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4.2 Hunter Hills 5th Addition Request for City Council Action DEPARTMENT INFORMATION ORIGINATING DEPARTMENT REQUESTOR: MEETING DATE: Planning City Planner Licht 28 March 2022 PRESENTER(s) REVIEWED BY: ITEM #: City Planner Licht City Administrator/Finance Director Flaherty City Engineer Wagner 4.2 – Hunter Hills 5th Add. STRATEGIC VISION MEETS: THE CITY OF OTSEGO: Is a strong organization that is committed to leading the community through innovative communication. Has proactively expanded infrastructure to responsibly provide core services. Is committed to delivery of quality emergency service responsive to community needs and expectations in a cost-effective manner. X Is a social community with diverse housing, service options, and employment opportunities. Is a distinctive, connected community known for its beauty and natural surroundings. AGENDA ITEM DETAILS RECOMMENDATION: City staff recommends approval of a preliminary plat/PUD-CUP and vacation of existing drainage and utility easements. ARE YOU SEEKING APPROVAL OF A CONTRACT? IS A PUBLIC HEARING REQUIRED? No Yes, held by Planning Commission 21 March 2022. BACKGROUND/JUSTIFICATION: Tamarack Land – Hunter Hills, LLC received preliminary plat approval on 28 June 2021 for development of 130 single family lots as the third phase of the Hunter Hills subdivision located east of Labeaux Avenue (CSAH 19) and north of 80th Street. The developer has determined a need to revise the preliminary plat to change the location of this phase of the development within the overall subdivision to manage balancing the soil elevations as construction continues. The developer is requesting approval of a preliminary plat and PUD-CUP to be known as Hunter Hills 5th Addition and vacation of existing drainage and utility easements. The proposed preliminary plat includes 74 lots and would vacate the entitlement approval for 71 lots previously approved with the Hunter Hills Phase 3 preliminary plat. A public hearing to consider the applications was held by the Planning Commission meeting on 21 March 2022. Mr. Dan Willenbring of Tamarack Development was present as the applicant and agreed with the recommendations of City staff. Residents that live to the east and west of the Hunter Hills development had questions regarding the timing of construction for 85th Street. City staff advised that the timing and alignment of 85th Street outside of Hunter Hills has not been determined, but future phases of Hunter Hills remain contingent upon its construction. The public hearing was closed. The Planning Commission had no comments regarding the proposed development and voted 7-0 to recommend approval of the application. SUPPORTING DOCUMENTS ATTACHED: ▪ Planning Report dated 14 March 2022 ▪ Engineering Review dated March 14, 2022 ▪ Findings of Fact and Decision ▪ Resolution 2022-34 vacating drainage and utility easements POSSIBLE MOTION PLEASE WORD MOTION AS YOU WOULD LIKE IT TO APPEAR IN THE MINUTES: Motion to approve the Hunter Hills 5th Addition and PUD-CUP and adopt Resolution 2022-34 vacating existing drainage and utility easements. BUDGET INFORMATION FUNDING: BUDGETED: N/A N/A   3601 Thurston Avenue Anoka, MN 55303 763.231.5840 TPC@PlanningCo.com       1 PLANNING REPORT       TO:    Otsego Planning Commission    FROM:    D. Daniel Licht, AICP    REPORT DATE:  14 March 2022    60‐DAY DATE:  30 April 2022    RE:    Otsego – Hunter Hills; 5th Addition Preliminary Plat/PUD‐CUP    TPC FILE:  101.02      BACKGROUND    Tamarack Land – Hunter Hills, LLC received preliminary plat approval on 28 June 2021 for  development of 130 single family lots as the third phase of the Hunter Hills subdivision located  east of Labeaux Avenue (CSAH 19) and north of 80th Street. The developer has determined a  need to revise the preliminary plat to change the location of this phase of the development  within the overall subdivision to manage balancing the soil elevations as construction  continues.      The developer is requesting approval of a preliminary plat/PUD‐CUP to be known as Hunter  Hills 5th Addition and vacation of existing drainage and utility easements.  The proposed  preliminary plat includes 74 lots and would vacate the entitlement approval for 71 lots  previously approved with the Hunter Hills Phase 3 preliminary plat. A public hearing to consider  the applications has been noticed for the Planning Commission meeting on 21 March 2022.    Exhibits:   Site location map   Hunter Hills Concept Plan   Preliminary Plans for Hunter Hills 5th Addition dated 03/01/2022 (14 sheets)   Hunter Hills Phase 3 Preliminary Plat (1 sheet)        2 ANALYSIS     Site Plan.  The proposed Hunter Hills 5th Addition preliminary plat includes a number of changes  from the overall concept plan approved with the initial preliminary plat and EAW:     The number of lots within Block 2 has been reduced by one lot.     The area of the townhomes shown on the site plan between future 85th Street and  Street 11 has been reduced by inserting 11 single family lots as Block 3 on the  preliminary plat.       The number of lots within Block 4 has been reduced by two lots.     The number of lots within Block 5 has been reduced by one lot.     The dwellings within Block 6 (and future phases extending north to 84th Lane) have been  changed from 20 two family dwellings to eight single family dwellings.    These changes increase the number of single family lots within the development while  decreasing the overall number of dwelling units, which is consistent with the City’s policies that  low density residential land uses and traditional single family dwellings be the primary form of  residential uses within the City.    Zoning.  The subject site is zoned R‐5, Single and Two Family Residential District.  Single family  dwellings are a permitted use within the R‐5 District.  The Phase 3 preliminary plat approval  also includes a Planned Unit Development – Conditional Use Permit (PUD‐CUP) related to  development standards for the proposed single family villa lots and dwellings, which is carried  forward to the proposed Hunter Hills 5th Addition preliminary plat.  Consideration of the PUD‐ CUP is to be based upon, but not limited to, the criteria established by Section 11‐4‐2.F of the  Zoning Ordinance:    1. The proposed action's consistency with the specific policies and provisions of the Otsego  Comprehensive Plan.    Comment:  The Future Land Use Plan of the 2012 Comprehensive Plan guides the  subject site for low density residential uses, which are defined as single family  development with a net density of 3.0 dwelling units per acre or less.  The single family  lots and single family villa lots within the Hunter Hills 5th Addition preliminary plat area  consistent with the Future Land Use Plan.    2. The proposed use's compatibility with present and future land uses of the area.    3 Comment:  The character of the proposed development is similar to development of  Hunter Hills, Hunter Hills, 2nd Addition, Hunter Hills 3rd Addition to the south of 80th  Street consistent with the Future Land Use Plan.      3. The proposed use's conformity with all performance standards contained within the  Zoning Ordinance and other provisions of the City Code.    Comment:  The propose preliminary plat will comply with the provisions of the Zoning  Ordinance, Subdivision Ordinance, and Engineering Manual.    4. Traffic generation of the proposed use in relation to capabilities of streets serving the  property.     Comment:  The subject site is accessed via 80th Street, which is a minor collector roadway  designated by the Transportation Plan of the 2012 Comprehensive Plan.  The capacity of  80th Street is adequate to carry traffic generated by Hunter Hills 5th Addition.    5. The proposed use can be accommodated by existing public services and facilities and  will not overburden the City's service capacity.    Finding:  The proposed preliminary plat can be accommodated by existing utilities and  other public services within the West Sewer District.      EAW.  A mandatory EAW was prepared with the Hunter Hills preliminary plat per Minnesota  Rules Section 4410.4300, Sudp. 19.D as a connected action for residential development of more  than 250 dwelling units based on the potential development of all 207.59 acres controlled by  the developer.  The City Council approved the EAW and adopted findings that preparation of an  EIS is not required.  The proposed Hunter Hills 5th Addition preliminary plat is consistent with  the information included in the approved EAW.      Surrounding Uses.  The subject site is surrounded by the existing and planned uses shown in  the table below.  The character of the proposed development is similar to development of  Arbor Creek to the south of 80th Street consistent with the Future Land Use Plan.  The proposed  development will also be compatible with existing rural residential single family dwellings in the  area.      Direction Land Use Plan Zoning Map Existing Use  North LD Residential (Large Lot) A‐1 District Cultivated field  East LD Residential R‐5 District Hunter Hills  South LD Residential  R‐5 District  A‐1 District  Hunter Hills  Rural Residential  West MD‐HD Residential A‐1 District Rural Residential  Cultivated field    4 Blocks.  Section 10‐8‐3.A of the Subdivision Ordinance establishes that blocks within a  subdivision are to be a minimum of 300 feet and not more than 1,200 feet in length.  Section  10‐8‐5.B.4.b of the Subdivision Ordinance also prohibits off‐set street intersections of less than  200 feet, which is dictated by the layout of blocks within the preliminary plat.  All of the blocks  within the preliminary plat comply with the requirements for block dimensions and street  intersection alignments.      Lot Requirements.  Section 11‐66‐6.A of the Zoning Ordinance requires single family lots within  the R‐5 District to be a minimum of 9,000 square feet in area and 60 feet in width.      The proposed lots range from 7,871 square feet to 18,962 square feet.  The mean lot area of all  of the lots within Hunter Hills 5th Addition is 10,329 square feet.  The mean area of the lots  within Hunter Hills 5th Addition exceeds the minimum lot area requirement for the R‐5 District.  The flexibility for minimum lot area and minimum lot width requirements allowed by PUD‐CUP  is consistent with the City’s approach to lot requirements for subdivisions within the sewer  districts to provide a variety of lot sizes and housing types that include single family villas  incorporated as part of a larger neighborhood.      The PUD‐CUP approved with the initial Hunter Hills preliminary plat and Hunter Hills Phase 3  preliminary plat allows for 65 foot wide single family lots and 55 foot wide single family villa  lots.  However, all of the lots within Hunter Hills 5th Addition are a minimum of 65 feet in width  measured at the front setback line as defined by the Zoning Ordinance.  All of the proposed lots  comply with the minimum lot width requirement for the R‐5 District.      Setbacks.  The table below specifies the principal building setback requirements of the R‐5  District provided for in Section 11‐66‐6.C of the Zoning Ordinance, the wetland setback  established by Section 11‐16‐5.F.4.b of the Zoning Ordinance, and the reciprocal feedlot  setback established by Section 11‐27‐9 of the Zoning Ordinance. The setbacks shown on the  preliminary plat comply with the minimum setback requirements.  Hunter Hills 5th Addition  does not include any portion of the development subject to the registered feedlot setback.    Local   Street  Interior  Side  Interior  Rear  Wetland Registered  Feedlot  25ft. house  30ft. garage 7ft. 20ft. 40ft. 1,000ft.    Access.  Hunter Hills, including Hunter Hills 5th Addition, is accessed via 80th Street, which is a  minor collector roadway between Labeaux Avenue (CSAH 19) and MacIver Avenue.  The  developer completed improvements to 80th Street as an urban section street within the  boundaries of Hunter Hills 2nd Addition.  The developer also provided for a micro‐surface  improvement of 80th Street between Labeaux Avenue and MacIver Avenue outside of Hunter  Hills 2nd Addition.  There is adequate capacity on 80th Street to accommodate traffic generated  by the previously approved final plats and proposed Hunter Hills 5th Addition preliminary plat.     5 The preliminary plat of Hunter Hills established that final platting of more than 193 dwelling  units within the subject site would require the developer to acquire right‐of‐way and construct  85th Street as a major collector street from Labeaux Avenue (CSAH 19) to the east line of the  subject site.  Final platting all of the lots within Hunter Hills 5th Addition would bring the total  number of lots developed to date to 197, or four more than the trigger for construction of 85th  Street.  Based on the logical construction of streets within the proposed 5th Addition  preliminary plat, City staff recommends allowing the four additional single family lots modifying  the stipulation related to 85th Street to require acquisition of right‐of‐way and construction of  the street to final plat any lot not included within the Hunter Hills 5th Addition preliminary plat  or prior approved final plats.     Streets.  Streets within Hunter Hills 5th Addition are planned to be public streets designed with  a 60 foot right‐of‐way and with a 28 foot wide section as required by Section 10‐8‐5.B.1 of the  Subdivision Ordinance.  Connections to properties to the abutting property to the west and  future phases of Hunter Hills to the north and east are provided as required by Section 10‐8‐ 5.A.7 of the Subdivision Ordinance.      There is to be a five foot wide concrete sidewalk on one side of the public streets as required by  Section 10‐5‐8.D of the Subdivision Ordinance.      Street lighting will be required at intersections and at midblock locations longer than 900 feet  as required by Section 8‐8‐4 of the City Code.    All street design and construction plans, including street lighting, are to be subject to review  and approval of the City Engineer.      Single Family Villas.  The preliminary plat and PUD‐CUP for Hunter Hills and Hunter Hills Phase  3 included approval of house designs for single family villa dwellings that specified a minimum  attached garage area for these single family dwellings of 396 square feet based upon the plans  submitted by Lennar Corporation as the builder within the subdivision for lots that were  designed to be 50 feet in width.  Based on all of the lots within the Hunter Hills 5th Addition  being 65 feet wide and able to accommodate a three car garage, the garage area standard  exception will not apply.    Landscaping.   Section 11‐19‐2.B.2 of the Zoning Ordinance requires that two shade trees be  provided each lot at the time of house construction.      Grading.  The developer has submitted plans for grading of the subject site.  All grading,  drainage, and erosion control issues are subject to review and approval of the City Engineer.   The subject site is within the Otsego Creek watershed and payment of a stormwater impact fee  as established by Section 8‐4‐1 of the City Code is required at the time of final plat approval.        6 Utilities.   Hunter Hills 5th Addition is included within the West Sewer District and sewer and  water utilities are available to the proposed preliminary plat.  The developer has submitted  plans for extension of sewer and water utilities for Hunter Hills 5th Addition and all utility plans  are subject to review and approval of the City Engineer.      The City is nearing capacity limits at the West Waste Water Treatment Facility.   Capacity  currently exists to accommodate the 74 lots within Hunter Hills 5th Addition (with rescinding  entitlements for 71 lots within the Hunter Hills Phase 3 preliminary plat), but approval of the  preliminary plat does not guarantee access to sanitary sewer service.      The City only allocates sewer capacity to approved final plats with signed development  contracts to assure the City of timely development.  Payment of utility availability charges are  due at the time of final plat approval and payment of utility connection charges are due at the  time a building permit is issued for each lot in accordance with Title 6, Section 1 of the City  Code.       Easements.  Section 10‐18‐12.A of the Subdivision Ordinance requires 10 foot drainage and  utility easements at the perimeter of all lots (overlying side lot lines) and over any stormwater  management facilities, wetlands, and wetland buffers not platted within outlots deeded to the  City.   The preliminary plat provides for dedication of required easements, which are to be  subject to review and approval of the City Engineer.      Existing drainage and utility easements dedicated over Outlot B, Hunter Hills 3rd Addition are to  be vacated as they no longer serve a public purpose upon approval of a preliminary plat and  subsequent final plat for Hunter Hills 5th Addition.   The vacation will also include existing  drainage and utility easements within Outlot B, Hunter Hills 3rd Addition replatted as Outlot C,  Hunter Hills 4th Addition.  A temporary drainage and utility easement is to be established by  document over Outlot C, Hunter Hills 4th Addition that will remain until the outlot is final  platted into lots/blocks with future phases.    Outlots.  The preliminary plat includes one outlot encompassing a wetland and wetland buffer  required by Section 11‐16‐5.F of the Zoning Ordinance.   The outlot is to be relabeled on the  preliminary plat as Outlot A and is to be deeded to the City in accordance with Section 10‐8‐ 12.D of the Subdivision Ordinance for stormwater management purposes.    Park Dedication.  The Parks System Master Plan does not identify acquisition of park land from  the subject site.  The proposed development is within the park service areas of Beaudry  Meadows Park to the south and Prairieview Elementary School and Prairieview Middle School  to the east.  Park dedication requirements for the subject site will be satisfied as payment of a  cash fee in lieu of land for use by the City in acquiring land and/or developing the park system  as provided for by Section 11‐18‐15 of the Subdivision Ordinance.      7 Development Contract.  The City Attorney will prepare a Development Contract related to a  proposed final plat for any portion of Hunter Hills 5th Addition preliminary plat to provide for  completion of all public improvements, establishment of required securities, and payment of  applicable fees in accordance with Section 10‐10‐4.A of the Subdivision Ordinance.    The  Development Contract is to be executed prior to consideration of a final plat application the  City Council.    RECOMMENDATION    The proposed Hunter Hills 5th Addition preliminary plat is consistent with the provisions of the  2012 Comprehensive Plan and complies with the requirements of the Zoning Ordinance and  Subdivision Ordinance.   City staff recommends approval of applications as outlined below.    POSSIBLE ACTIONS    A. Motion to recommend approval of a PUD‐CUP and Preliminary Plat for Hunter Hills 5th  Addition and vacation of existing drainage and utility easements, 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. The entitlements for Lots 1‐5, Block 6; Lots 3‐10, Block 7; Lot 1, Block 8; Lots 1‐9,  Block 21 (Block 9); Lots 1‐6, Block 10; Lots 1‐29, Block 11, Lots 1‐6, Block 12; Lots  1‐6, Block 13 approved with the Hunter Hills Phase 3 preliminary plat are hereby  rescinded.    3. The lots within Hunter Hills 5th Addition preliminary plat shall have a minimum  width of 65 feet as defined by the Zoning Ordinance.       4. All lots within the preliminary plat shall comply with the following setbacks:    Local   Street  Interior  Side  Interior  Rear  Wetland  25ft. house  30ft. garage 7ft. 20ft. 40ft.     5. Final platting any dwelling units not approved with the Hunter Hills 5th Addition  preliminary plat or the final plats of Hunter Hills, Hunter Hills 2nd Addition, or  Hunter Hills 3rd Addition shall require the developer to acquire right‐of‐way and  construct 85th Street as a major collector street from Labeaux Avenue (CSAH 19)  to the east line of the subject site, subject to review and approval of the City  Engineer.  8 6. All street and sidewalk design and construction plans are subject to review and  approval of the City Engineer    7. Two shade trees shall be planted within each lot at the time of house  construction.       8.  All grading, drainage, and erosion control issues shall be subject to review and  approval of the City Engineer.       9. The preliminary plat shall be revised to label Outlot F as Outlot A.  Outlot A shall  be deeded to the City for stormwater management purposes.     10. A stormwater impact fee for Otsego Creek as established by Section 8‐4‐1 of the  City Code shall be paid the time of final plat approval in accordance with the fee  schedule then in effect.       11. All utility plans shall be subject to review and approval of the City Engineer.      12. Utility availability charges shall be paid at the time of final plat approval in  accordance with the fee schedule then in effect.     13. All easements shall be subject to review and approval by the City Engineer.     14. Park dedication requirements for the preliminary plat will be satisfied as  payment of a cash fee in lieu of land as provided for by Section 11‐18‐15.I of the  Subdivision Ordinance.     15. Prior to consideration of final plat for any portion of the Hunter Hills 5th Addition  preliminary plat, the developer shall enter to development contract with the City  as drafted by the City Attorney in accordance with Section 10‐10‐4.A of the  Subdivision Ordinance.      B. Motion to recommend the application be denied based on a finding that the request is  inconsistent with the Comprehensive Plan and does not comply with the requirements  of the Zoning Ordinance and Subdivision Ordinance.    C. Motion to table.      c. Adam Flaherty, City Administrator/Finance Director   Audra Etzel, City Clerk   Ron Wagner, City Engineer   David Kendall, City Attorney  Site Loca tio n Ma p Hunter Hills 5th Addition 921 ft Overvi ew Legend Roads C SAHC L C TYC L MUNIC L PRIVATEC L TWPC L Highw ays Intersta te State Hwy US Hwy City/T ow nship Limits c t Parcels T orr ens 36 33 37 33 38 40 29 41 39 28 25 27 26 13 11 22 19 85TH S T R E E T STREET 17LANDER AVE NESTREET 2 ST R E E T 4 80TH STREET ST R E E T 6 STRE E T 3 STREET 9STREET 10STREET 3 STREET 1 1 STREET 15STREET 1917 18 3 STREET 21STREET 20 32 33 31 STREET 11B42 43 45 46 47 48 54 52 50 51 53 55 56 57 58 30 44 24 34 33 STREET 14 10 20 21 12 23 STREET 4 ST R E E T 5 STREET 7STREET 1349 STREET 1 STREET 8STRE E T 9STREET 12STREET 16STREET 1759 60 1 1111 F U T U R EF U T U R ESTREET 1STREET 1 3333 4 5 2 6 7 8 19-037 07/08/2020 OTSEGO PROPERTY LAKETOWN HOMES OTSEGO, MN N CAMPION ENGINEERING SERVICES, INC. Civil Engineering Land Planning N 1 1 LOT TYPE EXHIBIT HUNTER HILLS GOVERNING SPECIFICATIONS: BENCHMARK COVER SHEET N LEGEND 21-026 03/01/2022 N CAMPION ENGINEERING SERVICES, INC. HUNTER HILLS 5TH ADDITION TAMARACK LAND-HUNTER HILLS, LLC OTSEGO, MN 14 PO BOX 41486 PLYMOUTH, MN 55441 PHONE: (763)486.3799 EMAIL: MCAMPION@CAMPIONENG.COM CLYLO EQJLQHHULQJ LDQG PODQQLQJ 1 N0°47'00"W 2380.682LAMONT AVE83RD STREET NE HUNTER HILLS THIRD ADDITION HUNTER HILLS THIRD ADDITION 3 2 8 2ND S TREE T NELANDER AVE4 EXISTING CONDITIONS N LEGEND 21-026 03/01/2022 N CAMPION ENGINEERING SERVICES, INC. HUNTER HILLS 5TH ADDITION TAMARACK LAND-HUNTER HILLS, LLC OTSEGO, MN 14 PO BOX 41486 PLYMOUTH, MN 55441 PHONE: (763)486.3799 EMAIL: MCAMPION@CAMPIONENG.COM CLYLO EQJLQHHULQJ LDQG PODQQLQJ H U N T E R H I L L S 5 T H A D D I T I O NHUNTE R HILLS 5TH A DDITI O N 2 N0°47'00"W 2380.682LAMONT AVE83RD STREET NE HUNTER HILLS THIRD ADDITION HUNTER HILLS THIRD ADDITION 3 2 8 2ND S TREE T NELANDER AVE4 28 25 2 4 82 N D S T R E E T N E 83RD LANE 84TH STREET NE 24 84TH LANE NE 8 23 LA R G E A V ELARGE AVE83R D S T R E E T N ELANDER AVELANDAU AVEF U T U R E 10 9 F U T U R E F U T U R E LANGLEY AVE1 6 5 7LAMONT AVE3 F U T U R E F U T U R E 83R D S T R E E T N E BENCHMARK PRELIMINARY PLAT N LEGEND 21-026 03/01/2022 N CAMPION ENGINEERING SERVICES, INC. HUNTER HILLS 5TH ADDITION TAMARACK LAND-HUNTER HILLS, LLC OTSEGO, MN 14 PO BOX 41486 PLYMOUTH, MN 55441 PHONE: (763)486.3799 EMAIL: MCAMPION@CAMPIONENG.COM CLYLO EQJLQHHULQJ LDQG PODQQLQJ 3 25 2 4 82 N D S T R E E T N E 83RD LANE 84TH STREET NE 24 8 23 LA R G E A V ELARGE AVE83R D S T R E E T N ELANDER AVELANDAU AVEF U T U R E 10 9 F U T U R E LANGLEY AVE1 6 5 7LAMONT AVE3 F U T U R E F U T U R E 83R D S T R E E T N E 2LAMONT AVE83RD STREET NE HUNTER HILLS THIRD ADDITION HUNTER HILLS THIRD ADDITION 3 2 8 2ND S TREE T NELANDER AVE4 N 21-026 03/01/2022 N CAMPION ENGINEERING SERVICES, INC. HUNTER HILLS 5TH ADDITION TAMARACK LAND-HUNTER HILLS, LLC OTSEGO, MN 14 PO BOX 41486 PLYMOUTH, MN 55441 PHONE: (763)486.3799 EMAIL: MCAMPION@CAMPIONENG.COM CLYLO EQJLQHHULQJ LDQG PODQQLQJ PRELIMINARY SANITARY SEWER & WATERMAIN PLAN 4 LEGEND 2 82ND STREET NELAMONT AVE83RD STREET NE HUNTER HILLS THIRD ADDITION HUNTER HILLS THIRD ADDITION 3 2 8 2ND S TREE T NELANDER AVE4 28 25 2 4 82 N D S T R E E T N E 83RD LANE 84TH STREET NE 24 84TH LANE NE 8 23 LA R G E A V E LANNON AVELARGE AVE83R D S T R E E T N ELANDER AVELANDAU AVEF U T U R E 10 9 F U T U R EF U T U R E F U T U R E LANGLEY AVE1 6 5 7LAMONT AVE3 F U T U R E F U T U R E 83RD S T R E E T N E N 21-026 03/01/2022 N CAMPION ENGINEERING SERVICES, INC. HUNTER HILLS 5TH ADDITION TAMARACK LAND-HUNTER HILLS, LLC OTSEGO, MN 14 PO BOX 41486 PLYMOUTH, MN 55441 PHONE: (763)486.3799 EMAIL: MCAMPION@CAMPIONENG.COM CLYLO EQJLQHHULQJ LDQG PODQQLQJ PRELIMINARY STREET & STORM SEWER PLAN LEGEND 5 2 82ND STREET NELAMONT AVE83RD STREET NE HUNTER HILLS THIRD ADDITION HUNTER HILLS THIRD ADDITION 3 2 8 2ND S TREE T NELANDER AVE4 28 25 2 4 82 N D S T R E E T N E 83RD LANE 84TH STREET NE 24 84TH LANE NE 8 23 LA R G E A V E LANNON AVELARGE AVE83R D S T R E E T N ELANDER AVELANDAU AVEF U T U R E 10 9 F U T U R EF U T U R E F U T U R E LANGLEY AVE1 6 5 7LAMONT AVE3 F U T U R E F U T U R E 83R D S T R E E T N E N 21-026 03/01/2022 N CAMPION ENGINEERING SERVICES, INC. HUNTER HILLS 5TH ADDITION TAMARACK LAND-HUNTER HILLS, LLC OTSEGO, MN 14 PO BOX 41486 PLYMOUTH, MN 55441 PHONE: (763)486.3799 EMAIL: MCAMPION@CAMPIONENG.COM CLYLO EQJLQHHULQJ LDQG PODQQLQJ PRELIMINARY GRADING PLAN 6 21-026 03/01/2022 N CAMPION ENGINEERING SERVICES, INC. HUNTER HILLS 5TH ADDITION TAMARACK LAND-HUNTER HILLS, LLC OTSEGO, MN 14 PO BOX 41486 PLYMOUTH, MN 55441 PHONE: (763)486.3799 EMAIL: MCAMPION@CAMPIONENG.COM CLYLO EQJLQHHULQJ LDQG PODQQLQJ PRELIMINARY STREET PROFILES 7 LAMONT AVE 84TH STREET 83RD LANE 21-026 03/01/2022 N CAMPION ENGINEERING SERVICES, INC. HUNTER HILLS 5TH ADDITION TAMARACK LAND-HUNTER HILLS, LLC OTSEGO, MN 14 PO BOX 41486 PLYMOUTH, MN 55441 PHONE: (763)486.3799 EMAIL: MCAMPION@CAMPIONENG.COM CLYLO EQJLQHHULQJ LDQG PODQQLQJ PRELIMINARY STREET PROFILES 8 LANDER AVE 83RD STREET LARGE AVE LANGLEY AVE 2 82ND STREET NELAMONT AVE83RD STREET NE HUNTER HILLS THIRD ADDITION HUNTER HILLS THIRD ADDITION 3 2 8 2ND S TREE T NELANDER AVE4 28 25 2 4 82 N D S T R E E T N E 83RD LANE 84TH STREET NE 24 84TH LANE NE 8 23 LA R G E A V E LANNON AVELARGE AVE83R D S T R E E T N ELANDER AVELANDAU AVEF U T U R E 10 9 F U T U R EF U T U R E F U T U R E LANGLEY AVE1 6 5 7LAMONT AVE3 F U T U R E F U T U R E 83R D S T R E E T N E N 21-026 03/01/2022 N CAMPION ENGINEERING SERVICES, INC. HUNTER HILLS 5TH ADDITION TAMARACK LAND-HUNTER HILLS, LLC OTSEGO, MN 14 PO BOX 41486 PLYMOUTH, MN 55441 PHONE: (763)486.3799 EMAIL: MCAMPION@CAMPIONENG.COM CLYLO EQJLQHHULQJ LDQG PODQQLQJ PRELIMINARY STORM WATER POLLUTION PREVENTION PLAN 9 10 21-026 03/01/2022 N CAMPION ENGINEERING SERVICES, INC. HUNTER HILLS 5TH ADDITION TAMARACK LAND-HUNTER HILLS, LLC OTSEGO, MN 14 PO BOX 41486 PLYMOUTH, MN 55441 PHONE: (763)486.3799 EMAIL: MCAMPION@CAMPIONENG.COM CLYLO EQJLQHHULQJ LDQG PODQQLQJ DETAILS 11 21-026 03/01/2022 N CAMPION ENGINEERING SERVICES, INC. HUNTER HILLS 5TH ADDITION TAMARACK LAND-HUNTER HILLS, LLC OTSEGO, MN 14 PO BOX 41486 PLYMOUTH, MN 55441 PHONE: (763)486.3799 EMAIL: MCAMPION@CAMPIONENG.COM CLYLO EQJLQHHULQJ LDQG PODQQLQJ DETAILS 12 21-026 03/01/2022 N CAMPION ENGINEERING SERVICES, INC. HUNTER HILLS 5TH ADDITION TAMARACK LAND-HUNTER HILLS, LLC OTSEGO, MN 14 PO BOX 41486 PLYMOUTH, MN 55441 PHONE: (763)486.3799 EMAIL: MCAMPION@CAMPIONENG.COM CLYLO EQJLQHHULQJ LDQG PODQQLQJ DETAILS 13 21-026 03/01/2022 N CAMPION ENGINEERING SERVICES, INC. HUNTER HILLS 5TH ADDITION TAMARACK LAND-HUNTER HILLS, LLC OTSEGO, MN 14 PO BOX 41486 PLYMOUTH, MN 55441 PHONE: (763)486.3799 EMAIL: MCAMPION@CAMPIONENG.COM CLYLO EQJLQHHULQJ LDQG PODQQLQJ DETAILS 14 21-026 03/01/2022 N CAMPION ENGINEERING SERVICES, INC. HUNTER HILLS 5TH ADDITION TAMARACK LAND-HUNTER HILLS, LLC OTSEGO, MN 14 PO BOX 41486 PLYMOUTH, MN 55441 PHONE: (763)486.3799 EMAIL: MCAMPION@CAMPIONENG.COM CLYLO EQJLQHHULQJ LDQG PODQQLQJ DETAILS & PLAN NOTES ” “ ” “” ” OUTLET CONTROL STRUCTURE (OCS 1) OUTLET CONTROL STRUCTURE (OCS 2) ” ” 6" Ø ORIF. EL = 954.00 25 27 26 4 3 8 11 82ND STREET NE 82 N D S T R E E T N E 82 N D S T R E E T N E 83RD LANE LAMONT AVE83RD STREET NE 84TH S T R E E T N E 12 10 42 43 47 48 52 50 51 53 58 24 1 7 21 2 23 LA R G E A V E LANNON AVE49 LARGE AVE59 60 F U T U R EF U T U R E 83RD S T R E E T N ELANDER AVELANGLEY AVEF U T U R E 5 13 6 9 F U T U R EHUNTER HILLS THIRD ADDITION F HUNTER HILLS FOURTH ADDITION HUNTER HILLS THIRD ADDITION LANGLEY AVELANDER AVEN0°47'00"W 2380.68N88°38'22"E 94.50 N0°33'45"W 391.42S88°33'42"W 618.33 S0°22'58"E 1977.88HUNTER HILLSHUNTER HILLS 2NDN PRELIMINARY PLAT 20-042 05/18/2021 N CAMPION ENGINEERING SERVICES, INC. Civil Engineering Land Planning HUNTER HILLS PHASE 3 TAMARACK LAND-HUNTER HILLS, LLC OTSEGO, MN 24 Review No. 1 ENGINEERING REVIEW Residential Subdivision Preliminary Plat for the City of Otsego by Hakanson Anderson Submitted to: Honorable Mayor and City Council cc: Adam Flaherty, City Administrator Audra Etzel, City Clerk Daniel Licht, City Planner Dave Kendall, City Attorney Marty Campion, P.E., Campion Engineering Services, Inc. Chris Ambourn, Wenck Associates Dale Willenbring, Tamarack Land-Hunter Hills, LLC Reviewed by: Ronald J. Wagner, P.E. Brent M. Larson, P.E. Abdullah A. Alqwaizani, E.I.T. Date: March 14, 2022 Proposed Development: Hunter Hills 5th Addition Development Location: Portions of the NW ¼ of Section 24, T121, R24, the SE ¼ of Section 24, T121, R24, the SW ¼ of Section 24, T121, R24. Generally North of 80th St NE and East of CSAH 19 Applicant: Dale Willenbring, Tamarack Land Development, LLC Developer: Dale Willenbring 712 Vista Blvd #303 Waconia, MN 55387 Owners of Record: Tamarack Land Development, LLC Purpose: Hunter Hills 5th Addition is a proposed 74 lot single-family lot residential development on approximately + 26.5 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), Minnesota (but not limited to) Pollution Control Agency (sanitary sewer), and Wright County PAGE 2 S:\Municipal\Aotsego23xx\2350.05 Hunter Hills 5\OT2350.05 RVW1 Prel Plat.docx TABLE OF CONTENTS INFORMATION AVAILABLE COVER SHEET EXISTING CONDITIONS PRELIMINARY PLAT PRELIMINARY SANITARY SEWER AND WATERMAIN PRELIMINARY STREET AND STORM SEWER PRELIMINARY GRADING PLAN PRELIMINARY STREET PROFILES STORM WATER POLLUTION PREVENTION PLAN DETAILS WETLANDS STORM WATER MANAGEMENT OTHER CONSIDERATIONS SUMMARY AND/OR RECOMMENDATION PAGE 3 S:\Municipal\Aotsego23xx\2350.05 Hunter Hills 5\OT2350.05 RVW1 Prel Plat.docx INFORMATION AVAILABLE Preliminary Plans for Hunter Hills 5th Addition, dated 3/1/2022, by Campion Engineering Services, Inc. Previous Addition Information Storm Water Management Plan for Hunter Hills, dated 5/18/2021, by Civil Methods Geotechnical Report for Hunter Hills, dated 9/4/2019, by Haugo Geotechnical Services Wetland Delineation Notice of Decision for Hunter Hills Phase 1, dated 9/9/2020 Environmental Assessment Worksheet dated 5/18/2020 Additional Information Minnesota Rules, Chapter 4410 – EAW Requirement City of Otsego Engineering Manual City of Otsego Zoning and Subdivision Ordinances National Wetland Inventory Map PAGE 4 S:\Municipal\Aotsego23xx\2350.05 Hunter Hills 5\OT2350.05 RVW1 Prel Plat.docx COVER SHEET 1. The plans are mislabeled as 4th Addition. This will be the 5th Addition. 2. Final plans shall have an approval signature line for Ronald Wagner, City Engineer and plans shall be signed by a registered engineer. EXISTING CONDITIONS 3. Locations and results of soil borings, percolation tests, etc. 4. The 100-yr High Water Level “HWL” shall be shown for the wetland. 5. Shoreland Overlay District shown. PRELIMINARY PLAT 6. Boundary lines to include bearings, distances, curve data, and total acreage of proposed plat, clearly indicated. 7. Existing zoning classifications for land in and abutting the subdivision. 8. Total area of the proposed plat. 9. Adjoining unsubdivided or subdivided land shall be identified by name and ownership within 150' of the project boundaries. 10. The storm basin east of future Large Avenue and the wetland east of Landau Avenue receive a portion of the storm water from Hunter Hills 5th Addition. The basin east of Large Avenue will need to be designed and built at this time therefore an outlot containing this pond shall be platted at this time. The Preliminary Plat shall be revised to include the necessary downstream stormwater basin and wetland. 11. The 5th Addition requires some storm sewer and storm basins to be installed in Outlots (future phases). The final plat shall have all necessary drainage and utility easement dedicated as well as easements to cover maintenance paths to access these improvements. PRELIMINARY SANITARY SEWER AND WATERMAIN PLAN 12. A temporary hydrant shall be provided at the east and west ends of 83rd Lane. 13. The developer will be credited for the cost to install the upsized (from 8”) 12” Trunk Watermain line along Lander Avenue. 14. Final construction plans shall include profiles. PAGE 5 S:\Municipal\Aotsego23xx\2350.05 Hunter Hills 5\OT2350.05 RVW1 Prel Plat.docx PRELIMINARY STREET AND STORM SEWER PLAN 15. The temporary cul-de-sac at the west end of 84th Street shall be per the Otsego Standard Plate. 16. See comment #11. 17. The invert of structure 348 does not match the NWL of the wetland. 18. Final construction plans shall include profiles. PRELIMINARY GRADING PLAN 19. Emergency overflow (EOF) elevations for all ponds, wetlands, and rear yard swales/catch basin shall be provided. 20. In addition to the proposed final grading for the future lots a separate grading plan sheet is needed showing the temporary drainage swales that are necessary. We recommend these swales not be direct to run through future building pads. 21. The slopes for the temporary swales from the storm pipe outlets to the storm basins shall be provided. Additional stabilization is likely needed for these swales. 22. A minimum of 18” of fall from the garage elevation to the curb shall be provided for all lots. Driveway grades shall be provided. 23. All lots shall label a lowest opening elevation. This elevation shall be a minimum of 1.5’ above the relevant EOF or the 100-yr back to back high water elevation for land locked basins. The 100-yr HWL label for the wetland is a typo. Some lots are missing the Lowest Opening elevation and some lots have a ground elevation higher than the walk-out elevation. A legend would also be helpful to interpret the information on each lot. 24. Setbacks shall be show on the grading plans. 25. Lot corner elevations shall be shown on the final grading plans. 26. Final grading plans shall include spot elevations at the front/rear setbacks at the lot lines between houses with more than 1.5’ of elevation difference. PRELIMINARY STREET PROFILES 27. The vertical curve information cannot be read along Lander Ave at station 18+00. 28. The vertical curve information cannot be read on Langley Ave at station 13+00. 29. A street grade into the vertical curve at station 10+00 along Langley Avenue shall be provided. Currently the K value does not meet the minimum required. PAGE 6 S:\Municipal\Aotsego23xx\2350.05 Hunter Hills 5\OT2350.05 RVW1 Prel Plat.docx PRELIMINARY STORM WATER POLLUTION PREVENTION PLAN 30. No Comments. DETAILS 31. The proposed typical section thicknesses to be used shall be indicated. Thicknesses shall be passed on the Geotechnical Report R-value recommendation. 32. The Otsego Standard Plate 701 and MnDOT Plate 7036 shall be removed and the current MnDOT ADA pedestrian ramp standard plates shall be included in the plans. WETLANDS 33. A No Loss Wetland Application shall be submitted stating no direct or indirect wetland impacts. STORM WATER MANAGEMENT 34. A stormwater Management Plan shall be provided for this phase of construction. OTHER CONSIDERATIONS 35. No Comments. SUMMARY AND/OR RECOMMENDATION We recommend approval contingent upon the above items being addressed. v1-22Mar22 1 Hunter Hills 5th Addition Preliminary Plat/PUD-CUP Findings of Fact and Decision APPLICANT: Tamarack Land – Hunter Hills, LLC APPLICATION: Request approval of a preliminary plat and PUD-CUP to be known as Hunter Hills 5th Addition. CITY COUNCIL MEETING: 28 March 2022 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 Outlots A and B, Hunter Hills 4th Addition, City of Otsego, Wright County, State of Minnesota. B. The property lies within the West Sewer District and is guided low 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. D. The preliminary plat consists of 74 single family lots; the developer is requesting approval of a PUD- CUP related to lot area requirements. 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 11-4-2.F of the Zoning Ordinance: 1. The proposed action's consistency with the specific policies and provisions of the Otsego Comprehensive Plan. Finding: The Future Land Use Plan of the 2012 Comprehensive Plan guides the subject site for low density residential uses, which are defined as single family development with a net density of 3.0 dwelling units per acre or less. The single family lots and single family villa lots within the Hunter Hills 5th Addition preliminary plat area consistent with the Future Land Use Plan. 2. The proposed use's compatibility with present and future land uses of the area. Finding: The character of the proposed development is similar to development of Hunter Hills, Hunter Hills, 2nd Addition, Hunter Hills 3rd Addition to the south of 80th Street consistent with the Future Land Use Plan. v1-22Mar22 2 3. The proposed use's conformity with all performance standards contained within the Zoning Ordinance and other provisions of the City Code. Finding: The propose preliminary plat will comply with the provisions of the Zoning Ordinance, Subdivision Ordinance, and Engineering Manual. 4. Traffic generation of the proposed use in relation to capabilities of streets serving the property. Finding: The subject site is accessed via 80th Street, which is a minor collector roadway designated by the Transportation Plan of the 2012 Comprehensive Plan. The capacity of 80th Street is adequate to carry traffic generated by Hunter Hills 5th Addition. 5. The proposed use can be accommodated by existing public services and facilities and will not overburden the City's service capacity. Finding: The proposed preliminary plat can be accommodated by existing utilities and other public services within the West Sewer District. F. The planning report dated 14 March 2022 prepared by the City Planner, The Planning Company LLC, is incorporated herein. G. The engineering review dated March 14, 2022 prepared by the City Engineer, Hakanson Anderson, Inc., is incorporated herein. H. The Otsego Planning Commission conducted a public hearing at their regular meeting on 21 March 2022 to consider the application, preceded by published and mailed notice; based upon review of the application and evidence received, the public hearing was closed and the Planning Commission 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: 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. The entitlements for Lots 1-5, Block 6; Lots 3-10, Block 7; Lot 1, Block 8; Lots 1-9, Block 21 (Block 9); Lots 1-6, Block 10; Lots 1-29, Block 11, Lots 1-6, Block 12; Lots 1-6, Block 13 approved with the Hunter Hills Phase 3 preliminary plat are hereby rescinded. 3. The lots within Hunter Hills 5th Addition preliminary plat shall have a minimum width of 65 feet as defined by the Zoning Ordinance. 4. All lots within the preliminary plat shall comply with the following setbacks: Local Street Interior Side Interior Rear Wetland 25ft. house 30ft. garage 7ft. 20ft. 40ft. v1-22Mar22 3 5. Final platting any dwelling units not approved with the Hunter Hills 5th Addition preliminary plat or the final plats of Hunter Hills, Hunter Hills 2nd Addition, or Hunter Hills 3rd Addition shall require the developer to acquire right-of-way and construct 85th Street as a major collector street from Labeaux Avenue (CSAH 19) to the east line of the subject site, subject to review and approval of the City Engineer. 6. All street and sidewalk design and construction plans are subject to review and approval of the City Engineer. 7. Two shade trees shall be planted within each lot at the time of house construction. 8. All grading, drainage, and erosion control issues shall be subject to review and approval of the City Engineer. 9. The preliminary plat shall be revised to label Outlot F as Outlot A. Outlot A shall be deeded to the City for stormwater management purposes. 10. A stormwater impact fee for Otsego Creek as established by Section 8-4-1 of the City Code shall be paid the time of final plat approval in accordance with the fee schedule then in effect. 11. All utility plans shall be subject to review and approval of the City Engineer. 12. Utility availability charges shall be paid at the time of final plat approval in accordance with the fee schedule then in effect. 13. All easements shall be subject to review and approval by the City Engineer. 14. Park dedication requirements for the preliminary plat will be satisfied as payment of a cash fee in lieu of land as provided for by Section 11-18-15.I of the Subdivision Ordinance. 15. Prior to consideration of final plat for any portion of the Hunter Hills 5th Addition preliminary plat, the developer shall enter to development contract with the City as drafted by the City Attorney in accordance with Section 10-10-4.A of the Subdivision Ordinance. v1-22Mar22 4 MOTION BY: SECOND BY: ALL IN FAVOR: THOSE OPPOSED: ADOPTED by the City Council of the City of Otsego this 28th day of March, 2022. CITY OF OTSEGO By:________________________________ Jessica L. Stockamp, Mayor Attest: By:____________________________ Audra Etzel, City Clerk 1 CITY OF OTSEGO COUNTY OF WRIGHT STATE OF MINNESOTA RESOLUTION NO: 2022-34 APPROVING VACATION OF EXISTING DRAINAGE AND UTILITY EASEMENTS WITHIN THE PLAT OF HUNTER HILLS 4th ADDITION WHEREAS, Tamarack Land – Hunter Hills, LLC has initiated vacation of existing drainage and utility easements dedicated over Outlot B, Hunter Hills 3rd Addition; and, WHEREAS, the City Engineer has reviewed request and determined that the existing drainage and utility easements are unnecessary for public purposes upon recording a final plat for Hunter Hills 4th Addition; and, WHEREAS, the Planning Commission held a public hearing at their regular meeting on 21 March 2022 to consider the vacation, preceded by required published and mailed legal notice; and, WHEREAS, the Planning Commission heard all parties interested therein, closed the public hearing and voted 7-0 to recommend the City Council approve the vacation request; and, WHEREAS, the Request for Council Action dated 28 March 2022 prepared by the City Planner, The Planning Company LLC, is incorporated herein; and, WHEREAS, the City Council having considered all information received finds that the existing drainage and utility easements serve no useful public purpose and vacating the existing drainage and utility easements would be in the public interest; and, NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF OTSEGO, MINNESOTA: 1. That the existing drainage and utility easements dedicated over Outlot B, Hunter Hills 3rd Addition are hereby vacated. 2. The vacation shall be effective upon recording a temporary drainage and utility easements concurrent with the recording of the Hunter Hills 4th Addition final plat. 3. The City Council hereby determines that the vacation of said existing right-of-way and drainage and utility easements shall cause no damage to any abutting or nearby property owners and therefore no damages are awarded to any such property owners. 2 MOTION BY: SECOND BY: ALL IN FAVOR: THOSE OPPOSED: ADOPTED by the City Council of the City of Otsego this 28th day of March, 2022. CITY OF OTSEGO BY:______________________________ Jessica L. Stockamp, Mayor ATTEST:______________________________ Audra Etzel, City Clerk 3 EXHIBIT A EASEMENT DESCRIPTION A permanent easement for drainage and utility purposes over, under and across part of the following described property That part of the Northeast Quarter of the Northwest Quarter of the Northwest Quart of Section 30, Township 121, Range 23, Wright County, Minnesota described as follows: Commencing at the northeast corner of said Northeast Quarter of the Northwest Quarter of the Northwest Corner; thence west along the north line thereof, a distance of 233.05 feet to the actual point of beginning of the tract of land to be described, thence southwesterly deflecting left 80 degrees 48 minutes 00 seconds, a distance of 324.77 feet; thence west parallel with the north line of said Northeast Quarter of the Northwest Quarter of the Northwest Quarter, a distance of 104.07 feet, thence south parallel with the east line of said Northeast Quarter of the Northwest Quarter of the Northwest Quarter, a distance of 338.71 feet to the south line thereof; thence west along said south line, a distance of 286.76 feet to the southwest corner of said Northeast Quarter of the Northwest Quarter of the Northwest Quarter, thence east along the north line thereof, a distance of 447.47 feet to the point of beginning. Said permanent easement is described as follows. Commencing at the northeast corner of said Northeast Quarter of the Northwest Quarter of the Northwest Quarter; thence North 89 degrees 19 minutes 14 seconds West, assumed bearing along the north line of said Northeast Quarter of the Northwest Quarter of the Northwest Quarter a distance of 264.23 feet to the point of beginning of the easement to be described, thence South 00 degrees 40 minutes 46 seconds West a distance of 33.00 feet; thence South 62 degrees 31 minutes 59 seconds West a distance of 35.82 feet; thence North 27 degrees 28 minutes 01 seconds West a distance of 19.00 feet; thence North 27 degrees 28 minutes 01 seconds West a distance of 33.00 feet to the north line of said Northeast Quarter of the Northwest Quarter of the Northwest Quarter; thence South 89 degrees 19 minutes 14 seconds East along said north line of a distance of 40.29 feet to the point of beginning.