ITEM 6.1 Harvest Runot�11.1: 0
MINNESOT�g
DEPARTMENT INFORMATION
Request for
City Council Action
ORIGINATING DEPARTMENT
REQUESTOR:
MEETING DATE:
Planning
City Planner Licht
11 December 2017
PRESENTER(s)
REVIEWED BY:
ITEM #:
City Planner Licht
City Administrator Flaherty
City Engineer Wagner
6.1 — Harvest Run
AGENDA ITEM DETAILS
RECOMMENDATION:
City staff recommends approval of a Zoning Map amendment and PUD-CUP/Preliminary Plat for
development of Harvest Run.
ARE YOU SEEKING APPROVAL OF A CONTRACT?
IS A PUBLIC HEARING REQUIRED?
No
Held by Planning Commission 4 December 2017
BACKGROUND/JUSTIFICATION:
Capstone Homes has submitted an application for development 80 single family villa lots on 47.68 acres
located east of Queens Avenue, south of 65 th Street adjacent to the City's Watertower #3. The proposed
development requires consideration of applications for a Zoning Map amendment, PUD -CUP, and
preliminary plat. A public hearing to consider the applications was held at the Planning Commission
meeting on 4 December 2017. Ms. Heather Lorch of Capstone Homes was present and addressed the
Planning Commission. Residents from lots to the south of the proposed development asked questions
about protection of wetlands and stormwater management. The Planning Commission discussed the
proposed lot configurations. The Planning Commission closed the public hearing and voted 7-0 to
recommend approval of the applications.
SUPPORTING DOCUMENTS ATTACHED:
• Planning Report dated 28 November 2017
• Engineering Review dated November 28, 2017
• Findings of Fact and Decision: Zoning Map
• Ordinance 2017-17 amending the Zoning Map
• Findings of Fact and Decision: PUD-CLIP/Preliminary Plat
POSSIBLE MOTION
PLEASE WORD MOTION AS YOU WOULD LIKE IT TO APPEAR IN THE MINUTES:
Motion to adopt Ordinance 2017-17 amending the Zoning Map and approve a PILID-CUP/preliminary plat
for Harvest Run, subject to the conditions outlined in the findings of fact dated December 5, 2017.
BUDGET INFORMATION
FUNDING: BUDGETED:
NA
TPC
The Planning Company
PLANNING REPORT
TO:
FROM:
RE:
REPORT DATE:
ACTION DATE:
TPC FILE:
BACKGROUND
3601 Thurston Avenue
Anoka, MN 55303
763.231.5840
TPCgPlanningCoxom
Otsego Planning Commission
D. Daniel Licht, AICP
Otsego — Harvest Run; PUD-CLIP/Preliminary Plat
28 November 2017
6 January 2018
101.02
Capstone Homes has submitted an application for development 80 single family villa lots on
47.68 acres located east of Queens Avenue, south of 651h Street adjacent to the City's
Watertower #3. The proposed development requires consideration of applications for a Zoning
Map amendment, PUD -CLIP, and preliminary plat. A public hearing to consider the applications
has been noticed for the Planning Commission meeting to be held on 4 December 2017.
Exhibits:
+ Site Location Map
+ House plan examples (9 pages)
+ Concept Plan
+ Harvest Run development plans dated 11/03/17 (18 sheets)
ANALYSIS
Zoning. The subject site is zoned A-1, Agriculture Rural Service District in accordance with the
polices of the 2012 Comprehensive Plan establishing interim land uses. 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 as a
permitted use. A PUD -CUP is also being processed with the preliminary plat to allow for a
reduction of the required minimum lot width and area requirements. Consideration of the
Zoning Map amendment and PILID-CILIP 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 low density residential uses. Theproposed
subdivision of single family lots Is consistent 2012 Comprehensive Plan and responds to
housing demandfor association maintained single family dwellings.
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
Industrial
A-1 District
Undeveloped
East
LD Residential
A-1 District
Undeveloped
South
LD Residential
R-3 District
Single family lots (rural service)_
West
industrial
1-2 District
Gateway North
The single family lots proposedfor development within the subject site will provide for a
transitional land use between existing single family lots to the south, existing industrial
land uses to the west, andfuture industrial uses to the north.
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 Queens Avenue, Queens Avenue is designated
by the 2012 Transportation Plan as a commercial -industrial collector street. The existing
street has been improved to three lanes from the south line of the subject site north to
CSAH 38 and Is a two lane roadway with shoulders south of the subject site to CSAH 36.
Queens Avenue has adequate capacity to accommodate the traffic that will be generated
by the preliminary plat.
2
5. The proposed use can be accommodated by existing public services and facilities and will
not overburden the City's service capacity.
Comment: The subject site is located within the East Sewer District where the City
anticipates provision of services in support of urban development as guided by the Future
Land Use Plan; the proposed preliminary plat can be accommodated by existing City
services.
Access. The preliminary plat is accessed from Queens Avenue, which is designated by the 2012
Comprehensive Plan as a commercial -industrial collector street. Section 21-7-7.N of the
Subdivision Ordinance requires that access Queens Avenue be spaced at least 500 feet apart.
The preliminary plat has two accesses to Queens Avenue. Street A is a permanent cul-de-sac
street at the northwest corner of the property that is not extended based on wetlands to the
south and east and planned industrial use to the north, Street B accesses Queens Avenue on
the north side of Watertower #3 and extends through the subject site to the east plat line.
Street D is also extended to the east plat line to provide for future neighborhood connectio.ns to
the property to the east of the subject site.
Lot Requirements. The R-5 District establishes the minimum lot requirements shown in the
tablebelow. Block 5 is subject to the lot requirements of the R -4A District as these lots abut
existing one -acre lots zoned R-3 District to the south in accordance with Section 10-66-8 of the
Zoning Ordinance. The preliminary plat includes lots with three minimum widths. There are 52
lots with a minimum width of 54 feet, 17 lots with a minimum width of 64 feet, and 11 lots with
a minimum width of 100 feet as a required tratisition along -the south plat line. * - -
The proposed 54 foot wide lots are less than the required 60 foot wide lot width and 28 of the
52 lots are have than the 9,000 square foot minimum lot area, These lots are to be developed
as single family villas with homeowners association property maintenance. Thedeveloperhas
provided representative house plans for these lots that can be accommodated within the
proposed minimum 40 foot wide building envelope. The City has allowed flexibility from the
minimum lot width and area standards in other subdivisions (e.g. Wild Flower Meadows) where
the developer demonstrates that they have appropriate house plans. This type of lot is
especially appropriate for dwellings to be marketed as single family villas. The reduced lot
width and area of the proposed lots is also responsive to the natural conditions of the subject
site, which includes significant topography and expansive wetland areas.
9
Lot
Area
Lot
Width
Lot
Depth
Setbacks
Front
Side
Rear
Queens
Ave.
Wetland
Blocks 1-4
and 6-8
interior
9,000sf.
(n et)
60ft.
100ft.
25ft. house
30ft. garage
7ft.
20ft.
65ft.
40ft.
Corner
80ft.
Block 5
18,000sf.
100ft.
150ft.
35ft.
10ft.
20ft.
65ft.
40ft.
The proposed 54 foot wide lots are less than the required 60 foot wide lot width and 28 of the
52 lots are have than the 9,000 square foot minimum lot area, These lots are to be developed
as single family villas with homeowners association property maintenance. Thedeveloperhas
provided representative house plans for these lots that can be accommodated within the
proposed minimum 40 foot wide building envelope. The City has allowed flexibility from the
minimum lot width and area standards in other subdivisions (e.g. Wild Flower Meadows) where
the developer demonstrates that they have appropriate house plans. This type of lot is
especially appropriate for dwellings to be marketed as single family villas. The reduced lot
width and area of the proposed lots is also responsive to the natural conditions of the subject
site, which includes significant topography and expansive wetland areas.
9
The minimum area for the lots within Block 1 is only 17,000 square feet, but comply with the
minimum lot width and depth requirements of the R -4A District. The transitional lot
development standards were adopted after the City had installed a trunkwater main within an
easement following the expected future alignment of Street B. The location of the trunk water
main means that there is not enough depth to provide for 18,000 square feet of lot area for lots
that are 100 feet wide, upon which the transitional lot requirements are primarily based. T
intent of the transitional lot requirements is to minimize the number of urban lots abutting
each acre lot. The proposed lots within Block 5 are consistent with the intent of the
transitional lot requirements. The setback requirements for Block 5 as shown on the
preliminary plat must be revised to be consistent with those required within the R -4A District,
including 35 foot front yard setback and 10 foot side yard setbacks.
Streets. All of the proposed 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.
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. All street designs
and construction plans are subject to review and approval by the City Engineer.
Sidewalks/Trails. A five-foot concrete sidewalk is provided on one side of all streets. A trail is
also provided between Street A and Street C through the wetland area to provide connectivity
within the neighborhood. The City does not require sidewalks on cul-de-sac streets, but the
sidewalk on Street A will allow access from the HOA trail to the existing public trail on the east
side of Queens Avenue. An easement for maintenance of the HOA trail within Outlot B is
required.
Landscaping. Section 20-19-2.B.1 of the Zoning Ordinance requires single family lots to be
provided at least two trees per lot, or 160 trees for the proposed preliminary plat. The
developer has submitted a landscape plan that illustrates 81 shade trees or evergreen trees in
the front yards along public streets requiring that an additional 80 shade trees or evergreen
trees be installed at the time of construction. 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. We
recommend that the landscape plan be revised to provide for bufferyard plantings along
Queens Avenue within Outlot A, Outlot B adjacent to Lot 8, Block 2, and Lot 1, Block 3 with
Section 20-19-3.B of the Zoning Ordinance to screen both traffic and the existing industrial
uses. We also recommend that at least a single row of evergreen trees be planted along the
north line of Lots 1-5, Block 2 and Lots 13 and 14, Block 6 to establish screening from the future
industrial use that will develop to the north.
Outlot A. The preliminary plat includes Outlot A at the northeast corner of Street A and
Queens Avenue. This parcel is intended to be HOA owned and maintained.
2
Park and Trail Dedication. The Future Parks and Trails System Plan included in the 2012
Comprehensive Plan does not identify acquisition of park land from the subject site. Park and
trail dedication requirements for the preliminary plat are to 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.
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.
Grading Plan. The developer has submitted grading and drainage plans for the proposed
preliminary plat. There are wetlands shown within proposed 5-6, Block 5 and impacted
wetlands within Lots 2-3, Block 5 and Lots 17-18, Block 8. Allowance of the proposed wetland
impacts is subject to the criteria established by Section 20-16-5.F of the Zoning. The
preliminary plat has four outlots that include existing wetlands, a 20 foot wetland buffer as
required by Section 20-16-5.F.4 of the Zoning Ordinance, and proposed stormwater basins.
Outlots B, C, and D are to be deeded to the City in accordance with Section 21-7-15.D of the
Subdivision Ordinance. The preliminary plat must be revised to include an additional outiot to
include the wetland and required wetland buffer within Lots 5-6, Block 5. All grading, drainage,
erosion control issues, and wetland impacts are subject to review and approval by the City
Engineer.
Utility Plan. The developer has submitted utility plans for extension of sanitary sewer and
water utilities to servo the proposed lots. The developer will be required to paythe sewer and
Water Availability Charges in effect at the time of final plat approval, The developer must also
pay the City for the installation of the trunk water main within the subject site, which provides
lateral benefit for connection of lots within Blocks 3, 4, 5, and 8. All utility plans are subject to
review and approval of the City Engineer.
RECOMMENDATION
The proposed Harvest Run development is consistent with the policies of the Comprehensive
Plan and requirements of the Zoning ordinance and Subdivision Ordinance. Our office
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 20-3-2.1' of the Zoning Ordinance.
C. Motion to table.
Decision 2 - PUD-CUP/Preliminary Plat
A. Motion to recommend City Council approval of a PUD-CUP/preliminary plat for Harvest
Run, 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. Lots within the preliminary plat shall be subject to the following requirements:
3. The landscape plan shall be revised to:
Provide for installation of at least one shade or evergreen tree per lot at
the time of construction.
b. Provide for a residential buffer yard as established by Section 20-19-3.B
of the Zoning Ordinance within Outlot A, Outlot B along the west line of
Lot 8, and Lot 1, Block 3.
C. Plant at least a single row of evergreen trees along the north line of Lots
1-5, Block 2; and Lots 13 and 14, Block 6
4. 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.
5. All easements are subject to review and approval of the City Engineer.
Lot
Lot
Lot
Setbacks
Front
Side
Rear
Queens
Wetland
Area
Width
Depth
Ave.
Blocks 1,
Interior
NA
54ft.
100ft.
2Sft. house
7ft.
20ft.
65ft.
40ft.
Corner
100ft.
2, 6, 7 and
30ft. garage
Lots 1-13,
Block 8
Blocks 3, 4
Interior
9,000sf.
60ft.
100ft.
25ft. house
7ft.
20ft.
65ft.
40%
and Lots
(net)
30ft. garage
Corner
80ft.
14-18,
Block 8
Block 5
17,000sf.
100ft.
150ft.
35ft.
10ft.
20ft.
65ft.
40ft,
3. The landscape plan shall be revised to:
Provide for installation of at least one shade or evergreen tree per lot at
the time of construction.
b. Provide for a residential buffer yard as established by Section 20-19-3.B
of the Zoning Ordinance within Outlot A, Outlot B along the west line of
Lot 8, and Lot 1, Block 3.
C. Plant at least a single row of evergreen trees along the north line of Lots
1-5, Block 2; and Lots 13 and 14, Block 6
4. 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.
5. All easements are subject to review and approval of the City Engineer.
Documents establishing a homeowners association shall be submitted with
application for final plat approval and are subject to review and approval of City
staff:
a. Outlot A shall be conveyed to the homeowners association.
b. An easement establishing for maintenance of the trail within Outlot B,
and snow removal from the sidewalk abutting Outlot B, shall be assigned
to the homeowners association.
7. All grading, drainage, and erosion control issues shall be subject to review and
approval of the City Engineer; and,
a. Outlots B, C, and D shall be deeded to the City at the time of final plat
approval.
b. The preliminary plat shall be revised to include the wetland and required
wetland buffer within Lots 5-6, Block 5 within an outlot to be deeded to
the City at the time of final plat approval.
C. Proposed impacts to the existing wetland within Lots 17-18, Block 8 shall
be subject to Section 20-16-5.F of the Zoning Ordinance and subject to
approval of the City Engineer.
8. The developer shall reimburse the City $68,940 in costs incurred for prior
installation of trunk watermain at the time of final plat approval; all utility issues
shall be subject to review and approval of the City Engineer.
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.
Adam Flaherty, City Administrator/Finance Director
Tami Loff, City Clerk
Andy MacArthur, City Attorney
Ron Wagner, City Engineer
Heather Lorch, Capstone Homes Inc.
7
Site Location
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14.015 Sunflsh Lake Blvd, Stalte 40D Otsego, MN
Ramsey, MN 553'03 1
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Review No. I
AHakanson
]Anderson
ENGINEERING REVIEW
Residential Subdivision
for the City of Otsego
by
Hakanson Anderson
Submitted to: Honorable Mayor and City Council
cc: Adam Flaherty, City Administrator
Tami Loff, City Clerk
Dan Licht, City Planner
Andy MacArthur, City Attorney
Brian Krystofiak, P.E., Carlson McCain
Steve Bona, Capstone Homes, Inc.
Reviewed by: Ronald J. Wagner, P.E.
Brent M. Larson, P.E.
Cody Slyvester, E.I.T.
Date: November 28, 2017
Proposed
Development: Harvest Run
Street Location A portion of the S Y2of Section 35, T121, R23 East of Queens
of Property: Avenue NE and North of 59'h Street NE.
Applicant: Steve Bona
Developer: Capstone Homes, Inc.
14015 Sunfish Lake Blvd., Suite 400
Ramsey, NIN 55303
Owners of Record: LTH Three, LLC
Purpose: Harvest Run is a proposed 84 lot single-family residential lot
development on approximately 47.68 acres in the City of Otsego,
Wright County, Minnesota. The proposed development will be
served with municipal water, sanitary sewer, storm sewer, and
public streets typical of an urban setting.
Jurisdictional Agencies: City of Otsego, Wright County, Minnesota Department of
(but not limited to) Health, Minnesota Department of Natural Resources, Minnesota
Pollution Control Agency, Wright Soil and Water Conservation
District.
Permits Required: NPDES, Minnesota Department of Health (water),
(but not limited to) Minnesota Pollution Control Agency (sanitary sewer), and Wright
County
TABLE OF CONTENTS
INFORMATION AVAILABLE
COVERSHEET
EXISTING CONDITIONS
SUBDIVISION CONFIGURATION, LOT SIZE, DENSITY
PRELIMINARY PLAT/STREET/TRAFFIC
PRELIMINARY GRADING, DRAINAGE, AND EROSION CONTROL PLAN
PRELIMINARY UTILITY PLAY
SURFACE WATER MANAGEMENT
WETLANDS
ENVIRONMENTAL
SUMMARY AND/OR RECOMMENDATION
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INFORMATION AVAILABLE
Preliminary Plans for Harvest Run, dated 11/3/17, by Carlson McCain.
Storm Water Management Plan for Harvest Run, dated 11 /3/17, by Carlson McCain.
Geotechnical Report for Harvest Run, dated I I/l/1 7, by Haugo Geotechnical Services.
Additional Infori-nation
Minnesota Rules, Chapter 4410 — EAW Requirement
City of Otsego Engineering Manual
City of Otsego Zoning and Subdivision Ordinances
National Wetland Inventory Map
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COVER SHEET
A benchmark(s) and datum (should be NGVD 1929) shall be provided.
2. Ensure that all sheets have the correct scale (sheet 6 looks to be incorrect).
EXISTING CONDITIONS
Existing zoning classifications for land in and abutting the subdivision shall be shown on
the plan. (21-6-2.B.2.)
4. Label the size and elevations of existing storm sewer, water and sanitary or any other
underground facility within 150 feet of the proposed plat. (21-6-2.B.5.)
Existing NWL and HWL I 00 -year flood elevations shall be shown on the plan. (21-6-
2.B.9.)
6. Show the existing bituminous trail along the east side of Queens Avenue.
SUBDIVISION CONFIGURATION, LOT SIZE, DENSITY
7. Proposed zoning is not indicated but the proposed setbacks agree with a R-5 zoning
district.
PRELIMINARY PLAT/STREETS/TRAFFIC
Sheet 6 appears to have the wrong scale.
9. All existing Otsego projects have been constructed on NGVD 1929 datum and the as -
built plans also us this datum. Please convert to the 1929 datum.
10. Street shall be named according to the Wright County street naming system as follows;
a. Street A
— 62 nd Street NE
b. StreetB-61"StreetNE
c. Street C —
Quenroe Avenue NE
d. Street D
— 62 d Street NE
11. A tangent with minimum length of 100' is needed along Street A between the two curves.
12. Provide vertical curve information for all streets. All vertical and horizontal curves shall
meet 30 mph design speed requirements (min K = 19 for crest and 37 for sag curves).
13. All cross drainage between lots shall be covered by drainage and utility easements. The
grading shall be revised to direct the drainage along lot lines or additional easements will
be needed to cover the cross drainage.
14. A temporary cul-de-sac per Otsego Standard Plate 108a is required at the east end of
Street B.
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15. A profile with vertical curve information shall be provided for the proposed bituminous
trails.
16. At the time the sidewalks tie into the existing bituminous trail at Queens Avenue ADA
compliant pedestrian ramps shall be installed on the trail crossings at these locations.
PRELIMINARY UTILITY PLAN
17. Watermain loop between for Street A and Street C is required.
18. A temporary hydrant shall be installed at the east end of Street D and the north side of
Lot 13 and Lot 14, Block 7 for watermain flushing.
19. The locations of all existing and proposed wateimain valves shall be shown. Also, please
include the locations of existing hydrants (near Queens Avenue).
20. The geotechnical report indicates there are some locations within the project area with
water table elevations relatively shallow. All hydrants and sanitary manholes within the
water table shall be identified in the plans. The hydrants within the water table are to be
marked with a metal strip, nozzle painted black, and their drain holes are to be plugged.
21. Provide storm sewer pipe sizes and inverts.
PRELIMINARY GRADING, DRAINAGE, AND EROSION CONTROL
PLAN
22. All cross drainage between lots shall be covered by drainage and utility easements. The
grading shall be revised to direct the drainage along lot lines or additional easements will
be needed to cover the cross drainage.
23. Include NWL and I 00 -YR HWL elevations for all wetlands/ponds.
24. Often 2' contours do not provide enough detail for final lot grading, especially where there
are significant grade changes therefore the final grading plans shall provide an elevation
label at the front and rear setback lines on all lot lines between houses with 2' or more
elevation difference. These elevations shall provide fall away from the lower house.
(Similar to the elevation called out between Lots 122 and 123.)
25. Please label emergency overflows and elevations for the street low points (i.e. along lot
lines between houses, or in boulevard behind curbs).
26. Final plans shall include erosion control notes that indicate the contractor is responsible
for dust control, maintaining silt fence and other erosion control devices, and sweeping
streets daily if they are being disturbed.
27. A 50' vegetative buffer with one layer of silt fence or two layers of protection shall be
used around all existing wetlands. Also, the use of floating silt curtain should be
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necessary during the construction of the culvert between Wetland 30 and Wetland 40
depending on water elevations at the time of crossing.
28. Inlet protection shall be installed on all of the nearest catch basins located along Queens
Avenue downstream from the construction entrances.
DETAILS
29. Recornmended R-valuc shall be shown in the typical section.
30. Please include all necessary City Details.
SURFACE WATER MANAGEMENT
31. The geotechnical report soil borings showed 3 borings hitting ground water but no ground
water monitoring was done. Due to the vicinity of the numerous adjacent wetlands
additional testing will be required to determine the groundwater elevations within the
development.
32. The Stormwater Plan states that infiltration is not feasible for the site due to the clay present
in the soil borings. The NPDES states that infiltration is not allowed for Hydrologic Group
D soils. Please refer to the D Type soils as the reason for not providing infiltration rather
than clay in the soil borings.
33. The report states that Type B, C and D type soils are being used in the model. If there are
no Type B or C soils present to provide infiltration then the model should use Type D soils
(at least no B soils).
34. The proposed pond P 100 discharging to wetland W I is a concern, Pond P 100 is receiving
water from an area that is currently discharging to wetlands W2 and W3 and by discharging
to W I is changing watershed areas. Please route P 100 to discharge to W2 or directly to
W3 to avoid increasing the watershed area of WI and potentially causing downstream
issues with the increase volumes. (If this is not possible please contact Ronald Wagner or
Brent Larson to discuss).
35. A 10 -minute minimum Time of Concentration shall be used for the calculations.
36. The preliminary utility plans do not contain any ston-n sewer infori-nation to be reviewed
and compared to the design calculations.
37. A minimum of 2' of cover is required over to outside of the storm sewer pipe. Based on
the builds verify there will be sufficient cover over the pipe at structures 222, 208, and 207.
38. Final submittal will require inlet spread calculations for the following structures at
minimum; 103, 108, 210 and 305. The spread cannot exceed 2/3rds of the drive lane.
WETLANDS
39. A Wetland Determination Report is under review.
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40. The bituminous trails within the wetland buffer areas do not count towards the 20' average.
These buffer areas shall be adjusted to regain the average a 20' width.
41. The wetland buffer around each wetland needs to average 20'. It appears only a 10' buffer
is being provided around the wetland 60 (rear yards of Lots 133 and 134) in the grading
plans.
ENVIRONMENTAL
42. A statement certifying the environmental condition of the site including the presence of
any hazardous substance as defined in Minnesota Statutes I 1513.02, Subd 8 is required.
SUMMARY AND/OR RECOMMENDATION
We recommend approval contingent upon the above items being addressed.
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P
CITY OF
Otkoo
MINNESOTA CDP
APPLICANT: Capstone Homes, Inc.
5 December 2017
FINDINGS & DECISION
ZONING MAP AMENDMENT
APPLICATION: Request for approval of Zoning Map amendment for land to be included within the
preliminary plat of Harvest Run.
CITY COUNCIL MEETING: I I December 2017
FINDINGS: Based upon review of the application and evidence received, the Otsego City Council
now makes the following findings of fact:
A. The legal description of the property is attached as Exhibit A.
B. The property lies within the East Sewer District and is guided for medium -to -high density
residential land uses by the 2012 Otsego Comprehensive Plan, as amended.
C. The property is zoned A-11, Agriculture Rural Service Area; the developer is requesting a
Zoning Map amendment rezoning the property to R-5, Residential Single and Two -Family
District.
D. The applicant has requested approval of a preliminary plat of 80 single family lots subject to
lot requirements and performance standards established under a Planned Unit Development
Conditional Use Permit (PUD -CUP); single family dwellings are a permitted use within the R-
5 District.
E. The Planning Commission and City Council must take into consideration the possible effects
of the request with their judgment based upon (but not limited to) the criteria outlined in
Section 20-3-2.F of the Zoning Ordinance:
1
41
The proposed action's consistency with the specific policies and provisions of the
Otsego Comprehensive Plan.
Finding: The 2012 Otsego Comprehensive Plan includes the subject site within the
East Sewer District and guides the area for low density residential uses. The
proposed subdivision of single family lots as villa homes is consistent 2012
Comprehensive Plan and responds to housing demand for association maintained
single family dwellings.
The proposed use's compatibility with present and future land uses of the area.
Finding: The subject site is surrounded by the following existing �ndlbr planned land
uses shown in the table below.
Direction
Land Use Plan
Zoning Map
Existing Land Use
North
Industrial
A-1 District
Undeveloped
East
LD Residential
A-1 District
Undeveloped
South
LD Residential
R-3 District
Single family lots (rural service)
West
Indu 3trial
1-2 District
Gateway North
1
The single family lots proposed for development within the subject site will provide for
a transitional land use between existing single family lots to the south, existing
industrial land uses to the west, and future industrial uses to the north.
The proposed use's conformity with all performance standards contained within the
Zoning Ordinance and other provisions of the City Code.
Finding: 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.
Finding: The subject site is accessed via Queens Avenue. Queens Avenue is
designated by the 2012 Transportation Plan as a commercial -industrial collector
street. The existing street has been improved to three lanes from the south line of the
subject site north to CSAH 38 and is a two lane roadway with shoulders south of the
subject site to CSAH 36. Queens Avenue 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.
Finding: The subject site is located within the East Sewer District where the City
anticipates provision of services in support of urban development as guided by the
Future Land Use Plan; the proposed preliminary plat can be accommodated by
existing City services.
F. The planning report dated 28 November 2017 prepared by the City Planner, The Planning
Company LLC., is incorporated herein.
G. The Engineering Review dated November 28, 2017 prepared by the City Engineer,
Hakanson Anderson Associates, Inc., is incorporated herein.
H. The Otsego Planning Commission held a public hearing at their regular meeting on 4
December 2017 to consider the application, preceded by published and mailed notice.
Based upon review of the application and evidence received, the Otsego Planning
Commission closed the public hearing and recommended by a 7-0 vote that the City Council
approve the request based on the aforementioned findings.
DECISION: Based on the foregoing information and applicable ordinances, the request is hereby
APPROVED.
MOTION BY:
SECOND BY:
ALL IN FAVOR:
THOSE OPPOSED:
ADOPTED by the City Council of the City of Otsego this 11 th day of December, 2017.
CITY OF OTSEGO
By:
Jessica L. Stockamp, Mayor
Attest:
Tami Loff, City Clerk
ORDINANCE NO.: 2017-17
CITY OF OTSEGO
COUNTY OF WRIGHT, MINNESOTA
AN ORDINANCE AMENDING THE ZONING ORDINANCE OF THE CITY OF
OTSEGO TO PROVIDE FOR A CHANGE IN ZONING CLASSIFICATION FOR LAND
WITHIN THE HARVEST RUN PRELIMINARY PLAT.
THE CITY COUNCIL OF THE CITY OF OTSEGO DOES HEREBY ORDAIN:
Section 1. The official Zoning Map of the Otsego Zoning Ordinance is hereby
amended to change the zoning classification of the property legally by Exhibit A.
Section 2. The property is hereby rezoned from an A-1, Agricultural Rural
Service District designation to R-5, Residential Single and Two Family District
designation.
Section 3. The Zoning Map of the City of Otsego shall not be republished to
show the aforesaid rezoning, but the Zoning Administrator shall appropriately mark the
Zoning Map on file at City Hall for the purpose of indicating the rezoning hereinabove
provided for in this Ordinance, and all of the notations, references and other information
shown thereon are hereby incorporated by reference and made part of this Ordinance.
Section 4. This Ordinance shall become effective immediately upon its passage
and publication according to Law.
MOTION BY:
SECOND BY:
ALL IN FAVOR:
THOSE OPPOSED:
ADOPTED by the City Council of the City of Otsego this 1 Ith day of
December, 2017.
CITY OF OTSEGO
m
Jessica L. Stockamp, Mayor
ATTEST:
Tami Loff, City Clerk
ATTACH LEGAL DESCRIPTION HERE
EXHIBIT A
0
CITY OF
Ot�ezo
MINNESOTA C7
APPLICANT: Capstone Homes, Inc.
5 December 2017
FINDINGS & DECISION
PUD-CUP/PRELIMINARY PLAT
APPLICATION: Request for approval of a PUD -CUP and preliminary plat for development of 80
single family lots to be known as Harvest Run.
CITY COUNCIL MEETING: 11 December 2017
FINDINGS: Based upon review of the application and evidence received, the Otsego City Council
now makes the following findings of fact:
A. The legal description of the property is attached as Exhibit A.
B. The property lies within the East Sewer District and is guided for medium -to -high density
residential land uses by the 2012 Otsego Comprehensive Plan, as amended.
C. The property is zoned R-5, Residential Single and Two -Family District; single family
dwellings are a permitted use within the R-5 District.
D. The applicant has requested approval of a preliminary plat of 80 single family lots subject to
lot requirements and performance standards established under a Planned Unit Development
Conditional Use Permit (PUD -CUP).
E. The Planning Commission and City Council must take into consideration the possible effects
of the request with their judgment based upon (but not limited to) the criteria outlined in
Section 20-4-2.F of the Zoning Ordinance:
1
2
The proposed action's consistency with the specific policies and provisions of the
Otsego Comprehensive Plan.
Finding: The 2012 Otsego Comprehensive Plan includes the subject site within the
East Sewer District and guides the area for low density residential uses. The
proposed subdivision of single family lots as villa homes is consistent 2012
Comprehensive Plan and responds to housing demand for association maintained
single family dwellings.
The proposed use's compatibility with present and future land uses of the area.
Finding: The subject site is surrounded by the following existing andlor planned land
uses shown in the table below.
Land Use Plan
Zoning Map
Existing Land Use
-Direction
North
Industrial
A-1 District
Undeveloped
LD Residential
A-1 District
Undeveloped
-East
South
LD Residential
R-3 District
Single family lots (rural service)
West
Indu 3trial
1-2 District
Gateway North
The single family lots proposed for development within the subject site will provide for
a transitional land use between existing single family lots to the south, existing
industrial land uses to the west, and future industrial uses to the north.
3. The proposed use's conformity with all performance standards contained within the
Zoning Ordinance and other provisions of the City Code.
Finding: 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.
Finding: The subject site is accessed via Queens Avenue. Queens Avenue is
designated by the 2012 Transportation Plan as a commercial -industrial collector
street. The existing street has been improved to three lanes from the south line of the
subject site north to CSAH 38 and is a two lane roadway with shoulders south of the
subject site to CSAH 36. Queens Avenue 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.
Finding: The subject site is located within the East Sewer District where the City
anticipates provision of services in support of urban development as guided by the
Future Land Use Plan; the proposed preliminary plat can be accommodated by
existing City services.
F. The planning report dated 28 November 2017 prepared by the City Planner, The Planning
Company LLC., is incorporated herein.
G. The Engineering Review dated November 28, 2017 prepared by the City Engineer,
Hakanson Anderson Associates, Inc., is incorporated herein.
H. The Otsego Planning Commission held a public hearing at their regular meeting on 4
December 2017 to consider the application, preceded by published and mailed notice.
Based upon review of the application and evidence received, the Otsego Planning
Commission closed the public hearing and recommended by a 7-0 vote that the City Council
approve the request based on the aforementioned findings.
DECISION: Based on the foregoing information and applicable ordinances, the request is hereby
APPROVED, subject to the following conditions:
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. Lots within the preliminary plat shall be subject to the following requirements:
3. The landscape plan shall be revised to:
a. Provide for installation of at least one additional shade or evergreen trees within the
yard of each lot at the time of construction.
b. Provide for a residential buffer yard as established by Section 20-19-3.B of the
Zoning Ordinance within Outlot A, Outlot B along the west line of Lot 8, and Lot 1,
Block 3.
C. Plant at least a single row of evergreen trees be planted along the north line of Lots
1-5, Block 2 and Lots 13 and 14, Block 6
4. 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.
5. All easements aria subject to review and approval of the City Engineer.
6. Documents establishing a homeowners association shall be submitted with application for
final plat approval and are subject to review and approval of City staff:
a. Outlot A shall be conveyed to the homeowners association.
b. An easement establishing for maintenance of the trail within Outlot B, and snow
removal from the sidewalk abutting Outlot B, shall be assigned to the homeowners
association.
7. All grading, drainage, and erosion control issues shall be subject to review and approval of
the City Engineer; Outlots B, C, and D shall be deeded to the City at the time of final plat
approval.
8. The developer shall reimburse the City $68,940 in costs incurred for prior installation of trunk
watermain at the time of final plat approval; all utility issues shall be subject to review and
approval of the City Engineer.
MOTION BY:
SECOND BY:
ALL IN FAVOR:
THOSE OPPOSED:
Lot
Area
Lot
Width
Lot
Depth
Setbacks
Front
Side
Rear
Queens
Ave.
Wetland
Blocks 1, 2,
7;and
Lots 1-13,
Block 8
Interior
54ft.
100ft.
25ft. house
ft
ft
30ft. garage
ft.
7ft.
20ft.
65ft.
40ft.
Corner
75ft.
Blocks 3,4;
Lots 14-18,
Block 8
Interior
9,000sf.
(n et)
60ft.
100ft.
25ft. house
30ft. garage
7ft.
20ft.
65ft.
40ft.
Corner
80ft.
Block 5
18,000sf.
100ft.
150ft.
35ft.
10ft.
20ft.
65ft.
40ft.
3. The landscape plan shall be revised to:
a. Provide for installation of at least one additional shade or evergreen trees within the
yard of each lot at the time of construction.
b. Provide for a residential buffer yard as established by Section 20-19-3.B of the
Zoning Ordinance within Outlot A, Outlot B along the west line of Lot 8, and Lot 1,
Block 3.
C. Plant at least a single row of evergreen trees be planted along the north line of Lots
1-5, Block 2 and Lots 13 and 14, Block 6
4. 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.
5. All easements aria subject to review and approval of the City Engineer.
6. Documents establishing a homeowners association shall be submitted with application for
final plat approval and are subject to review and approval of City staff:
a. Outlot A shall be conveyed to the homeowners association.
b. An easement establishing for maintenance of the trail within Outlot B, and snow
removal from the sidewalk abutting Outlot B, shall be assigned to the homeowners
association.
7. All grading, drainage, and erosion control issues shall be subject to review and approval of
the City Engineer; Outlots B, C, and D shall be deeded to the City at the time of final plat
approval.
8. The developer shall reimburse the City $68,940 in costs incurred for prior installation of trunk
watermain at the time of final plat approval; all utility issues shall be subject to review and
approval of the City Engineer.
MOTION BY:
SECOND BY:
ALL IN FAVOR:
THOSE OPPOSED:
Attest:
ADOPTED by the City Council of the City of Otsego this 11 th day of December, 2017.
Tami Loff, City Clerk
CITY OF OTSEGO
By:
Jessica L. Stockamp, Mayor