Item 3.2 Prairie View Estates3601 Thurston Avenue
Anoka, MN 55303
763.231.5840
TPC@PlanningCo.com
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PLANNING REPORT
TO: Otsego Planning Commission
FROM: D.Daniel Licht, AICP
REPORT DATE: 28 April 2022
60‐DAY DATE: 15 May 2022
RE: Otsego – Prairie View Estates
TPC FILE:101.02
BACKGROUND
The City has previously considered two preliminary plat applications involving two parcels with
a combined area of 10.31 acres located south of 80th Street and east of MacIver Avenue.
Neither of the prior applications were carried forward to recording of a final plat. A third
proposed preliminary plat application has been submitted by Mr. Tony Bolduc. The proposed
subdivision consists of 28 single family lots to be known as Prairie View Estates. The proposed
development requires applications to amend the Zoning Map rezoning a portion of the subject
site from R‐4, Residential Single Family Urban District to R‐5, Residential Single and Two Family
District and a preliminary plat. A public hearing to consider the applications has been noticed
for the Planning Commission meeting on 2 May 2022.
Exhibits:
Site Location Map
Preliminary Plat submittal (11 sheets)
ANALYSIS
Zoning. The subject site is zoned R‐4 District after a Zoning Map amendment was approved
with the initial preliminary plat application. The developer is requesting a Zoning Map
amendment to rezone Lots 5‐8, Block 1, Lots 5‐7, Block 2, and Lots 1‐9 Block 3, to R‐5 District.
Both zoning districts allow single family dwellings as a permitted use.
Item 3.2
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Consideration of the Zoning Map amendment is to be based upon (but not limited to) the
criteria established by Section 11‐3‐2.F of the Zoning Ordinance:
1. The proposed action's consistency with the specific policies and provisions of the Otsego
Comprehensive Plan.
Comment: The Comprehensive Plan guides the subject site for low density residential
development within the West Sewer District. The proposed single family development
with a density of 2.89 dwelling units per acre (not including Outlot A) is consistent with
the land uses guided by the Comprehensive Plan.
2. The proposed use's compatibility with present and future land uses of the area.
Comment: The subject site is surrounded by the existing and planned land uses shown in
the table below. The proposed single family lots are consistent with the on‐going buildout
of the adjacent Arbor Creek subdivision (zoned R4 District) and preliminary plat of Prairie
Pointe (zoned R5) district. The preliminary plat provides for lots with similar lots and width
abutting the two adjacent approved subdivisions as a transition area.
Direction Land Use Plan Zoning Map Existing Use
North Institutional INS District Prairie View E‐8
East LD Residential R5 District Single family (Prairie Pointe)
South LD Residential R‐4 District Single family (Arbor Creek)
West LD Residential A‐1 District Single family (Arbor Creek)
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 subdivision complies 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 proposed subdivision is accessed from 80th Street east of MacIver Avenue.
With construction of Prairie View Elementary and Middle School, 80th Street was improved
to a minor collector street. MacIver Avenue is an improved residential collector street.
These streets have capacity sufficient to accommodate traffic generated by the proposed
development.
5. The proposed use can be accommodated by existing public services and facilities and will
not overburden the City's service capacity.
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Comment: The subject site is an infill development within the West Sewer District. The
City has anticipated urban development within the West Sewer District and there is
adequate public service capacity to accommodate the proposed subdivision.
Streets. The subject site abuts the south side of 80th Street, which was improved to a minor
collector street with construction of Prairie View Elementary and Middle School. The
preliminary plat provides for dedication of 40 feet of right‐of‐way for the south half of 80th
Street consistent with the roadway’s designation as a minor collector street. The right‐of‐way
east of Marlowe Avenue within the plat will transition to 60 feet (30 feet south half) for a local
street entering the Prairie Pointe subdivision to the east. The developer will be required to
complete the urban section for the south half of 80th Street to the east plat line. Direct lot
access to minor collector streets is allowed and Lots 1‐4, Block 1 will have driveways to 80th
Street.
Within the subject site, the preliminary plat provides for extension of Marlowe Avenue north
from Arbor Creek 3rd Addition to 80th Street and extension of 79th Street east from Arbor Creek
5th Addition to Marlowe Avenue. Lots 5‐12, Block 1; Lots 1‐7, Block 2; and Lots 1‐9, Block 3 all
access these internal local streets. The local streets are proposed with 60 feet of right‐of‐way
and a 28 foot wide street section. The design of the local streets is consistent with the
requirements of the Subdivision Ordinance and Engineering Manual.
The developer has provided profile plans for all of the streets within the preliminary plat. The
proposed streets comply with the design specifications of Section 10‐8‐5 of the Subdivision
Ordinance and the standard plates of the Engineering Manual.
The cost of all street signs is to be paid for by the developer at the time of final plat approval.
The developer must provide for the installation and operation of street lights required by
Section 8‐8‐4 of the City Code at street intersections and midblock points longer than 900 feet
at the time of final plat approval.
All street construction plans are subject to review and approval of the City Engineer.
Sidewalks. Consistent with Section 10‐8‐D.1 of the Subdivision Ordinance, a five foot wide
concrete sidewalk is included on one side of the local streets within the preliminary plat. The
streets align and extend existing sidewalks within Arbor Creek 3rd and Arbor Creek 5th Additions
to complete the pedestrian connections within these neighborhoods.
Section 10‐8‐D.2 of the Subdivision Ordinance requires a sidewalk on both sides of minor
collector streets. There is an existing trail on the north side of 80th Street from MacIver Avenue
the full width of the Prairieview Elementary campus that will be extended east into the Prairie
Pointe subdivision. ISD 728 has requested that a sidewalk be included abutting Lots 1‐5 Block 1
of the proposed preliminary plat and a cross walk be provided at the east driveway to
Praireview Elementary as part of the school’s Safe Routes to School Program. The sidewalk
abutting Lots 1‐5, Block 1 must be added to the plans.
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It is recommended that City staff contact the owners of Lots 2‐4, Block 1, Arbor Creek 5th
Addition to the west, which also front to 80th Street, to see if there is interest in having the
sidewalk on the south side of 80th Street extended to abut these lots also.
Lot Requirements. The table below outlines the lot requirements of the R‐4 District and R‐5
Districts. All of the proposed lots comply with the minimum dimensions of the applicable
zoning district and all lots have suitable building envelopes within required setbacks. The mean
lot area is 11,712 square feet indicating a balanced range of lot sizes within the preliminary plat
consistent with the character of surrounding neighborhoods.
Lot
Area
Lot
Width
Lot
Depth
Setbacks
Front Side Rear Wetland
L 1‐4, B1
L 9‐12, B1
L 1‐5, B2
R4
District
Interior 12,000sf.
75ft. 100ft. 35ft. 10ft. 20ft. 40ft.
Corner 100ft. 35ft.
L 5‐8, B1
L 5‐7, B2
L 1‐9, B3
R5
District
Interior 9,000sf. 90f. 100ft. 25ft. 7ft. 20ft. 40ft.
Corner 60ft. 100ft. 25ft.
Landscaping. Section 11‐19‐2.B of the Zoning Ordinance requires planting two trees per lot.
The trees are to be planted at the time a house is constructed on each lot with a security paid
with the building permit to ensure installation of sod and trees. The type and sizes of proposed
trees must comply with Section 11‐19‐2.B.3 of the Zoning Ordinance.
Park and Trail Dedication. The 2012 Future Parks and Trails Plan does not identify acquisition
of land for land for public parks within the area of the subject site. Park and trail dedication
requirements will therefore be satisfied by payment of a cash fee in lieu of land. The cash fee in
lieu of land will be the amount in effect on the fee schedule at the time of final plat approval
and paid at the time the development agreement is executed.
Utility Plan. Trunk sewer and water utilities are available at the property. The developer has
provided a plan for extension of lateral sewer and water utilities to serve the proposed single
family lots. All utility issues are subject to review and approval of the City Engineer.
The developer will pay sewer and water availability charges at the time of final plat approval
with execution of the development agreement. Payment of sewer and water connection
charges will be paid at the time a building permit is issued for each lot. The utility availability
and connection charges will be those fees in effect at the time of final plat or building permit
approval, respectively.
Grading Plan. The developer has submitted a grading plan for the proposed development.
The proposed development includes a storm water basin within Outlot A to provide for water
quality treatment and rate control such that runoff will not leave the subject site at a rate
greater than predevelopment conditions. Outlot A will be deeded to the City as required by
Section 10‐8‐12.D of the Subdivision Ordinance.
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The subject site is within the Otsego Creek watershed district and a stormwater area charge will
be required to be paid at the time of final plat approval and execution of the development
agreement.
All grading, drainage, wetland, and erosion control issues are subject to review and approval of
the City Engineer.
Easements. Section 10‐8‐12 of the Subdivision Ordinance requires dedication of drainage and
utility easements at the perimeter of all lots and over all stormwater management facilities.
The required drainage and utility easements are shown at the perimeter of lots are to be a
minimum of 10 feet wide (overlaying side lot lines five feet on each side).
The property survey identifies an existing drainage and utility easement at the northeast corner
of the subject site. This easement no longer serves a public purpose upon approval of a final
plat for the proposed development. The final plat for the proposed development will provide
for dedication of public right‐of‐way and dedication of drainage and utility easements necessary
for stormwater management and utility purposes
All easements are subject to review and approval of the City Engineer.
Phasing Plan. The developer intends to final plat the subject site in phases consisting of Lots 1‐
4 and 9‐12, Block 1 and Lots 1‐4, Block 2. The portions of the preliminary plat not final platted
as lots and blocks with the first phase will be platted as an outlot. The proposed phasing plan is
subject to further review by City staff and approval of the City Council at the time of final plat
approval.
Existing Structures. There are existing structures on both of the parcels included in the
preliminary plat. These structures will be required to be removed as a condition of final plat
approval or a plan for maintenance of the house on the east parcel submitted.
RECOMMENDATION
The proposed Prairie View Estates preliminary plat is consistent with the policies of the
Comprehensive Plan and complies with the requirements of the Zoning Ordinance, Subdivision
Ordinance, and Engineering Manual. City staff recommends approval of the applications as
outlined below.
POSSIBLE ACTIONS
A. Motion to approve a Zoning Map amendment rezoning Lots 5‐8, Block 1; Lots 5‐7, Block
2; and Lots 1‐9, Block 3 to R‐5 District based on a finding that the request is consistent
with the policies of the Comprehensive Plan and approve a preliminary plat for Prairie
View Estates subject to the following conditions:
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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:
Lot
Area
Lot
Width
Lot
Depth
Setbacks
Front Side Rear Wetland
L 1‐4, B1
L 9‐12, B1
L 1‐5, B2
R4
District
Interior 12,000sf.
75ft. 100ft. 35ft. 10ft. 20ft. 40ft.
Corner 100ft. 35ft.
L 5‐8, B1
L 5‐7, B2
L 1‐9, B3
R5
District
Interior 9,000sf. 90f. 100ft. 25ft. 7ft. 20ft. 40ft.
Corner 60ft. 100ft. 25ft.
3. The builder shall install two trees within each lot in accordance with Section 11‐
19‐2.B of the Zoning Ordinance.
4. Plans for street construction shall subject to review and approval of the City
Engineer including:
a. The developer shall be required to complete the urban section for the
south half of 80th Street to the east plat line.
b. Provision of a sidewalk on the south side of 80th Street abutting Lots 1‐4,
Block 1.
c. Installation and operation of street lights required by Section 8‐8‐4 of the
City Code.
d. Fabrication and installation of street signs.
5. The developer shall pay a cash fee in lieu of land for park dedication for each
single family lot in accordance with the fee schedule in effect at the time of final
plat approval.
6. Outlot A shall be deeded to the City for stormwater management purposes.
7. The developer shall pay stormwater area charges for Otsego Creek at the time of
final plat approval in accordance with the fee schedule then in effect.
8. All grading, drainage, wetland, and erosion control issues are subject to review
and approval of the City Engineer.
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9. The developer shall pay utility availability charges at the time of final plat
approval in accordance with the fee schedule then in effect.
10. All utility plans are subject to review and approval of the City Engineer.
11. All easements are subject to review and approval of the City Engineer.
12. The proposed phasing plan is subject to review of the City Council concurrent
with final plat approval.
13. The developer shall submit a final plat as required by Section 10‐7‐3 of the
Subdivision Ordinance.
B. Motion to deny the application based on a finding that the requested Zoning Map
amendment is inconsistent with the policies of the Comprehensive Plan and the
preliminary plat does not comply with the requirements of the Zoning 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
461 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
SITEPROJECT LOCATIONWRIGHT COUNTYSITEMINNESOTAPRAIRIE VIEW ESTATESOTSEGO, MNSITESITERESIDENTIAL DEVELOPMENT PROJECTOTSEGO, MNCIVIL ENGINEERINGSITE DESIGNINDEX OF CIVIL SITE DRAWINGS: 15099 Scenic DriveDayton, MN 55327612-385-5088tonynjenb@yahoo.comTony Bolduc
WLWLWLWLWLWL
L1, B112,018 SFL2, B112,015 SFL3, B112,034 SFL4, B112,030 SFL5, B112,710 SFL6, B19,150 SFL7, B19,081 SFL8, B112,622 SFL9, B112,058 SFL10, B112,035 SFL11 B112,015 SFL12, B112,006 SFL1, B314,260 SFL2, B310,391 SFL3, B310,469 SFL4, B310,546 SFL5, B310,624 SFL6, B310,701 SFL7, B310,778 SFL1, B214,368 SFL2, B213,751 SFL3, B212,998 SFL4, B212,113 SFL5, B212,221 SFL6, B29,096 SFL8, B310,856 SFL9, B313,640 SFL7, B213,453 SF28,274 SFOUTLOT A(STORM WATERFILTRATION BASIN)LEGEND:SURVEY DATAPROJECT LOCATIONEXISTING LEGAL DESCRIPTIONSETBACKS MINIMUM LOT REQUIREMENTSWLEXISTING ZONINGWETLAND DELINEATIONGROSS AREAPROPOSED ZONINGCIVIL ENGINEERINGSITE DESIGNINDEX OF CIVIL SITE DRAWINGS: 15099 Scenic DriveDayton, MN 55327612-385-5088tonynjenb@yahoo.comTony Bolduc
WLWLWLWLWLWL
OUTLOT A(STORM WATERFILTRATION BASIN)LEGEND:SURVEY DATACIVIL ENGINEERINGSITE DESIGNINDEX OF CIVIL SITE DRAWINGS: 15099 Scenic DriveDayton, MN 55327612-385-5088tonynjenb@yahoo.comTony BolducWLTYPICAL HOUSE PAD
WLWLWLWLWLWL
OUTLOT A(STORM WATERFILTRATION BASIN)CIVIL ENGINEERINGSITE DESIGNINDEX OF CIVIL SITE DRAWINGS: 15099 Scenic DriveDayton, MN 55327612-385-5088tonynjenb@yahoo.comTony BolducSURVEY DATALEGENDSANITARY AND WATER UTILITY NOTES: GENERAL UTILITY NOTES
WLWLWLWLWLWLCIVIL ENGINEERINGSITE DESIGNINDEX OF CIVIL SITE DRAWINGS: 15099 Scenic DriveDayton, MN 55327612-385-5088tonynjenb@yahoo.comTony BolducSURVEY DATA STORM SEWER UTILITY NOTESLEGEND: GENERAL UTILITY NOTES
WLWLWLWLWLWL
OUTLOT A(STORM WATERFILTRATION BASIN)SWPPP NARRATIVEPOLLUTION PREVENTION NOTESEROSION CONTROL NOTESEROSION CONTROL INSTALLATION SCHEDULEEROSION CONTROL MAINTENANCE SCHEDULEVEGETATION GROUND COVER SCHEDULERESPONSIBLE PARTYOwner: Contractor: Manager: FILTRATION BASIN NOTESSITE DATA: EROSION CONTROL QUANTITIES:DESIGN CALCULATIONSSWPPP Designer: LEGEND: CIVIL ENGINEERINGSITE DESIGNINDEX OF CIVIL SITE DRAWINGS: 15099 Scenic DriveDayton, MN 55327612-385-5088tonynjenb@yahoo.comTony BolducSURVEY DATAPROJECT LOCATIONEXISTING LEGAL DESCRIPTION
WLWLWLWLWLWLLEGEND: DEMOLITION NOTES EXISTING PROPERTY DESCRIPTIONCIVIL ENGINEERINGSITE DESIGNINDEX OF CIVIL SITE DRAWINGS: 15099 Scenic DriveDayton, MN 55327612-385-5088tonynjenb@yahoo.comTony BolducSURVEY DATA
CIVIL ENGINEERINGSITE DESIGNINDEX OF CIVIL SITE DRAWINGS: 15099 Scenic DriveDayton, MN 55327612-385-5088tonynjenb@yahoo.comTony BolducHORIZ: 1"=50'VERT: 1"=5'
CIVIL ENGINEERINGSITE DESIGNINDEX OF CIVIL SITE DRAWINGS: 15099 Scenic DriveDayton, MN 55327612-385-5088tonynjenb@yahoo.comTony BolducMATCH EXISTING BITUMINOUS SURFACING
CIVIL ENGINEERINGSITE DESIGNINDEX OF CIVIL SITE DRAWINGS: 15099 Scenic DriveDayton, MN 55327612-385-5088tonynjenb@yahoo.comTony BolducSTORM WATER MANAGEMENTPOND OUTLET CONTROLSTRUCTURE OCS-1FILTRATION BASIN GENERAL NOTES:
CIVIL ENGINEERINGSITE DESIGNINDEX OF CIVIL SITE DRAWINGS: 15099 Scenic DriveDayton, MN 55327612-385-5088tonynjenb@yahoo.comTony BolducNOTE: TOP OF SURMOUNTABLE CURB SHALL BE 0.03' BELOW THE CENTER LINE ELEVATION.
ENGINEERING REVI EW
Residential Subdivision
for the City of Otsego
by
Hakanson Anderson
Review No. 1
Submitted to: Honorable Mayor and City Council
cc: Adam Flaherty, City Administrator/Finance Director
Audra Etzel, City Clerk
Dan Licht, City Planner
Dave Kendall, City Attorney
Tony Bolduc, Prairie View LLC
Scott Dahlke, Civil Engineering Site Design
Reviewed by: Ronald J. Wagner, P.E.
Brent M. Larson, P.E.
Abdullah A. Alqwaizani, EIT
Date: April 25, 2022
Proposed Development: Prairie View Estates
Street Location of Property: A portion of the NW ¼ of the NW ¼ Section 30, T121, R23, South
of 80th Street NE and west of Marlowe Avenue NE.
Applicant: Tony Bolduc
Developer: Prairie View LLC
15099 Scenic Drive
Dayton, MN 55237
Owners of Record: Tony Bolduc
Purpose: Prairie View Estates is a proposed 28 lot single-family and villas
homes lot residential development on approximately 10.81 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
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TABLE OF CONTENTS
INFORMATION AVAILABLE
PROJECT LOCATION PLAN
PRELIMINARY PLAT
GRADING & DRAINAGE PLAN
SANITARY AND WATER UTILITY PLAN
STORM SEWER PLAN
SWPPP
EXISTING CONDITIONS & REMOVAL PLAN
STREET PROFILES
DETAILS
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INFORMATION AVAILABLE
Construction Plan for Prairie View Estates, dated 3/15/2022, by Civil Engineering Site Design
Geotechnical Soil Borings for Prairie View Estates, dated 3/15/2022, by Haugo Geotechnical
Services
Stormwater Management Plan for Prairie View Estates, dated 3/15/2022, by Civil Engineering
Site Design
Additional Information
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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PROJECT LOCATION PLAN
1. Provide an approval signature line for Ronald J. Wagner, P.E., City Engineer.
PRELIMINARY PLAT
2. Provide soil borings location
3. In order to determine the section for the street we need the R-value from the Geotechnical
report.
GRADING & DRAINAGE PLAN
4. Show location and label EOF
5. Normal Water Level and High Water Level for 2-year, 10-year, and 100-year shall be
provided for the storm water basin.
6. The storm basins shall be designed per Otsego Standard Plate 404 with 4:1 slope above the
NWL and 10:1 bench.
7. Lot numbering for Block 2 is misleading. It starts with Lot 3 and has Lot 8 repeated twice.
SANITARY AND WATER UTILITY PLAN
8. Provide profile plan for water main and sanitary sewer.
9. Adjust hydrants or add hydrant to cover Lot 5 Block 2 “Lot 3 Block 2” more adequately.
STORM SEWER PLAN
10. Provide profile plan for storm sewer.
11. Storm sewer located on east property line are not part of Prairie Pointe original addition.
This storm sewer will need coordination between the two developers.
SWPPP
12. No comments.
EXISTING CONDITIONS & REMOVAL PLAN
13. Some of the existing utilities information are hard to read
14. Some trees just north of Arbor Creek 3rd Lot 4 Block 5 were considered for saving and the
lot was considered being added to the plat and split. Is this not occurring in the latest
plat?
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STREET PROFILES
15. Minimum vertical curve K value of 37 on a sag and 19 on a crest shall be provided.
DETAILS
16. Provide a detail of the skimmer structure required for the basin.
OTHER CONSIDERATIONS
17. No comments.
SUMMARY AND/OR RECOMMENDATION
We recommend approval contingent upon the above items being addressed.