ITEM 3.1TPC
The Planning Company
TO: Otsego Planning Commission
FROM: D. Daniel Licht, AICP
RE: Otsego — Emerson Pointe; Preliminary Plat/PUD-CUP
REPORT DATE: 15 November 2017
ACTION DATE: 23 December 2017
TPC FILE: 101.02
BACKGROUND
D.R. Horton has submitted an application for development of 20.0 acres located west of
Quaday Avenue and north of 70th Street (CSAH 38) with of 50 single family lots. The City
Council on 13 April 2009 had approved a PUD-CUP/Preliminary Plat to be known as River Ridge
consisting of 132 townhouse dwelling units. That PUD-CUP/preliminary plat is now expired and
the approval void. The proposed development requires consideration of applications for a
Zoning Map amendment, PUD -CUP, and preliminary plat. A public hearing to consider the
applications has been noticed for the Planning Commission meeting on 20 November 2017.
Exhibits:
A. Site Location Map
B. Emerson Pointe Preliminary Plat Submittal dated 10/24/17 (9 sheets)
ANALYSIS
Zoning. The subject site is zoned A-1, Agriculture Rural Service District in accordance with the
interim land use plan policies of the 2012 Comprehensive Plan. The proposed development
requires consideration of a Zoning Map amendment rezoning the subject site to R-5, Residential
Single and Two -Family District, which allows single family dwellings on lots a minimum of 60
feet wide as a permitted use. A PUD -CUP is also being processed with the preliminary plat to
allow for an adjustment of the minimum lot width required for corner lots, as explained in
subsequent paragraphs. Consideration of the Zoning Map amendment and PUD -CUP is to be
based upon (but not limited to) the following criteria established by the Zoning Ordinance:
1. The proposed action's consistency with the specific policies and provisions of the Otsego
Comprehensive Plan.
Comment: The 2012 Otsego Comprehensive Plan includes the subject site within the East
Sewer District and guides the area for medium -to -high density residential uses. The
proposed subdivision of single family lots is consistent with the goals outlined by the
Comprehensive Plan that housing in Otsego be developed primarily as single family
neighborhoods.
2. The proposed use's compatibility with present and future land uses of the area.
Comment: The subject site is surrounded by the following existing and/or planned land
uses shown in the table below.
Direction
Land Use Plan
Zoning Map
Existing Land Use
North
LD/MD Residential
A-1 District
Undeveloped
East
Commercial
INS District
R-7 District
VFW Playfields
The Pointe townhomes
South
MD/HD Residential
R-5 District
Boulder Pass
West
LD/MD Residential
A-1 District
Undeveloped
The single family lots proposed to be subdivided within the subject site are similar in
character with the single family lots that have been approved for development to the
south as part of the Boulder Pass preliminary plat. The undeveloped properties to the
north and west are also likely to develop in the future with small lot single family, two-
family, or less intense townhouse uses. All of the development west of Quaday Avenue
that has been approved, proposed, or is guided to develop in the future will be
compatible.
3. The proposed use's conformity with all performance standards contained within the
Zoning Ordinance and other provisions of the City Code.
Comment: The proposed preliminary plat will comply with all applicable development
regulations unless specifically modified by the PUD -CUP.
4. Traffic generation of the proposed use in relation to capabilities of streets serving the
property.
Comment: The subject site is accessed via Quaday Avenue. Quaday Avenue is
designated by the 2012 Transportation Plan as a residential collector street. The existing
street has adequate capacity to accommodate the traffic that will be generated by the
preliminary plat.
5. The proposed use can be accommodated by existing public services and facilities and
will not overburden the City's service capacity.
2
Comment: The subject site is located within the East Sewer District where the City
anticipates development of urban uses as guided by the Comprehensive Plan and
provision of services in support of such development. The proposed preliminary plat can
be accommodated by existing City services.
Shoreland Overlay District. The subject site is within the Shoreland Overlay District of a
natural environment lake located to the west of the subject site. The boundaries of the
Shoreland Overlay District must be shown on the preliminary plat. Section 20-95-2 of the
Zoning Ordinance provides that the subject property may be exempted from the provisions of
the Shoreland Overlay District due to a topographical divide between the subject site and
waterbody that directs stormwater from the subject site away from the waterbody.
Access. The preliminary plat is accessed from Quaday Avenue, which is designated by the 2012
Comprehensive Plan as a residential collector street. One access is located at the southeast
corner of the subject site and aligned with the existing Quaday Avenue/Quaker Avenue
intersection. The proposed access at the northeast corner of the subject site overlays the
common property line with the abutting parcel to the north providing access to both parcels at
a location aligned with the existing parking lot access to the VFW playfields on the east side of
Quaday Avenue. The two accesses with Quaday Avenue are spaced 915 feet apart, which
exceeds the minimum 500 foot spacing required by Section 21-7-7.N of the Subdivision
Ordinance. Street 4 within the preliminary plat also provides for future inter -neighborhood
connections to the north and west of the subject site.
Streets. All of the proposed single family lots will be accessed by local public streets. The
proposed local streets are to be 28 feet wide with concrete curb and gutter within a 60 -foot -
wide right-of-way. A five-foot concrete sidewalk is provided on one side of all streets. There is
one cul-de-sac street within the preliminary plat that conforms to the design specifications of
Section 21-7-6 of the Subdivision Ordinance and the Engineering Manual. Street names will be
established at the time of final plat approval in accordance with Section 21-7-7.Q of the
Subdivision Ordinance and the Wright County grid system. The north half of Street 5 is shown
as being on the abutting property to the north and constructed within a permanent street
easement. The developer must provide documentation of their right to convey the easement
to the City in conjunction with the preliminary plat. All street designs and construction plans
are subject to review and approval by the City Engineer.
Lot Requirements. The R-5 District establishes the following minimum lot requirements:
The lots within the preliminary plat comply with all of the above requirements except the
minimum lot width for corner lots. Lot 1, Block 2; Lot 1, Block 3; Lots 9, 12, and 17, Block 4 are
3
Lot
Area
Lot
Width
Lot
Depth
Setbacks
Front
Side
Rear
Quaday
Ave.
Wetland
Interior
9,000sf.
(net)
60ft.
100ft.
25ft. house
30ft. garage
7ft.
20ft.
65ft.
40ft.
Corner
90ft.
The lots within the preliminary plat comply with all of the above requirements except the
minimum lot width for corner lots. Lot 1, Block 2; Lot 1, Block 3; Lots 9, 12, and 17, Block 4 are
3
all corner lots that are approximately 78 feet in width. The discrepancy in the lot width occurs
because the City reduced the setback from the side yard of a corner lot from 35 feet to 25 feet
without changing the minimum lot width required for corner lots. With the reduced setback
requirements, a 78 foot wide corner lot will have the same building envelope as a 60 foot wide
interior lot. As the intent of the greater minimum lot width requirement for corner lots was to
provide an equal sized building envelope as a 60 foot wide interior lot, a reduction to a
minimum lot width of 78 feet for corner lots within the preliminary plat by PUD -CUP is
appropriate. City staff will include adjustment of the required minimum lot width for corner
lots within the R-5 District (and R-6 District) as part of a future Zoning Ordinance update.
Landscaping. Landscaping of at least two trees per lot is required to be planted in accordance
with Section 20-19-2.B.1 of the Zoning Ordinance. The submitted landscape plan illustrates
installation of 74 trees within the right-of-way along the public streets within the preliminary
plat plus one developer installed tree per lot, which exceeds the landscape requirements
established by the Zoning Ordinance. Section 20-19-3.B of the Zoning Ordinance also requires a
landscaping be installed along the rear lot lines of Block 3 abutting Quaday Avenue. The
landscape plan provides for installation of 14 shade trees and 37 evergreens within the buffer
yard area to comply with the requirements of the Zoning Ordinance. The types of proposed
trees are appropriate and the sizes of trees to be planted complies with Section 20-19-2.B.3 of
the Zoning Ordinance.
Park and Trail Dedication. The Future Parks and Trails System Plan included in the 2012
Comprehensive Plan included an area at the southeast corner of the preliminary plat as a
search area for possible park land acquisition. This park area was to serve the subject site as
well as the property to the south and townhouse dwellings to the east of Quaday Avenue
within The Pointe. The Pointe has since developed its own private recreation area. The subject
site will be anticipated to be served by neighborhood and community park facilities to the
northwest along LeFebvre Creek. No timetable is established for acquisition and development
of the community park facilities, but neighborhood park facilities have been constructed within
the Boulder Creek development and a connection will be made when Boulder Pass is
developed. Park and trail dedication requirements for the preliminary plat of the subject site
will be satisfied by payment of a cash fee in lieu of land calculated on a per lot basis at the time
of final plat approval.
Grading and Drainage Plan. The developer has submitted grading and drainage plans for the
proposed preliminary plat. Grading for the proposed preliminary plat is shown extending into
the abutting property to the west to cut the existing hill that rises across the property line. The
developer must submit documentation of a temporary easement allowing grading of the
abutting property as shown on the grading plan. Section 21-7-15 of the Subdivision requires
that storm water basins and wetlands be included within outlots platted and deeded to the
City. Outlot A along the south line of the subject site includes a stormwater basin to be
developed adjacent to existing City stormwater facilities and Outlot A will be deeded to, the
City. All grading, drainage and erosion control issues are subject to review and approval by the
City Engineer.
M
Utility Plan. The developer has submitted utility plans for extension of sanitary sewer and
water utilities to serve the proposed lots. All utility plans and issues are subject to review and
approval of the City Engineer. The developer will be required to pay the Sewer and Water
Availability Charges in effect at the time of final plat approval.
Drainage and Utility Easements. Drainage and utility easements are shown to be dedicated at
the perimeter of all lots and over stormwater facilities as required by Section 21-7-15.A of the
Subdivision Ordinance. All drainage and utility easements are subject to review and approval of
the City Engineer.
RECOMMENDATION
The proposed preliminary plat of Emerson Pointe is consistent with the policies of the
Comprehensive Plan and requirements of the Zoning Ordinance and Subdivision Ordinance.
City staff recommends approval of the applications subject to the conditions outlined below.
POSSIBLE ACTIONS
Decision 1— Zoning Map Amendment
A. Motion to recommend approval of a Zoning Map amendment rezoning the subject site
from A-1 District to R-5 District based on a finding that the request is consistent with the
criteria outlined in Section 20-3-2.F of the Zoning Ordinance.
B. Motion to deny the application based on a finding that the request is not consistent
with the criteria outlined in Section 20-3-2.F of the Zoning Ordinance.
C. Motion to table.
Decision 2 — PUD-CUP/Preliminary Plat
A. Motion to recommend City Council approval of the PUD-CUP/preliminary plat of
Emerson Pointe, subject to the following conditions:
1. Approval of the preliminary plat shall not guarantee access to sanitary sewer
service. The City shall only allocate sanitary sewer capacity to approved final
plats with signed development contracts to assure the City of timely
development.
2.
5
2. The boundaries of the Shoreland Overlay District shall be shown on the
preliminary plat. The boundaries of the Shoreland Overlay District must be
shown on the preliminary plat.
3. The developer shall submit documentation for the dedication of the street
easement for Street 5; all right-of-way/easement, street section plans, and street
names are subject to review and approval of the City Engineer.
4. All single family lots within the preliminary plat shall be subject to the following
lot requirements:
Lot
Width
Lot
Depth
Setbacks
Front
Side
Rear
Quaday
Ave
Wetland
Interior 60ft.
100ft.
25ft.
30ft. garage
7ft.
20ft.
65ft.
40ft.
Corner 78ft.
5. Park dedication requirements shall be satisfied as a cash fee in lieu of land paid
at the time of final plat approval in accordance with the fee schedule then in
effect.
6. The developer shall submit documentation of a temporary easement allowing
grading of the abutting property as shown on the grading plan; all grading,
drainage, and erosion control issues shall be subject to review and approval of
the City Engineer.
7. All utility issues shall be subject to review and approval of the City Engineer.
8. All easements are subject to review and approval of the City Engineer.
9. Outlot A shall be deeded to the City at the time of final plat approval.
B. Motion to recommend the application be denied based on finding that the request is
inconsistent with the Comprehensive Plan and does not comply with the requirements
of the Zoning Ordinance, Subdivision Ordinance, and/or Engineering Manual.
C. Motion to table.
C. Adam Flaherty, City Administrator/Finance Director
Tami Loff, City Clerk
Andy MacArthur, City Attorney
Ron Wagner, City Engineer
0
Mike Sue[, D.R. Horton
Site Location Map
Overview
Legend
Roads
-- CSAHCL
..� CTYCL
— MUNICL
— PRIVATECL
— TWPCL
Highways
Interstate
— State Hwy
— US Hwy
Citylrownship Limits
❑c
❑ t
❑� Parcels
I
f7
I
o
m ga
e B
p •"•
b
a o0®®m4t0#{d I I i$ 1 I 1 I I ePUN Z
IW
s aa��aaaa��ana g�
s 0 ®0 ®n a c e e 9 is % 0®® 0 0 0 I k 8 o aD • v o 04
O
4.0
a�
J B
���
°
i ^
et
�
P /
� f
I ��v- ^r R\
.. `• �M�--
i bn�
p'1:�
31
NR
r
Eja
AIR -,34<
• c �`
g
oro—
"
a
� � f / 11 �(/sus•,' y.,
r
f7
I
ti
€
grF
y
11 W 1r2�
11 II
11 11
II II II
11 II II
11 II II
1�e�d'a II 11
it 11 11
�� II �1
�
�
=g�
V 4
o
<
i
=
u
I
a
�
y
§f
art
F
°z
yE
JUd"'i
pd
a
L�I
€sE
i
t irw
qts
—
gee
ti
€
grF
y
11 W 1r2�
11 II
11 11
II II II
11 II II
11 II II
1�e�d'a II 11
it 11 11
�� II �1
�
�
V 4
o
<
i
i
u
I -
a
y
F
°z
JUd"'i
pd
-PIP"
L�I
k 6
5iC
11 W 1r2�
11 II
11 11
II II II
11 II II
11 II II
1�e�d'a II 11
it 11 11
�� II �1
�
�
o
1 i
i
i
u
I -
L ---J
k 6
5iC
o
V
�
I -
z
O
y
F
°z
JUd"'i
pd
-PIP"
L�I
i
t irw
i
—
k 6
5iC
o
V
�
z
O
y
F
°z
W
y N v a
meaSai � S�g��€=pu ONaN m.
,tm€ md �
'
A
6-�,.oa� tl
rig t;2
q' S N-PAn
g ap y
gf iz 5211 fig 2 &6 a � R d $ B � 1 � � � j 1
Ao�NE
abk7b In��n�� F 0 14
go
of b j
�JJ
N
a
.M M.
�
7
N
.M M.
�
7
e
��
'/t1I
4ROld
1111►
. 'N{�
. "ii
PmP�
N
.M M.
�
e
��
4ROld
PmP�
N
a,
�
e
��
4ROld
PmP�
uff
o
¢¢w.
CWIl. - r
a� oil
IM
All xswl1 §4
8
3
�0
494
0
z
M,
1
47
4
E -
Er.
..............
: .... : .... : —
... ...... . ..
.... --- I
...............
............
C41)
,- dd
.... .... ....
............
rko
..... .. .... ...
U,
P":
.... ......
.. .... ...
a... ....... .
..........
.
d ....
M,
1
47
4
E -
Er.
......... ....
.... . .. .... .
...........
........ ....
W
,- dd
rko
..... .. .... ...
r
P":
.... ......
.. .... ...
d ....
F d.... ....
. ......
.... .
..... ....
......
nga
............
.... BBB .... ....
...
. . .... ..
graw
*
Eq.
....... . ....
'Ag 99,: lk
OT
....
.. . .......... ..
......... .. . ......... .
Q L W
J -
6
gg L
lip
'r-sy
i$
z
s
5 c
o
y E Y`e r G'eG� '�LF gv8�
£�e
y
on �yyr
S
ae`s 4"a ES
1
E
e
3
o^
a g
E#
iay as
+�
3
A
Ck
6
+�
p
/ �
F
—a
W
a
o� 3
a
�
/
k !
{0\\
E!o:
k !
■
\\ Ra
\§\}•
§
°
2
■! �
m
�
/\\\§
§
®A§
26
d\|
§
m
/
§\ /�\I
9
a 3 a= ei�
gg s t €ll g, La
all
�g FI npIke_ a= € ? ° a ` �se�
apt
API
j ¢¢
_� �kea@4 ERS 70 „£ 6 `F=" 88 �
< X03 Re =G z=
ag
„ -< @ R s €33 , u @� PP
5` Z<mc
mREMIp D ®�8
3
:g€
+ag
R: B WHY n�3HRI ?9i
3tf3 ��SG §�e a eg; � og�'
R2
���yy5p �ss� `34
2&amass
F m era e��
Egg igy'
n
mj 0 3 h RR
Sy Q RB �8y €gB
0
ERZ
I
F m era e��
Egg igy'
n
mj 0 3 h RR
Sy Q RB �8y €gB
tlh3 9
e�
oo,
i.-
m
= m m 13 d Nm
R m d �<z
o R
mp 15
gM111
s o
-''
g8�A mn�i.
oH3 G
Rai
as
�., ORRzo�
b® 4gR EUS -51
RRo
192
e-
R
RPIMP
=„SSSS
m € 'a �=� WB;g < i;
5 a
16
R�B6 gU':F
Y a n x 5 3 yfi€ 9
�R'o 's
2
'g € G �< m
m
0
ERZ
I