING STOCK
As stated earlier in the Physical Profile, the dates of
construction for various structures in Otsego span over a number
of decades, with fewer numbers of structures that could be
classified as very old and with a considerable number that could
be classified as quite new. Table 25 below indicates that
nearly 80 percent of all housing units have been built since
1970. Slightly less than 62 percent of the housing stock was
constructed between 1970 and 1979. Although less homes have been
built since 1980 than the previous two decades, it must be noted
that a significant portion (18.6 percent) has been built since
1980.
TABLE 25
1989 HOUSING UNITS BY YEAR STRUCTURE BUILT
Year Built
Number
Percent of Total
1980-Oct. 1989 327 18.6
1970-1979 11084 61.8
1960-1969 144 8.3
1950-1959 45 2.6
1940-1949 6 0.4
1939 or earlier 149 8.4
TOTAL 1,754 100.0
SOURCE: U.S. Census Housing, 1980
1980-1988 Building Permit Information
EXISTING HOUSING STOCK
1989 Housing Choice
Housing choice in Otsego is quite limited and may not necessarily
reflect the type of housing demand currently exhibited in the
community. This choice consists of single family homes, mobile
homes and a very limited number of multiple units. As
illustrated in Table 26, the choice among housing types is
clearly dominated by single family homes, with significant
alternatives limited to mobile homes. Of the 11754 housing units
in Otsego, only 1.4 percent consist of two or more units. As
stated previously within the land use section of this report,
there are no "traditional" apartment buildings or townhomes
within Otsego. Additionally, none were identified during the
housing survey. It is therefore expected that the 2+ units as
Listed on the following table were modifications to the existing
single family housing stock. Housing choice is limited due to
the small percentage of rental units available.
Type
Single
Family
2 Unit
3-4 Units
5+ Units
Mobile Home
TOTAL
SOURCE:
TABLE 26
1980-1989 HOUSING STOCK BY TYPE OF UNIT
(TOTAL YEAR ROUND)
1980
Total Percent
1,036
11
10
5
366
1,428
72.5
0.8
0.7
0.4
25.6
100.0
Total Perr_ent
1,291
11
10
5
437
1,754
73.6
0.6
0.5
0.3
24.9
100.0
U.S. Census of Population and Housing, 1980
1980-1989 Building Permit Information
109
Housing Unit Size
Housing unit size, based upon
1989, is illustrated on Table
larger percentage of two
percent. Number.of bedrooms
constant between 1980 and
the number of bedrooms per unit for
27. The housing units count show a
and three bedroom units at 82.7
percentages have stayed relatively
1989 with a slight increase in the
number of two bedroom units and a slight decrease in the
development of one, three, four and five plus bedrooms.
TABLE 27
1980 AND 1989 SIZE OF HOUSING BY
NUMBER OF BEDROOMS
1980 Percent 1989 Percent
Bedrooms Total Total Total Total
One 41 2.8 41 2.3
Two 500 35.0 684 38.9
Three 627 44.0 751 42.8
Four 207 14.4 225 12.8
Five or More 52 3.8 53 3.0
TOTAL 1,427 100.0 11754 100.0
SOURCE: U.S. Census of Housing, 1980
1980-1989 Building Permit Information
110
1980 Housinq Cost
As noted on Table 28, the incidence of higher housing cost in
1980 as a percentage of income was substantially more prevalent
among the renter occupied units. This is most likely due to the
Larger proportion of higher income households residing in owner_
occupied units, and again relates back to the lack of alternative
rental housing types available. In other words, if more rental
housing alternatives were provided, the incidence of higher
housing cost as a percentage of renter's income would likely be
more evenly distributed.
TABLE 28
OWNER OCCUPIED/RENTAL OCCUPIED HOUSING UNITS
BY HOUSEHOLD INCOME IN 1979 BY COST AS A
PERCENTAGE OF INCOME
Income/Housing Cost Owner Renter
Percent of Income Occupied Percent Occupied Percent
Less than 5,000
20% or less N/A -- N/A --
20-24% N/A -- N/A --
25-34% N/A -- N/A --
35% or more 35 4.6 7 15.2
5,000 - 9,999
20% or less N/A -- N/A --
20-24% N/A -- N/A --
25-34% 8 1.0 N/A --
35% or more 5 0.7 9 19.5
101000 - 14,999
20% or less 14 1.8 N/A --
20-24% 10 1.3 N/A --
25-34% 15 1.9 19 41.3
35% or more 5 0.7 N/A --
151000 - 19,999
20% or less 37 4.8 N/A --
20-24% 32 4.2 N/A --
25-34% 81 10.6 N/A --
35% or more 6 0.8 N/A --
201000+
20% or less 316 41.3 11 24.0
20-24% 113 14.7 N/A --
25-34% 87 11.4 N/A --
35% or more N/A -- N/A --
TOTAL 764 100.0 46 100.0
SOURCE: U.S. Census of Population, 1980
111
VALUE OF HOUSING STOCK
According to the Census, the 1980 median home value in Otsego was
$58,400. Compared with the median housing values of the
surrounding counties, Otsego home values were higher than Wright
and Sherburne and more comparable with the values of Metro
counties Anoka and Hennepin. This trend in housing values can be
attributed to Otsego's location in eastern Wright County and its
proximity and accessibility to the Metropolitan Area.
It is important to note that Otsego offers a broad range of
housing values as indicated in Table 30 below, which shows 1980
owner occupied housing value by value.
TABLE 29
MEDIAN HOUSING VALUES, 1980
Otsego $58,400
Wright County 53,100
Sherburne County 51,300
Anoka County 6011-00
Hennepin County 63,600
SOURCE: U.S. Census of Population and Housing,
TABLE 30
VALUE OF OWNER OCCUPIED HOUSING, 1980
Value
21,000 -
28,500
-
35,500 -
42,700 -
49,900 -
57,000 -
64,200 -
71,300 -
85,600 -
107,100+
SOURCE:
,
34,499
42,699
49,899
56,999
64,199
71,299
85,599
107,099
28499
Number
7
21
59
100
131
97
89
138
23
10
U.S. Census of Population,
1980
Percent
U.S. Census of Population,
1980
Percent
1.0
3.2
8.7
14.8
19.4
14.3
13.3
20.4
3.4
1.5
100.0
•Z1,
112
Since 1980, greater housing demands, higher construction costs,
inflation and higher interest rates have served to raise national
housing values. New development trends demonstrate the impact of
these economic characteristics on Otsego housing values. Between
1980 and 1989, the Town has added 327 new housing units, 256
single family homes and 71 mobile homes. The majority of single
family stick built homes have been added in the northeastern
areas of Town and in the Island View Estates, Arrowhead Estates,
and Billstrom's River View Addition subdivision in the northwest
corner of Otsego. Mobile homes have been mainly concentrated in
the Vasseur's Oak Grove Estates and Walesch Estates mobile home
subdivisions located in the northeastern area of Otsego. A
considerable amount of mobile homes, however, have also been
located on single parcels throughout the Town at a much lower
density. Table 31 illustrates the changing housing values based
on building permit information between 1980 and 1989.
Table 32 reflects the housing value distribution of new homes
added between 1980 and 1989. The mobile homes demonstrate an
affordable housing opportunity for lower income households.The
estimated average housing value for Otsego in 1989 is $66,200.
This represents a 13.4 percent increase in overall housing values
since 1979. The overall average value represents the values of
both single family units and mobile homes, which include
significantly differing values. The 1980-1989 average home value
is estimated at $76,750, twice the average value of the mobile
home estimated value of $37,700 established during the same
period.
113
TABLE 31
AVERAGE HOME VALUES: 1980-1989 BUILDING PERMIT DATA
AS COMPARED WITH THE 1980 CENSUS FIGURES
U.S. Census 1980 Mean Value
for Owner Occupied Units $58,400
Value From
Building Permit Data
Single Family Mobile Home
1980 55,924 32,694
1980-81 Percent Change 17.5 4.1
1981 65,732 34,049
1981-82 Percent Change -3.5 -7.8
1982 63,383 31,375
1982-83 Percent Change 21.0 26.7
1983 76,753 39,757
1983-84 Percent Change 9.5 5.4
1984 84,050 41,921
1984-85 Percent Change -18.9 .15.8
1985 68,104 35,281
1985-86 Percent Change 20.9 9.6
1986 82,376 38,686
1986-87 Percent Change 3.1 12.2
1987 85,000 43,426
1987-88 Percent Change 9.9 -7.8
1988 93,461 40,000
1988-89 Percent Change -0.8 -1.0
1989 92,719 39,600
1980-1989 Average
Home Value 76,750 37,700
SOURCE: U.S. Census of Population and Housing, 1980
1980-1989 Building Permit Information
114
Values
TABLE 32
DISTRIBUTION OF HOUSING VALUE
1980-1989
Units Added
1980 - 1989
Percent
Of Total
$21,000 - 28,499 19 5.8
$28,500 - 34,499 22 6.7
$35,500 - 42,699 12 3.6
$42,700 - 49,899 14 4.3
$49,900 - 56,999 18 5.5
$57,000 - 64,199 83 25.3
$64,200 - 71,299 48 14.6
$71,300 - 85,599 43 13.1
$85,600 - 107,099 45 13.7
$107,100 + 23 7.0
TOTAL 327 100.0
SOURCE: Otsego Building Permit Data, 1980-1989
The mapped analysis of the 1989 land and structure value
illustrated within the Physical Profile indicates that a majority
of the subdivision (average value) fall within a range of $30,000
to $100,000+.
Comparing land and structure value with structure age, the
Physical Profile documented the existence of a correlation
between age and value. More specifically, the relatively newly
developed areas such as Mississippi Shores and Island View
Estates reflect somewhat higher values than the older residential
and mobile home subdivisions.
Affordable Housing
As discussed earlier, Otsego's existing housing stock permits a
somewhat limited choice with respect to housing type. More
specifically, roughly 98 percent of the housing units within the
community are either conventional single family detached or
mobile homes.
115
Income
Group
Low
Moderate
Lower
Middle
Upper
Middle
High
TOTAL
1980
Owner
Occpd
House
Units
328
138
3
675
TABLE 33
1980 & 1988 AFFORDABLE HOUSING BY INCOME GROUP
AND OCCUPANCY STATUS
NA: Not Available
Percent
12.9
48.6
13.2
20.5
4.8
100.0
1980
Total
Rentr
Occpd
Units
Percent
84.7
15.2
NA
NA
NA
100.0
1980
Total
House
Units
250
663
176
273
65
1,427
SOURCE: Northwest Associated Consultants, Inc.
Percent
17.5
46.4
12.4
19.2
4.5
100.0
1988
Total
House
Tln i t s
389
798
195
297
75
1,754
Percent
22.1
45.5
11.1
16.9
4.2
100.0
Regardless of the housing choice limitations, nearly 68 percent
of Otsego's housing stock is affordable to households in the low
and moderate income category. Table 33 indicates that 22.1
percent of all units are affordable to low income households, as
defined by the Department of Housing and Urban Development,
Section 8, Low Income Housing Program guidelines. The table
indicates a 3.7 percent increase in housing units affordable to
the low and moderate income group from 1980 to 1988. All other
categories show a slight drop in the number of units added since
1979. Even with choice limitations over 67 percent of Otsego's
housing stock can be considered affordable to low and moderate
income groups.
Table 33 was constructed by using the Department of Housing and
Urban Development's Section 8 low income qualifying guidelines
and housing costs as adjusted by the 1980 and 1988 consumer price
index.
116
Regardless of the housing choice limitations, nearly 68 percent
of Otsego's housing stock is affordable to households in the low
and moderate income category. Table 33 indicates that 22.1
percent of all units are affordable to low income households, as
defined by the Department of Housing and Urban Development,
Section 8, Low Income Housing Program guidelines. The table
indicates a 3.7 percent increase in housing units affordable to
the low and moderate income group from 1980 to 1988. All other
categories show a slight drop in the number of units added since
1979. Even with choice limitations over 67 percent of Otsego's
housing stock can be considered affordable to low and moderate
income groups.
Table 33 was constructed by using the Department of Housing and
Urban Development's Section 8 low income qualifying guidelines
and housing costs as adjusted by the 1980 and 1988 consumer price
index.
116
Housing Tenure
Table 34 illustrates the number of persons in 1980 who occupied
housing units by tenure type. During that time frame, all
renters occupied single family units or mobile homes.
This statistic may have been due in part to the limited amount of
rental units available to the perspective renter. Since 1980,
the predominance of both owner occupancy and renter occupancy
status has remained with the single family and mobile home
housing type. This trend in tenure of housing choice can be
predicted to continue until such time as urban service becomes
available for the development of 2, 3, and 4 unit buildings,
apartment buildings, and townhomes.
TABLE 34
1980 PERSONS IN OCCUPIED HOUSING
UNITS BY TENURE TYPE OF UNIT
AND NUMBER OF BEDROOMS
Percent Percent
Type Total Total Renter Total
Single Family 3,755 80.0 163 66.0
2 Unit 14
5+ Unit 15 0.3 0 0
Mobile Home 911 19.0 84 34.0
----- ----- --- -----
TOTAL 4,721 100.0 247 100.0
SOURCE: U.S. Census of Population and Housing, 1980
117
1980 VACANCY RATES
In 1980, Otsego vacancy rate consisted of 1.7 percent of the
total housing units available in the Town. As indicated on Table
35, 11 of the 25 vacancies accounting for this percentage were
of the "vacant for sale" type with 14 of the 25 representing the
"vacant for rent" category. As further noted on the table, the
percent of total renter occupied units was higher at 16.8 percent
as compared with the .8 percent of total owner occupied units.
TABLE 35
1980 HOUSING VACANCY RATES
Vacant For Sale
Percent of Total Owner
Occupied Units
Vacant For Rent
Percent of Total Renter
Occupied Units
Total Vacant
1980
11
0.8
14
16.8
25
Percent of Total Units 1.7
SOURCE: U.S. Census Population and Housing, 1980
1980 Households With Overcrowding and/or Plumbing Lack
In reviewing the overall existing housing stock,
essential to consider the condition of overcrowding.
U.S. Census of Housing indicates that all year round
units had plumbing. It also indicated that there
incidents of overcrowding in 1980.
118
it was
The 1980
housing
were no
SUMMARY
o Selected single family residential areas considered
potentially vulnerable to deterioration were surveyed and
evaluated to determine structural and environmental
conditions. All mobile subdivision sites were subjected to
a similar evaluation.
o Composite ratings for each property were developed on the
basis of aggregated item ratings which were weighted
according to seriousness. These composite ratings include
"good", "good to fair", "fair", "fair to poor" and "poor".
o Taking all surveyed single family homes together, 35.1
percent received ratings of "good", with 27.3 percent "good
to fair", 11.9 percent "fair", 10.7 percent "fair to poor"
and 14.8 percent "poor". While the various areas surveyed
were quite consistent in exhibiting this distribution,
certain contrasts were revealed on the basis of composite
ratings broken down into structural and environmental
elements.
o In general terms, the single family homes surveyed exhibited
a wide spectrum of conditions, with both excellently
maintained and neglected properties.
o Environmental ratings show that each study area has
significant environmental maintenance problems in terms of
outdoor storage, outbuildings and yard maintenance,
regardless if comparing newer with older subdivisions or
stick built with manufactured homes.
121
HOUSING CONDITIONS
Housing Condition Assessment
The large majority of Otsego's housing stock is considered to be
in sound condition on the basis of: (1) the recency of its
construction, (2) the high individual and average values reported
and (3) the generally good appearance reflected in cursory
inspection. Only limited areas have been identified in which the
combination of age, low average and individual values, and
general appearance suggested the potential for problems of
deterioration or neglect. The following process was used in
recording and analyzing the physical and environmental condition
f housing i on these areas.
Single Family Housing Assessment Methodology
In order to define study areas, the distribution of residential
subdivisions with ages averaging from 1969 to present were
considered, based on the assumption that the age of the
subdivision would correlate generally, though not perfectly, with
potential for deterioration. In order to narrow the scope of
this process, properties were identified based on structural and
environmental condition in blocks where average structural and
environmental conditions were moderate to even quite high for
that particular subdivision. Given a fairly extensive amount of
housing units, the designation of actual study areas was made
based on:
o An aggregate subdivision evaluation of the apparent need for
detailed condition survey.
o A determination of the degree of cohesiveness or isolation
reflected in development patterns which could variously
amplify or retard the impact of blight.
o An account of the number of properties to be evaluated in
any given subdivision, such that the significance of
aggregated data would be maintained and the potential for
undue disclosure limited.
The areas thus chosen include a substantial portion of the
platted subdivisions, limited blocks of property northeast near
the Mississippi River and northwest in Island View and Arrowhead
Estates. These areas are designated as follows and are
illustrated on the following map:
122
Area Subdivision
A Riverside Park
B Mississippi Shores
C Hills Addition
D Great River Acres
E Otsego Acres
F Vasseurs Oak Grove Estates
G Vasseurs Oak Grove 1st and 2nd Addition
Hidden Valley/Deerfield Acres
H Walesch Estates
I Vasseurs Oak Grove 3rd and 4th Addition
J Island View/Arrowhead Estates
Having defined these study areas, a detailed exterior survey was
conducted during the last two weeks of September, 1989. An
example of the survey form used in the field is provided on page
124. As indicated on the form, the survey was oriented to
specific items relating to structural or environmental
conditions. Each home was inspected individually and ratings of
good, good to fair, fair to poor, and poor for each item surveyed
were assigned according to the criteria listed in Table 36.
123
OTSEGO, MINNESOTA
BUILDING CONDITION SURVEY
Address
District 11 I31ock if Parcel li _
ACTIVITY
Residential Type: Single family Two family
Multiple family - Number of Units in Structure
Outbuildings: Number Size
Use
Home Occupation Type:
STRUCTURAL CHARACTERISTICS
Type of- Construct:ion:
Number of Conunercia]. Vehicle Par)cing
Structure Cond.ii:ion
Good Pair
Good to Pair to Poor Poor
------
-------------------------
Environmental Condition
Good rai.r
Good to Pair to Poor Poor
-----
-------------------
-----
No. of floors
Si•r.e
Roof
Walls
Poundat;ion
House Paint
SL•eps and Porch
Window P'i:ames and Glass
Chimney
Gui:ters and Downspouts
Yard
Outbui..ldings
fences
Streets Adjacent to Property
O�rtside Storage
COMMENTS: (Include Possible Violations) __
Good
Good to Fair
Fair
Fair to Poor
Poor
Date: Staff:
124
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125
In order to derive a composite rating for each address, a
weighing system was used to distinguish relatively more serious
problems from those which could be considered more minor. The
basic criterion employed in the determination of these item
weights was the relative amount of maintenance which would be
required to remedy the situation, i.e., those items which would
be corrected in the course of normal maintenance received
considerably smaller weights than those which would require major
effort and/or investment. While this weighing system then is
based on the more quantifiable aspects of maintenance cost, it
must be noted that the relative impact of cited deficiencies on
occupants and neighbors is reflected to a considerable degree.
Table 36 indicates the weights assigned according to this
criterion.
TABLE 36
ITEM WEIGHING SYSTEM
STRUCTURAL CONDITION
Good Fair
Good To Fair To Poor Poor
Roof 0 5 10 20
Walls 0 5 10 20
Foundation 0 5 10 20
House Paint 0 3 6 8
Steps and Porch 0 2 4 7
Window Frames/Glass 0 2 5 10
Chimney 0 1 3 5
Gutters/Downspouts 0 1 2 4
ENVIRONMENTAL CONDITION
Yard 0 1 3 5
Outbuildings 0 2 5 10
Fencing 0 1 2 3
Streets Adjacent
to Property 0 2 5 10
Outdoor Storage 0 2 5 10
126
Each parcel's score, derived according to the sum of weighted
values for each item surveyed, was the basis for its composite
rating. Scores were transformed into composite ratings for each
address as follows:*
Score (Weighted) Composite Rating
0 - 5 Good
6 - 14 Good to Fair
15 - 20 Fair
21 - 30 Fair to Poor
31 and Over Poor
*Breaks in the formula for conversion of weighted scores to
composite ratings were correlated with natural breaks in the
distribution of scores.
Results of this survey are presented in the form of the number
and percentage of homes receiving each of the five composite
ratings within each study area. The map on the following page
Locates Study Areas A-J within Otsego, and provides an index of
areas correlating to the bases for information which follows in
the Area Summary Sheets.
127
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128
i�
OTSEGO, 14INNESOTA
BUILDING CONDITION SURVEY
Address SUMMARY SHEET - AREA A
District 1{ Blocic If Parcel 11
ACTIVITY
Residential Type: Single Family 13 Two Family
Multiple Family - Number•of Units in Structure
Outbuildings: Number Size
Use
Ilome Occupation Type:
STRUCTURAL CHARACTERISTICS
Type of Construction: St1C{C Built
Number of Commercial Vehicle Par)cing
Structure Condition
Good fair
Cood to Fair to Poor Poor
7
5
1
9
3
1
11
2
8
------
3
-------------------
2
-----
8
4
1
--7---
---6---------------
-----
1
8
2
3
Environment;al Condition
Good Fair
Good to Fair to Poor Poor
6
6
1
5
3
1
1
13
2
3
3
Walls
No. of floors
Si-r.e
Foundation
House Paint
Steps
end
Porch
Window
Frames
and Glass
Chimney
Gutters and Downspouts
Yard
Outbuildings
Fences
Streets Adjacent to Property
Outside Storage
COMMENTS: (Include Possible Violations) Composite Ratings
15.3 %Good
61.5 %Good to Fair
7.6 %Fair
16.6 % Fair to Poor
0.0 % Poor
Date:
Staff:
129
OTSEGO, I4INNESOTA
IIUILDING CONDITION SURVEY
Address SUMMARY SHEET - AREA B
District II 131oc]c II � Parcel it
ACTIVITY
Residential Type: Single gamily 44 Two gamily
Multiple Family - Number•of Units in Structure
Outbuildings: Number Size
Use
llome Occupation Type:
STRUCTURAL CHARACTERISTICS
Type of ConsL•ruction: Stick Built
Number of Commercial Vehicle Par)cing
Structure Condit:.ion
Good Pair
Good to Pair to Poor Poor
37
5
2
38
4
2
43-------1--------------------
-
38
5
1
-----------------------
-
31
11
2
38
6
12
5
1
5
1
Environmenl-.a1 Condition
Good Pair
Good to Fair to Poor Poor.
15
22
7---_
- ---
---------
- ___
_ -----
11
�----------
- -
----10---•
----
9
3
44
4
5
12
6
No. oL• floors
Si•r.e
Roof
Walls
Poundat;ion
1Iouse Paint
Steps and Porch
Window Frames and Glass
Chimney
Gutters and Downspouts
Yard
Outbuildings
Ponces
Streets Adjacent to Property
O�it;side Storage
COMMENTS: (Include Possible Violations)
40.9 %Good
36.3 %Good to Fair
15.9 %Fair
4.5 %Fair to Poor
2.2 %Poor
Date:
Staff:
130
OTSEGO, MINNESOTA
BUILDING CONDITION SURVEY
Address SUMMARY SHEET - AREA G
District If 131oc)c if � Parcel If _
ACTIVITY
Residential Type: Single family 16 � Two Family
Mu1L-iple L'amily - Number'of Units in Structure
Out•buildif�gs: Number Size
Use
IIome Occupation Type:
STRUCTURAL CHARACTERISTICS
Type of Construction: Stick Built
Number of Commercial Vehicle Par)cing
Structure Cond.iL•ion
Good Fair
Cood to Fair to Poor Poor
--15-------1--------------------
--15-------1--------------------
--15-------1--------------
-----
12
1
1
1
11
4
14
1
1
4
2
1
Environmental Condition
Good Fair
Good to Fair to Poor Poor.
6
4
3
3
3
2
1
1
16__
1
1
1
5
No. of Floors
Sipe
Roof
walls
I'oundat;ion
!louse Paint
5L•eps end Porch
Window Frames and Glass
Chimney
GuL-ters and Downspouts
Yard
Outbuildings
Fences
Streets Adjacent to Property
Outside Storage
COMMENTS: (Include Possible Violations)
43:7 %Good
18.7 %Good to Fair
25.0 %Fair _
12.5 %Fair to Poor
0.0 %Poor .
Date: SL•aff:
131
OTSEGO, MINNESOTA
BUILDING CONDITION SURVEY
Address SUMMARY SHEET - AREA D
District• Ik 131oc1c II � Parcel 11 _
ACTIVITY '
Residential Type: Single family 23 � `Pwo family
Multiple gamily - Number'oE Units in Structure
Outbuildings: Number Size
Use
Ifome OccupaL-ion Type:
STRUCTURAL CHARACTERISTICS
Type of Construction: Stick Built
Number of Commercial Vehicle Par)cing
Structw-e Condition
Good fair
Cood t-o Fair to Poor Poor
21
2
------
22
------------------
1
-------------------------
21
2
--19--
----- - -
---
------
2
-------------
2
20
2
1
20
3
14
3
8
2
Environmeni:al Condition
Good Fair
Good to Lair to Poor Poor
6
12
4
1
---5-
-----5---�
--------
3
1
2
1
1
20
3
---8-
----- � ---
--- 5
5
No. of doors
Size
Roof
Walls
roundat;ion
Ilouse Paint
Steps end Porch
Window frames and Glass
Chimney
Gutters and Downspouts
Yard
Outbuildings
rences
Streets Adjacent to Property
OuL-side Storage
COMMENTS: (Include Possible Violations)
52.1 %Good
30.4 %Good to Fair
4.3 % Fair
4.3 %Fair to Poor
8.6 %Poor
Date:
5tafL:
132
OTSEGO, i4INNESOTA
BUILDING CONDITION SURVEY
Address SUMMARY SHEET - AREA.E
District If 131ock If Parcel If
ACTIVITY
ResidenL-ial Type: Single gamily 8 � Two family
Multiple Family - Number•ot Units in Structure
Outbuildings: Number Size
Use
Ilome Occupation Type:
STRUCTURAL CIiARACTERISTICS
Type of Construction: P�anufactured,Stick -No � of doors
Number of Commercial Vehicle Par]cing Si-r.e
Structure Condition
Good fair
Cood to fair to Poor Poor
8
8
�--
--
----1--------------
-----
5
1
2
5
-- --
-----3--------------
------
7
1
2
GnviromnenY.al Condition
Good fair
Good to Fair to Poor Poor
2
5
1
2
4
2
1
8
-- -
- -
2
2
2
Root'
Walls
Foundation
Ilouse I'ainL-
5L•eps end Porch
Window frames and Glass
Chimney
GuL-ters and UownspouL-s
Yard
Outbuildings
Fences
Streets Adjacent t-o Property
Outside Storage
COMMENTS: (Include Possible Violations)
37.5 % Good
37.5 % Good to Fair
'�0 ..0 % Fa i r
25.0 /Fair to Poor
0.0 % Poor .
Date: StaLt:
133
OTSEGO, MINNESOTA
BUILDING CONDITION SURVEY
Address SUMMARY SHEET - AREA F
District I1 Blocic 11 Parcel I1
ACTIVITY
Residential Type: Single Family 9 Two Family
Multiple Family - Number•of Units in Structure
OuL-buildings: Number Size
Use
lIome Occupation Type:
STRUCTURAL CHARACTERISTICS
Stick Built
Type of• Construction: Manufactured, No. of Floors
Number of Commercial Vehicle Parking Size
5truct:ure Condition
Good fair
Good to Fair to Poor Poor
3
4
2
3
4
2
4
2
1
1
4
4
1
4
4
1
4
4
1
3
1
EnviromnenY.al Condition
Good fair
Good to Fair to Poor Poor
1
3
3
2
2
1
2
1
1
5
Roof
Walls
Foundation
1Iouse Paint
Steps and Porch
Window Frames and Glass
Chimney
Gutters and UownspouL•s
Yard
OuL•buildings
Fences
Streets Adjacent to Property
Outside Storage
COMMENTS: (Include Possible Violations)
11.1 %Good
11.1 % Good to Fair
22.2 % Fair
0.0 %Fair to Poor •
55.5 % Poor
Date : 5taf. L•
134
OTSEGO, MINNESOTA
IIUILDING CONDITION SURVEY
Address
District It
SUMMARY SHEET - AREA G
IIlock it
Parcel It
ACTIVITY
Residential Type: Single Family 19 t Two Family
Multiple family - Number' of• Units in Structure
Outbuildings: Number Size
Use
home Occupation Type:
STRUC`i'URAL CHARACTERISTICS
Type of Construction: Manufactured
Number of Commercial Vehicle Parking
Str-uci:ur�e Condition
Good Fair
Good to Fair to Poor Poor
5
11
2
1
---7--
---
9
2
1
--------------
6
9
4
---5--
--ii -----
- 1
2
5
8
4
1
5
13
1
--------------------------
-----
3
1
Environmental Condition
Good Fair
Good to Fair to Poor Poor
1
10
11
7
4
5
4
3
3
1
3
13
6
4
2
3
9
Roof
Walls
No. of Floors
Size
FoundaC;ion
Mouse Paint
Steps and Porc}r
Window Frames and Glass
Chimney
GuL-ters and Downspouts
Yard
Outbuildings
Fences
StreeL•s Adjacent to Property
Outside SL•orage
COMMENTS: (Include Possible Violations)
4,7 %.Good
14.2 %Good to Fair
4.7 % Fair
14.2 %Fair to Poor
52.3 %Poor .
Date: Staff:
135
OTSEGO, MINNESOTA
BUILDING CONDITION SURVEY
Address SUMMARY SHEET - AREA H
District II BlocJc li Parcel 11
ACTIVITY
Residential Tyke: Single gamily 8 Two family
Multiple family - Number'of Units in Structure
Outbuildings: Number Size
Use
Home Occupation Type:
STRUCTURAL CHARACTERISTICS
Type of Consl.-ruction: Manufactured
Number of Commercial Vehicle Par)cing
Structure Cond.it:ion
Good Pair
Good to Pair to Poor Poor
3
5
4
4
3
4
1
4
3
1
4
2
1
4
4
--------------------------
-----
1
1
Environmental Condition
Good Pair
Good to Fair to Poor Poor
3
4
1
2
5
1
2
1
3
5
1
2
2
2
No. of Floors
Size
Roof
Walls
Poundat;i.on
llouse Painl-
Steps and Porch
Window Frames and Glass
Chimney
GuL-ters and Downspouts
Yard
Oui:buildings
Fences
Streets Adjacent to Property
Outside Storage
COMMENTS: (Include Possible Violations
0.0 % Good
25.0 % Good to Fair
25.0 % Fair
37.5 % Fai r to Poor •
12.5 % Poor
Date:
StaL-L:
136
OTSEGO, MINNESOTA
BUILDING CONDITION SURVEY
Address SUMMARY SHEET - AREA.I
District It Block It Parcel It
ACTIVITY
Residential Type: Single Family 13 Two family
Multiple family - Number'of Units in Structure
Outbuildings: Number Size
Use
home Occupation Type:
STRUCTURAL CHARACTERISTICS
Type of Construction: Manufactured
Number of Commercial Vehicle Parking
Structure Condition
Good Fair
Good to Fair to Poor Poor
---------6---------------------
---6------4----------2----
-1---
---6--
---5----------2----------
5---------
2
---6--
----
----
- ---
6
7
--------------
-
1
1
2
Environmental Condition
Good Fair
Good to Fair to Poor Poor
4
5
3
1
-----
7
---------
---------
3
-----
3
1
1
6
7
-------------------------
2
2
3
-----
4
No. of Floors
Size
Roof
walls •
Foundation
IIouse Paint
Steps and Porch
Window Frames and Glass
Chimney
Gutters and Downspouts
Yard
Outbuildings
Fences
Streets Adjacent to Property
Outside Storage *
COMMENTS: (Include Possible Violations
23.0 %Good
7.6 %Good to Fair
7.6 %Fair -
23. 0 % Fair to Poor
26.0 %Poor
Date : Staf L•
137
OTSEGO, MINNESOTA
BUILDING CONDITION SURVEY
Address SUMMARY SHEET - AREA.J
District II Block It Parcel It _
ACTIVITY
Residential Type: Single Family 15 Two Family
Multiple Family - Number•of Units in Structure
Outbuildings: Number Size
Use
llome Occupation Type:
STRUCTURAL CHARACTERISTICS
Type of Construction: Stick Built No. of Floors
Number of Commercial Vehicle Parking Size
Structure Cond.it:ion
Good Fair
Good to Fair to Poor Poor
15
14
1
-14 --
---1---------------
- ---
13
5
Environmental Condition
Good Fair
Good to Fair to Poor Poor
6
4
4
1
------------
1
--------------
3
1
-------------
15
----------------------------
3
1
1
-
1
Roof
Walls
1'oundat;ion
Ilouse Paint•
Steps and Porch
Window Frames and Glass
Chimney
Gutters and Downspouts
Yard
Outbuildings
Fences
Streets Adjacent to Property
Outside Storage *
COMMCNTS: (Include Possible Violations)
80.0 %Good
13.3 %Good to Fair
6.6 % Fair
0.0 %Fair to Fair •
0.0 %Poor .
Date: 5L•afL•:
138
Study
Area
c„rra
A
B
C
D
E
F
G
H
I
J
TOTAL
SOURCE:
Study
Are a
Subd.
A
B
C
D
E
F
G
H
I
J
TOTAL
Good
No. %
2
15.3
18
40.9
7
43.7
12
52.1
3
37.5
1
11.1
1
4.7
3
23.0
12
80.0
59
35.1
TABLE 37
COMPOSITE RATING OF PROPERTIES BY AREA
Good
to Fair
No. %
8
61.5
16
36.3
3
18.7
7
30.4
3
37.5
1
11.1
3
14.2
2
25.0
1
7.6
2
13.3
46
27.3
Fair
No. %
1
7.6
7
15.4
4
25.0
1
4.3
2
22.2
1
4.7
2
25.0
1
7.6
1
6.6
20
11.9
Fair
to Poor
No. %
2
16.6
2
4.5
2
12.5
1
4.3
2
25.0
3
14.2
3
37.5
3
23.0
18
10.7
Northwest Associated Consultants, Inc.
Good
No. %
Poor
No. %
1
2.2
2
8.6
5
55.5
11
52.3
1
12.5
5
26.0
25
14.8
TABLE 38
STRUCTURAL RATINGS OF PROPERTIES BY AREA
Good
to Fair
No. %
Fair
No. %
Fair
to Poor
No. %
Total
Number
13
44
16
23
8
9
19
8
13
15
168
Poor Total
No. % Number
3 23.0 7 53.8 2 15.3 7.6 13
31 70.4 7 15.9 2 4.5 3 6.8 1 2.2 44
12 75.0 2 12.5 1 6.2 1 6.2 - - 16
18 78.2 3 13.0 1 4.3 1 4.3 - - 23
4 50.0 3 37.5 1 12.5 - - - - 8
3 33.3 - - 1 11.1 - - 5 55.5 9
3 15.7 3 15.7 1 5.2 - - 12 63.1 19
1 12.5 2 25.0 2 25.0 - - 3 37.5 8
6 46.1 - - - - - - 7 53.8 13
14 9.3 1 6.6 - - - - - - 15
95 56.5 28 16.6 11 6.5 5 2.9 29 17.2 168
SOURCE: Northwest Associated Consultants, Inc.
139
TABLE 39
ENVIRONMENTAL RATINGS BY AREA
Study Good
Area/Good to Fair
Subd. No. % No. %
Fair
Fair to Poor Poor
No. % No. % No.
Total
Number
A 6 46.1 3 23.0 3 23.0 - - 1 7.6 13
B 18 40.9 9 20.4 8 18.1 4 9.0 5 11.3 44
C 8 50.0 1 6.2 1 6.2 2 12.5 4 25.0 16
D 10 43.4 3 13.0 4 17.3 - - 6 26.0 23
E 3 37.5 1 4.0 2 25.0 - - 2 25.0 8
F 1 11.1 - - 2 27.2 - - 6 66.6 9
G 4 21.0 3 15.7 3 15.7 1 5.2 8 42.1 19
H - - 3 37.5 2 25.0 1 12.5 2 25.0 8
I 4 30.7 1 7.6 2 15.3 1 7.6 5 38.4 13
J 5 33.3 8 53.3 - - 1 6.6 1 6.6 15
---------------------------------------- ---
TOTAL 59 35.1 32 19.0 27 16.0 10 5.9 40 23.8 168
SOURCE: Northwest Associated Consultants Inc.
Survey Results
While the surveyed study areas contain a mix of both newer and
older subdivisions in Otsego, the majority, as indicated on the
Composite Table 37, were found to be in "good" or "good to fair"
condition. The composite table also indicates a larger
percentage of "poor" composite ratings than found in the "fair"
and "fair to poor" categories. These. figures thus indicate
excellent composite maintenance in some areas and poor composite
maintenance in others. Two important points stem from this
observation. First, that ages, sizes and type (stick built vs.
manufactured) of housing do not necessarily correlate directly
with deterioration and second, that the areas surveyed contain a
spectrum of both well maintained and neglected properties.
Maintenance problems of some significance, however, were found to
exist in each of the surveyed areas. As noted on Table 38,
Structural Ratings, Areas F, G, and H have ratings of poor,
roughly 55.5, 63.1, and 53.8 percent respectively. This is
especially significant when viewed in light of the fact that
distribution of ratings among Areas F. G. and H is skewed toward
the "poor" end. In general terms, these lower ratings indicate
serious deficiencies that would require considerable more than
normal or routing maintenance for their correction.
140
As indicated in Table 38, the distribution of structural ratings
is polarized toward the opposite ends of the rating continuum.
This pattern further is borne out in each of the study areas. In
simple terms, this suggests that structural problems, once
apparent, very rapidly become serious. This analysis is
consistent with the predominance of higher levels of sustained
maintenance problems within certain subdivisions. The newest
subdivision areas have fewer homes with ratings of "fair", "fair
to poor", and "poor" with the older subdivision areas
experiencing the "polarization" of the continuum. Homes require
relatively high levels of sustained maintenance in order to avoid
deterioration. Age of a subdivision will reflect the levels of
maintenance achieved with older subdivisions generally
experiencing higher percentages of deterioration.
Table 39 deals exclusively with environmental ratings showing a
distribution quite distinct from that exhibited for structural
ratings. In this case, the distribution is skewed toward the
"good" and "poor" end of the continuum with the highest
percentages in both those groups. While this pattern is not
borne out consistently in each of the study areas, it is
significant to note that environmental maintenance patterns were
in some respects similar in terms of outdoor storage, out
buildings, and yard maintenance when comparing newer versus older
subdivisions and stick built versus manufactured housing. Each
study area had a significant amount of homes in the "fair",
"fair to poor", and "poor" categories in terms of environmental
maintenance problems. All areas studied had very clear
situations of improper maintenance, unacceptable outside storage
and multiple outbuildings. The need for identification of
Ordinance violations and enforcement can be observed through
interpretation of the housing inventory data. Generally, it
appears that much of the housing stock is in good to fair
condition, however, environmental problems have become a serious
issue.
It must be emphasized that this survey is simply a description
and analysis of the distribution, type, and seriousness of
maintenance problems. Recommendation as to the programmic
Handling of such problems would be the basic task of subsequent
housing policy planning. It may be noted, however, that most all
of the problems cited could be adequately engaged with owner
maintenance and/or rehabilitation assistance.
141
PREPARED BY:
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11 Associated
consultants, Inc.
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