Loading...
ITEM 4.1 Boulder CreekP otslyol o MINNESOTA V DEPARTMENT INFORMATION Request for City Council Action ORIGINATING DEPARTMENT: REQUESTOR: MEETING DATE: Planning City Planner Licht 14 July 2014 PRESENTER(s): REVIEWED BY: ITEM #: City Planner Licht City Administrator Johnson 4.1— Boulder Creek AGENDA ITEM DETAILS RECOMMENDATION: City staff recommends approval of the Zoning Map amendment, PUD -CUP and preliminary plat for Boulder Creek. ARE YOU SEEKING APPROVAL OF A CONTRACT? 1►C BACKGROUND/JUSTIFICATION: IS A PUBLIC HEARING REQUIRED? Held by Planning Commission 7 July 2014. Mattamy Homes has applications for development of 156 acres with 360 single family lots to be known as Boulder Creek. The subject site is located south of 78th Street, north of 701h Street (CSAH 37) and west of Quaday Avenue. The development proposal requires consideration of applications for a Zoning Map amendment, PUD -CUP related to proposed lot standards and development within a Shoreland Overlay District and preliminary plat approval. A public hearing was held by the Planning Commission meeting on 7 July 2014 at 7:OOPM. Mr. Rick Packer, of Mattmay Homes, attended the public hearing and provided a presentation regarding their company, an overview of the development plan and examples of the two story homes with full basements they would build within the neighborhood. Mr. Packer said they expect a first phase of 90- 95 lots at the north end of the development with anticipated construction of 50 homes per year for a 6- 8 year buildout of the project. House prices are estimated to be in the range of $280,000 to $350,000. The public hearing was well attended by approximately 25 people. Most of the people that spoke at the public hearing are residents of the adjacent Pheasant Ridge townhouse development. Their primary concerns were the design of the extension of 76th Street between their neighborhood and the new development and preservation of the existing tree line between the two properties. City staff stated that the developer designed their subdivision and the extension of 76th Street, which will be a local street with 30 mile per hour speed limit, to minimize potential through traffic. Mr. Packer stated that it is their intent to preserve the existing tree line between Boulder Creek and Pheasant Ridge as an amenity to the project but they would look at the need to remove dead or dying trees within the area. Mr. Clem Darkenwald representing D&Y Limited Family Partnership addressed the Planning Commission regarding the grading that is proposed to occur on their property. Mr. Darkenwald indicated that they have had positive meetings with Mattamy Homes on this issue but requested that the Planning Commission include a condition with a recommendation for approval that grading and landscaping within D&Y property be subject to their formal approval. City staff noted that such a condition was already included in the recommended list of conditions but suggested including reference to "landscaping" as Mr. Darkenwald had requested. Draft minutes of the Planning Commission public hearing are attached for reference. The Planning Commission discussed details of the project related to lot width and setbacks and requested flexibility, extension of streets and utilities for the exception parcels abutting 70th Street (CSAH 37), Shoreland density, wetland impacts and park dedication. The Planning Commission was generally very supportive of the proposed development and voted 4-0 to recommend approval after closing the public hearing. Findings of fact consistent with the Planning Commission recommendation are attached. SUPPORTING DOCUMENTS: ❑ ATTACHED ❑ NONE A. Planning Report dated 3 July 2014 B. Engineering Review dated 1 July 2014 C. Draft minutes of the 7 July 2014 Planning Commission public hearing D. Findings of Fact approving a Zoning Ordinance amendment E. Ordinance 2014-10 amending the Zoning Ordinance F. Findings of Fact approving a PUD-CUP/Preliminary Plat POSSIBLE MOTION Please word motion as you would like it to appear in the minutes. Motion to adopt findings of fact and Ordinance 2014-10 amending the Zoning Map amendment and approve a PUD -CUP and preliminary plat for Boulder Creek subject to the conditions stated in the findings of fact as presented. BUDGET INFORMATION BUDGETED: ❑ YES ❑ NO ACTION TAKEN ❑ APPROVED AS REQUESTED ❑ DENIED ❑ TABLED ❑ OTHER (List changes) COMMENTS: 3601 Thurston Avenue N, Suite 100 Anoka, MN 55303 Phone: 763.231.5840 Facsimile: 763.427.0520 TPCTPC@PlanningCo.com PLANNING REPORT TO: Otsego Planning Commission FROM: Daniel Licht, AICP DATE: 3 July 2014 ACTION DATE: 19 July 2014 RE: Otsego — Boulder Creek; Preliminary Plat TPC FILE: 101.02 BACKGROUND Mattamy Homes has submitted plans for development of 156 acres with 360 single family lots to be known as Boulder Creek. The subject site is located south of 78th Street, north of 70th Street (CSAH 37) and west of Quaday Avenue. The City previously approved development plans for the subject site, also known as Boulder Creek, which would have included at total of 670 townhouse units and single family dwellings within a larger site of 222 acres (part of which is now owned by Hans Hagen and known as Boulder Pass). The current development proposal requires consideration of applications for a Zoning Map amendment, PUD -CUP related to proposed lot standards and development within a Shoreland Overlay District and preliminary plat approval. A public hearing has been noticed for the Planning Commission meeting on 7 July 2014 at 7:OOPM. Exhibits: A. Site Location B. Boulder Creek Plan Set dated 5/19/14 C. Park Landscape Plan ANALYSIS Environmental Review. An EAW was prepared with the review of the original Boulder Creek applications and its scope included the planned development of the current Boulder Creek preliminary plat and adjacent Boulder Pass development. The plan for the subject site reviewed as part of the EAW was for development of 670 single family and townhouse dwelling units. The City Council adopted findings on 24 April 2006 that the proposed project did not have potential for significant environmental effects and that an Environmental Impact Statement was not to be required. The current preliminary plat application requires no additional environmental review given the substantial decrease in the number of dwelling units now being proposed within the area of the subject site. Zoning. The subject site is zoned R-5, Single and Two Family Residential District, R- 6, Medium Density Residential District and R-7, High Density Residential District. The current zoning designations reflect the land uses and site design for the previous Boulder Creek preliminary plat approved by the City in 2006. Although the proposed single family lots shown on the current preliminary plat are allowed under the existing zoning, City staff recommends that the property be rezoned entirely to R-5 District as being most consistent with the proposed land use. The developer is also requesting consideration of a PUD -CUP to allow for flexibility from the standard lot requirements and setbacks of the R-5 District. Evaluation of the proposed Zoning Map amendment and PUD -CUP is to be based upon (but not limited to) the criteria established in Section 20-3-21 and 20-4-2.F of the Zoning Ordinance: The proposed action's consistency with the specific policies and provisions of the Otsego Comprehensive Plan. Comment: The subject site is guided for low-to-medium density residential uses within the East Sewer District by the 2012 Comprehensive Plan. Areas guided for low to medium density residential uses are intended to provide for small lot single family lots, detached townhomes, twin homes or row style townhomes. The proposed preliminary plat includes three types of single family lots with varied widths of 55, 65 and 75 feet. The proposed land use and the variety of single family lots offered with ensure a range of housing options within the development consistent with the policies of 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 and will be compatible with the following existing and planned land uses in the area: Direction Land Use Plan Zoning Map Existing Use North LD Residential R-4 District Single family East L/MD Residential M/HD Residential A-1 District R-6/7 District Rural single family Gravel mining South LD Residential A-1 District Rural single family 2 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 requirements of the Zoning Ordinance, Subdivision Ordinance and Engineering Manual except as specifically modified by the PUD -CUP. 4. Traffic generation of the proposed use in relation to capabilities of streets serving the property. Comment: The proposed preliminary plat is accessed by a minor arterial and residential collector street that will have adequate capacity to accommodate traffic generated by the development at full build -out. 5. The proposed use can be accommodated by existing public services and facilities and will not overburden the City's service capacity. Comment: The proposed preliminary plat is within the City's East Sewer District and utility and service capacity for the proposed development is available. Shoreland Density. Areas of the subject site are within 1,000 feet of a designated Natural Environment Lake within the property to the east and subject to the provisions of the Shoreland Overlay District. Allowance of single family lots with an area less than 20,000 square feet as required within the Shoreland Overlay District may be allowed as part of the PUD -CUP in accordance with Section 20-92-17 of the Zoning Ordinance. The density of the proposed residential use within the Shoreland Overlay District cannot exceed that which would typically be allowed under the standard lot requirements based on an analysis of the net buildable area within 320 foot tiers extending outward from the OHWM. The developer has identified the suitable area of the subject site within each tier allowing for the following density analysis as follows: Tier UMD Residential Minimum Lot Size Agriculture West LD Residential UMD Residential A-1 District R-6 District Rural single family Townhouse 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 requirements of the Zoning Ordinance, Subdivision Ordinance and Engineering Manual except as specifically modified by the PUD -CUP. 4. Traffic generation of the proposed use in relation to capabilities of streets serving the property. Comment: The proposed preliminary plat is accessed by a minor arterial and residential collector street that will have adequate capacity to accommodate traffic generated by the development at full build -out. 5. The proposed use can be accommodated by existing public services and facilities and will not overburden the City's service capacity. Comment: The proposed preliminary plat is within the City's East Sewer District and utility and service capacity for the proposed development is available. Shoreland Density. Areas of the subject site are within 1,000 feet of a designated Natural Environment Lake within the property to the east and subject to the provisions of the Shoreland Overlay District. Allowance of single family lots with an area less than 20,000 square feet as required within the Shoreland Overlay District may be allowed as part of the PUD -CUP in accordance with Section 20-92-17 of the Zoning Ordinance. The density of the proposed residential use within the Shoreland Overlay District cannot exceed that which would typically be allowed under the standard lot requirements based on an analysis of the net buildable area within 320 foot tiers extending outward from the OHWM. The developer has identified the suitable area of the subject site within each tier allowing for the following density analysis as follows: Tier Suitable Area Minimum Lot Size Maximum Density Proposed Density 1 56,504sf. 20,000 sf. 2 3 2 442,524sf. 20,000 sf. 22 18 3 1,007,562sf. 20,000 sf. 50 45 Total - - 74 66 The total number of units proposed within the adjusted Shoreland Overlay District is consistent with the base density allowed. However, the number of dwelling units within Tier 1 is one more than allowed and requires that the preliminary plat be modified to at least move the building pad of one lot from Tier 1 to Tier 2. Access. Primary access to the subject site will be from 78th Street to the north and 70th Street (CSAH 37) to the south. Access at 78th Street is aligned with existing Parell Avenue. The Comprehensive Plan designates 78th Street as a residential collector roadway and the preliminary plat includes dedication of the south 40 feet of right-of-way for this street. The subdivision access to 70th Street (CSAH 37) is located approximately % mile east of the existing intersection of Packard Avenue and 70th Street (CSAH 37), consistent with the Comprehensive Plan to realign Packard Avenue to the east as a future collector street. The location of the access meets the Y2 mile spacing requirements for access to a County Road and is subject to review and approval by Wright County. The Northeast Wright County Transportation Plan designates 70th Street (CSAH 37) as a minor arterial roadway. The preliminary plat will dedicate 75 feet of right-of-way for the north half of CSAH 37 consistent with Wright County requirements. Wright County has received Federal funding for improvement of CSAH 37 to State Aid standards in 2017. The Transportation Plan anticipates extension of a residential collector street north -to - south between 78th Street and 70th Street (CSAH 37). This roadway would have been Page Avenue but the alignment was off -set when Pheasant Ridge 5-8 Additions were final platted. The off -set of the roadway alignment is such that north -south traffic movements are less convenient. The planned intersection at 70th Street (CSAH 37) at future Packard Avenue also means that traffic moves more than one-quarter mile west increasing travel time and distance. Because the density of the proposed preliminary plat is significantly lower than guided by the Comprehensive Plan, there is not sufficient traffic generated within the development to warrant construction of a residential collector street. City staff and the developer have worked together to develop a minor collector street design for the north -south street connecting between 78th Street and 70th Street (CSAH 37). The preliminary plat identifies the minor collector street as Street A from 78tH Street to Street G and Street G from the north intersection with Street A south to 70tH Street (CSAH 37). The minor collector roadway has two traffic lanes, designated parking lanes to one side and total width of 33 feet from back -of -curb to back -of -curb. A five foot wide concrete sidewalk behind a seven foot wide boulevard is provided on both sides of the minor collector street. There is direct lot access to the minor collector street although the number of lots has been minimized by the site design. No parking will be allowed on Street G between the north and south intersections with Street A so as to narrow the street width as it crosses LeFebvre Creek greenway. The City Engineer finds that the proposed minor collector street will have the capacity needed for traffic generated within the development, which is anticipated to be divided between 78th Street and 701h Street (CSAH 37) north and south by LeFebvre Creek. Street P is provided a similar section design and will be anticipated to connect between 75th Street and 70th Street (CSAH 37) when the area west of the subject site and east of Odean Avenue develops. M Additional neighborhood connections are provided at existing 76th Street from Pheasant Ridge 5-8 Additions, to the east to the D&Y and Hans Hagen properties and to the rural parcels to the west. Extension of Street J at the west plat line near LeFebvre Creek will be dependent the extent of developable property accessed by this street. If the area served by Street J is found to be undevelopable due to wetland impacts, Street J may be eliminated and Lots 23 and 24, Block 9 turned to front Street A. Streets. Local streets within the preliminary plat are designed as 28 feet wide with a five foot wide sidewalk on one side within a 60 foot right-of-way consistent with the requirements of the Engineering Manual. The preliminary plat includes four cul-de-sac streets, and potentially a fifth if Street J is constructed. Section 21-7-6.A of the Subdivision Ordinance limits construction of cul-de-sacs only for areas where topography or other physical constraints warrant their use to as to promote connectivity within and between neighborhoods and minimize maintenance. The five cul-de-sacs within the preliminary plat meet these criteria and furthermore comply with the design standards not to exceed a length of 500 feet with provision of a turnaround at the termini that complies with the standards of the Engineering Manual. Lot Requirements and Setbacks. The table below outlines the lot requirements and setbacks established for lots within the R-5 District. The developer is proposing unique lot requirements based on their specific housing portfolio to be constructed on three types of lots having a minimum width of 55, 65 and 75 feet. The developer indicates that there are to be 69 of the 55 foot wide lots, 154 of the 65 foot wide lots and 137 of the 75 foot wide lots. As such, 80.8 percent of the lots within the development exceed the minimum lot width required in the R-5 District. A plan designating the minimum width of each lot is to be submitted and recorded with the preliminary plat/PUD-CUP approval to govern any future lot adjustments. The smallest lot area is 7,150 square feet which is less than the 9,000 square feet required in the R-5 District. But the mean lot area for the proposed preliminary plat is 12,043 square feet, which is consistent with the larger minimum lot standard of the R-4 Single Family Residential District. The developer is also requesting flexibility on setback requirements of 30 feet for the front yard and side yard of a corner lot, which the City has previously allowed for R-5 and R-6 District developments to make more efficient use of the smaller lot area in these districts. Landscaping. The developer is proposing boulevard trees long the public streets and plantings within the stormwater outlots and parks in total numbers more than double the requirement for two trees per lot established by Section 20-16-7.0 of the Zoning Lot Area Lot Width Lot Depth Front Side Rear Wetland R-5 District Interior 9,000sf. (net) 60ft. 100ft. 35ft. 7ft. 20ft interior 65ft. collector 40ft. Corner 90ft. Proposed 7,150sf. 55ft. 65ft. 75ft. 130ft. 30ft. The developer is proposing unique lot requirements based on their specific housing portfolio to be constructed on three types of lots having a minimum width of 55, 65 and 75 feet. The developer indicates that there are to be 69 of the 55 foot wide lots, 154 of the 65 foot wide lots and 137 of the 75 foot wide lots. As such, 80.8 percent of the lots within the development exceed the minimum lot width required in the R-5 District. A plan designating the minimum width of each lot is to be submitted and recorded with the preliminary plat/PUD-CUP approval to govern any future lot adjustments. The smallest lot area is 7,150 square feet which is less than the 9,000 square feet required in the R-5 District. But the mean lot area for the proposed preliminary plat is 12,043 square feet, which is consistent with the larger minimum lot standard of the R-4 Single Family Residential District. The developer is also requesting flexibility on setback requirements of 30 feet for the front yard and side yard of a corner lot, which the City has previously allowed for R-5 and R-6 District developments to make more efficient use of the smaller lot area in these districts. Landscaping. The developer is proposing boulevard trees long the public streets and plantings within the stormwater outlots and parks in total numbers more than double the requirement for two trees per lot established by Section 20-16-7.0 of the Zoning Ordinance. The boulevard landscaping complies with the plant type requirements of Section 5-7-3.D of the City Code and the planting notes must include a requirement that the trees be a minimum of three feet behind the curb. The trees within the stormwater ponds would enhance these areas aesthetically but the need for irrigation must be reviewed prior to final plat approval. Provision and maintenance of irrigation within the greenway parcels is more typical of the City's practices. Additionally, Section 20-16-7.D requires berms and landscaping be installed along the rear lot lines of Lots 1-12, Block 1 and Lots 1-3, Block 4 abutting 78th Street and Lots 1- 6, Block 12 and Lots 1-10, Block 14 abutting 70th Street. The submitted landscape plan and grading plan provide for berms and plantings for the required buffer yard consistent with the Zoning Ordinance requirements for the location and size of the plantings. Additional landscaping is also provided along the rear lines of Lot 29, Block 10 and Lot 1, Block 12 as these are double frontage lots backing up to Street P, which although not a designated residential collector street, will be a wider section with turn lanes at CSAH 37 and have significant traffic. The landscape plan must be revised to extend the landscaping the full width of the rear lot line abutting the public right-of-way of Lot 29, Block 10. Park and Trail Dedication. Section 21-7-18 of the Subdivision Ordinance establishes requirements for park and trail dedication. Park land dedication requirements are based upon the net buildable area of the subject site of 150.6 acres, which exclude the area for rights-of-way for collector and arterial streets and wetlands, and a density of 2.39 dwelling units per acre. The developer is required by Section 21-7-18.H.1 of the Subdivision Ordinance to dedicate a minimum of 10 percent of the net buildable area of the subject site or 15.06 acres to the City for park purposes. The Future Parks and Trails Plan map adopted as part of the 2012 Comprehensive Plan identifies development of a greenway along LeFebvre Creek between 75th Street and 78th Street bisecting the subject site. The preliminary plat provides for Outlots D, E and K as the segments of the LeFebvre Creek Greenway within the subject site. The preliminary plat also provides Outlot B at the southeast corner of Block 2 that will ensure that the City is able to provide a trail circling the natural environment lake within the property to the east at such time as that property is subdivided and additional park land acquired. The gross area of Outlots B, D, E and K dedicated to the City as part of the greenway corridor is 18.64 acres. The net area of these parcels must be identified by excluding the LeFebvre Creek channel, wetlands and stormwater basins as these areas are not credited for park dedication purposes. In addition to the land dedication, the developer would propose to construct the trail within the LeFebvre Creek Greenway. This will require further discussion with City staff to see if it is feasible to make a connection from the west terminus of the trail within Outlot D to 75th Street through the abutting City owned parcel. The trail within Outlot K would not need to be constructed until such time as the City acquired additional property to the east. The trail construction within Outlot E and the planting of the proposed landscaping in each of the outlots would be an appropriate financial contribution to the City that will likely exceed any outstanding park dedication requirements not satisfied by land dedication. Finally, the developer is proposing to dedicate Outlot F to the City, which is a 6.77 acre outlot consisting of a hill with steep slopes and mature trees. The area of Outlot F cannot be developed without clear cutting and significant grading, but the topography and trees do have aesthetic value. Although not identified by the Future Parks and Trails Plan for acquisition by the City, dedication of Outlot F to the City would ensure natural preservation of the area within the subject site, which is somewhat unique in Otsego. There is an existing trail along the north side of 78th Street and no trail is to be added along the south side of that roadway. When Wright County improves CSAH 37 in 2017, the City will contribute park and trail dedication money for construction a trail along the north side from Odean Avenue to Quaday Avenue abutting the south side of the preliminary plat. Outlots. The proposed preliminary plat includes the following outlots: Outlot Function Ownership A Stormwater Basin Deed to Cit B Park Park Dedication C Stormwater Basin/Wetland Deed to Cit D Park Park Dedication E Park Park Dedication F Park Deed to City G Remnant Incorporate as ROW H Remnant Retain for future phase I Remnant Retain for future phase J Remnant Retain for future phase K Park Park Dedication Outlot G to the west of Street P is a remnant parcel separated from any useable lot but necessitated by the intersection location with 70th Street (CSAH 37) and alignment of the roadway to extend west of the preliminary plat. This parcel should be made part of the public right-of-way with an HOA landscape easement if that is how the developer intends to utilize the area at the neighborhood entrance. Outlots H, I and J are established with the preliminary plat as remnants that may be subdivided in the future if adjacent exception parcels are acquired and incorporated as part of the development. The layout of Street N provides potential access for resubdivison of PID 118-500-273402, 118-500-273403, 118-500-273405 and 118-500- 273407 separate from the proposed development. Outlot I would be a reserve strip between 118-500-273400 and Street N. Section 21-7-5.1 of the Subdivision Ordinance prohibits reserve strips and Section 21-7-5.0 and K of the Subdivision Ordinance requires that access be extended to adjacent properties. The exception parcel will either need to be acquired and made part of the development or Outlot I deeded to the owner of the exception parcel at the time the right-of-way for Street N is final platted. Grading Plan. The applicant has submitted grading and drainage plans for the proposed preliminary plat, which are subject to review and approval by the City Engineer. The grading plan also indicates site work beyond the boundaries of the preliminary plat on property owned by D&Y Family Partnership. The developer must submit a written right -of -entry and grading easement from an authorized agent of D&Y Family Partnership prior to application for final plat approval as the design of the lots within Block 2 are dependent upon this off-site grading. The grading plan includes impacts to wetlands within the area of Block 2 and Block 9 that have been reviewed by the Wetland Technical Evaluation Panel and given approval of a Wetland Impact Permit. Remaining wetlands are to be protected by a 20 foot wetland buffer required by Section 20-16-9.E.4 of the Zoning Ordinance. The wetland and wetland buffer are required to be included within an outlot and deeded to the City by Section 20-16-9.E.4.d of the Zoning Ordinance. The boundaries of Outlot C must be adjusted to include the wetland buffer. The developer will is required to pay a stormwater impact fee for LeFebvre Creek at the time of final plat approval. The grading and drainage plans include the clean out, restoration and placing of culverts along LeFebvre Creek as called for by the watershed stormwater management plan. The developer will receive financial credit for the improvements to LeFebvre Creek off of the stormwater impact fee. Utility Plan. The applicant has submitted utility plans for extension of sanitary sewer and water utilities to serve the proposed single family lots. The developer will be required to pay the Sewer Availability Charge and Water Availability Charge in effect at the time of final plat approval. All utility plans and issues are subject to review and approval of the City Engineer. Easements. Drainage and utility easements are also shown to be dedicated at the perimeter of all lots as required by Section 21-7-15.A of the Subdivision Ordinance. The drainage and utility easements are widened where necessary to accommodate overland stormwater drainage or stormwater utility pipes based on the grading plan. The drainage and utility easement along the rear lot lines of Lots 1-12, Block 1 and Lots 1-3, Block 4 abutting 78th Street, Lots 1-6, Block 12 and Lots 1-10, Block 14 abutting 70th Street and Lot 29 Block 10 must be increased in width to 20 feet or to the toe of the berm on the interior side, whichever is greater, to include the required bufferyard. All drainage and utility easements are subject to review and approval of the City Engineer. School District Boundaries. The subject site is divided between the Elk River Area Schools ISD 728 and St. Michael -Albertville School District ISD 885. Section 21-7-4.M of the Subdivision Ordinance states that individual lots may not be divided by school district boundaries. The developer has petitioned ISD 728 and ISD 885 to amend the boundaries of the school districts based on the preliminary plat design. The school district boundary adjustment must be approved by both ISD 728 and ISD 885 prior to application for final plat approval. Existing Buildings. There is an existing single family dwelling in the central area of the subject site as well as another existing single family dwelling and agricultural buildings at the southeast corner of the subject site. The houses and agricultural buildings will be required to be demolished and any existing septic or well abandoned in accordance with the City Code and Minnesota Rules prior to approval of a final plat. Final Plat. Upon approval of a preliminary plat, the developer must submit application for final plat within two years, which is subject to City staff review and approval by the City Council. The final plat approval includes execution of a development contract to memorialize all of the conditions of approval and provide for payment of applicable fees. RECOMMENDATION The proposed Boulder Creek development is consistent with the Comprehensive Plan and generally complies with requirements of the Zoning Ordinance and Subdivision Ordinance. Boulder Creek will be an attractive neighborhood with the planned Lefebvre Greenway as a primary focus and amenity. POSSIBLE MOTIONS A. Motion to recommend approval a Zoning Map amendment, PUD -CUP and preliminary plat for Boulder Creek 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. The preliminary plat is revised such that the number of dwellings within Tier 1 of the Shoreland Overlay District does not exceed two (2) building pads. 3. The developer shall submit a plan sheet designating the minimum lot width of each lot and all lots within the preliminary plat shall comply with the following setbacks: Front Side Rear Wetland 30ft. 7ft. 20ft 40ft. interior 65ft. collector 4. The landscape plan must be revised to extend the landscaping the full width of the rear lot line abutting the public right-of-way of Lot 29, Block 10 and plantings shall be installed at the time of final plat approval in accordance with the submitted landscape plan. 5. Outlots B, D, E and K excluding the area of the LeFebvre Creek channel, wetlands or areas below the 100 year flood elevation of stormwater basins, shall be dedicated to the City in satisfaction of park and trail dedication requirements. Any unmet park and trail dedication requirement may be satisfied through financial contribution for trail construction, plantings and other improvements within Outlots B, D, E and K as approved by the City Council at the time of final plat approval. 6. The preliminary plat shall be revised to include all of the wetland and wetland buffer within Outlot A. 7. Outlot G shall be made part of the public right-of-way of Street P but may include a homeowners association encroachment easement for landscaping purposes. 8. Outlots A, C, and F shall be deeded to the City. 9. PID 118-500-273400 must be made part of the development or Outlot I shall be deeded to the owner of the exception parcel at the time the right- of-way for Street N is final platted. 10. The developer must submit a written right -of -entry and grading easement from an authorized agent of D&Y Family Partnership prior to application for final plat to allow for off-site grading as shown on the submitted grading plan. 11. The grading, drainage and erosion control plan is subject to review and approval of the City Engineer. 12. All utility plans and issues are subject to review and approval of the City Engineer. 13. All drainage and utility easements are subject to review and approval of the City Engineer. 14. The drainage and utility easement along the rear lot lines of Lots 1-12, Block 1 and Lots 1-3, Block 4 abutting 78th Street, Lots 1-6, Block 12 and Lots 1-10, Block 14 abutting 70th Street and Lot 29 Block 10 must be increased in width to 20 feet or to the toe of the berm on the interior side, whichever is greater, to include the required bufferyard. 10 15. No individual lot final platted shall be divided by a school district boundary. 16. Existing single family dwellings and agricultural buildings within the subject site shall be demolished and any existing septic or well abandoned in accordance with the City Code and Minnesota Rules prior to approval of a final plat. 17. All streets are subject to review and approval of the City Engineer. 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 Zoning Ordinance, Subdivision Ordinance and Engineering Manual. C. Motion to table for further discussion. C. Lori Johnson, City Administrator Tami Loff, City Clerk Ron Wagner, City Engineer Andy MacArthur, City Attorney Rick Packer, Mattamy Homes 11 1 I• .. .r I I —j j��rQixaQ �I� i. ° �� .r U ��1�� - I '1(` r►a `ori,, � V : �_ �: p _ 7 �� •, prem �• D LJ r��CCCC� • � t y 1 1 1 LJ Noafflualga i -o IF PoiORr)LJ U r",tg. o r cV--,all ;I !:7711FF l _1 1 I 1 . ; _ � Imo` , �"► -Al MI -6W 9L:zej 006L-6WOL:au04d 4TOSS NW 'saNel aufl 'OOT allnS 'uO olladV 111Z5'i e nxoainna eaosauu IW 'o6as70 �aama maalnoa za c c SaN `� s=asa 8Q>rio_>� s aI �O N Ul :) ppi�e yy�� lb 0spoo 133HS H3AOJ fi£4SS NW'eulH TOZ allnS-anuantl uol6uly5eM T JOIL 3-1-1�S3WOH AtlWtl11tlW SLE i;• _ �� ax w I w u � Ii w J�Y ■0 EI 9 LJ za c c SaN `� s=asa 8Q>rio_>� i is o�j���`a�aa3 mi w ana won z�szeg rfi i zea �� ax w I w u � Ii w J�Y ■0 EI 9 LJ 6S6(-694-E9L :xej CO6L-696-OL :aooyd F 61055 NN'SaKe'� oV(�'OOT a��n5 'ld o�pdV 84L elosauu�y�'o6ass0 rvummon; )133HO N301f109 Fa 3 1O 22 N 6E655 N 3 3ii4 a Q F SOL a1in5 - anuantl UOj5Ujuo76uiyseM TOZL UOSIJMA �� S3WOH AWV11tlW u J SNOILION07 9NIlSIX3 a °ga55°ii3lij°53;..ag3°SISIg° g a 5 �o€goo��oa�€o��aoao a a s •ealmgum:�®nlaM¢o.g4•o i•I°i7�1 I\\_ ° J) S � � 1 � a ' j 3 a` ! �[- SFS: !• i a� 3 if 2 G sF x i3t$�eYal8a�4E;8sdsiESoE}!aaYec�.i�t8a± �,�•• p[ } a °ga55°ii3lij°53;..ag3°SISIg° g a 5 �o€goo��oa�€o��aoao a a s •ealmgum:�®nlaM¢o.g4•o i•I°i7�1 I\\_ ° J) Ygg6�6' $�� ry fpp HIA, f a c u3I a o�gd��ooa�oeaoaoSB�dee""a�geoo�kg � o a P I ! l,i•;!!,!!�!!�.! ``.|; . ! . � !�{ , ..l.•.,,,,,, A Jig � { | \_ K: | Ell, f li Nli c F � p jiilip 1a F,11 : 5953 �a�t2,�EYasYa.Ya�42a�2Y2,tlB�:5�Y23�e�isia��•., a<aa<aaaaaa¢<aa aati < rca m w&'c".'$tiNaaa�^nom`="$SCI o at g vin nm i aln � a a +i w � O a iz �oo�osos� Ro o�u?o'o'o 8o8'o'o'000'oF r F 6SIS"SP-£DL :xej 006L-68.-£94 :Ouoyd 1111'ofiaslo baa .I � iI 41055 NW'saRe-I ounwODT OIIOS'ac) 0110dw B.Z N3321J m4ai 109 o _ 6£.55 N UI�/�1./w U' 16ul3 IDZ ayn5-Onuany u016ulyseM iDZL I] i • uos�ap� C / 1Vld AHVNIWI13Hd S3WOH AWV1LVW [ I - I I I =e "»o �ow•�>" I A �Vuona/s — � � —1 I I xa n w. M •v vn. i1aAlAvs I �� Q��� ;r, I h0'6ifl I r \ I / w, fa . •>x. ,aa ••f vn or a,. • — x x t ,f__________ t ______ __— ' - "J \\ "1• I I I I 'n I I �+ I I 'meg I I � I I :FF j' A ���i \ ` Na L ---- J L ----- J L____J L ---- J L____J` •L _= ��\ . _ O 1332LLS L__________O____J L____ fA, ____J I F+ L___________J f___________l rn \ C it L------------ ' r---- i7n-----�- i> ------ i<' --------------- ' ' I �0 > - o at pp. t I \'N$ IJ. LIJ , IW tef I yi r---- onr-----1 , I• 7_ \`a- / gW'�----� NP 1^ (' i 1. -------- ar __� L___________ of 1 v 11 j l IA t e 1 I f______sri_____l 1 � � L___ x I. --A-, r--- -1 r ------ L --- rn -1_P-----1 f-_�z-- � L------- src.----- 7 +r 11 11 I I �1 1 1 1 I I I 1 411 I r -- $L 1 -� j �c.ra a p,+w,n111 1 1 •�,, 1 f I I NP I I <P I r--------------- �I ______ Ou ______ ; L_ as ---I I I L-_ ' I LIJ L ---------------"J LIJ r------ :mar–N ---- (t e V 133HIS w, I F- a e - +' N I / --- 1 f 4 2 1 1 i.� NLS r i a IOP ' �� 11 CC ` • 1 n,.> 4 /{ \ �' '' \\ 1 \ `1 \ t `.-' 1 1 L`'`-'Ov ' m 1 mi •-Inv I gym. �_i- � \ �� ` t 1 M � �- u> � ---� � pw� r---=. •7„1uv y9>��' \ \ - o,� r--, x 1 < a I bl VR1i[7 v Q 1 `L,a pp- I --c �� I �� i ,, ,'�i_'1 � `✓ '� a `I iy 2 i Is 1 s��l ' \'``w L-- -S"-• I� ' ' - ',\ \ --_-__ _J L_J L -__J L�V 8 13381S m---------_ —�—� a. �Z // d 11 1 1 am 1 1 I I � I 1 • I I 11 ,I I � \\ �- �`�` , let �� I i i i i i .t _-- —I I ;•aT ' � /• 7 I�e I I ^ 11 - ,I ,r I1 II II 11 II II II 11 - / f d• ,♦ 11 I I I I I I I I_j t---- ---------- I' x•i. >u v>s os Q°f Z9'BIfL aja '•' raw •Y _ I "......�._ —rnlrTnnL.Tul�r—T—�— T--rT T ———�----� r I I I I I `� vrl'vv v l "� _' I I I I i`{{01 1 lhJ..rr7I J� �� i' I I I 1L;v1'L.c 666L-69P-f9L :xej 006[-686-69L006[-686-69L:-4d 4T059 NY!'-I nuO 'ODS a11n5's0 ollodtl H4Z NYI'o6aslp _ maaH3 d3Oinou s N 6£455 NN'euIP3 la3� V�p �.��I� /w TOZakn9-anuantluoS6ulyseMIOU • IJta 6 53 WOH A4Jtl11tlW UOS 1VldANVNItJIl3ild 6S6L-6S4-E9L:xu 666L-686-M :aun4d 'TOSS NW's 11 null 'OOT "i's a clladtl S4Z NW'062510 „NN3aHIM(a•IYLpWHOHI s N33L3 N3aincis l p,iE 5 6E655 NW uDIBU14 uJJ IOZ a11nS-anuantl l6u14saM TOZC uos• I S3WOH AWV11tlW 12 ap ( 1Vld AUtlNIWIl3ild s�� I�tez a 656L-69FE9L:xej 005L -60-0t :­4db..... qti 61055 NYI's-Nwl cun7 OOI .11.S ',a ollcdV 962 NH' -6a 0 A33N9 83O10O8 ' f ry UIDD:)w nn 6Ei35N MBU14 tl fil T02 alIn5-anuantl uolfiulyseM TOZL salt • ' S3WOH AWtl11VW IT u0s �p C 1V1dA21VNIWIl32Jd I I • yI I iia— c.3s � s I I I 3pY'9'0{9b I I I Y 11 1 ,• Y I ' 1 oggle • I r---- ----1 r------- I � ` ---- `e\ I 116 9A j ■* ! O=� ' I 1 r� N2 � 11 --- I ----- -- I 9 1335177 — o I\ i' L i a f v' ,r to I e 1nn I — It. I d } ! • �S 8 ----------- i I i ,11 L____ -TML____- I I 1 iIn! 1 ,I I ------ 9 I -' ---� v� r____ 1 "I 00,E ------------ I• 11 r r x I w I < a i i'2 r------' --- 7 e---- a ____ TML J •L ---- ' oiq g}gp c 114' C -- �r—�--: o i e ° r -----"f —° ' K RI m 1 f R .! �. , I-----_____--� + I r--_-� .1 04 f ----- --- 1 r -----------i 1''---, —_ f 'i r------------ 1• °'� o J I i ! � � '--ten+, 696 -60V-E91 :xej 006L-606-£9L :auoyd ..... bT066 NW'sarye'1 oun 'OOT aTinS'�O ollntltl 06Z NW' .Ro D Ty {�$J Naas] Laalnou a Ea t I N U�UJ�iw6£6553tj i4 IOZ a11n5 - anuanyNWug6ulyse'eVIP3T,S TOZL ? UOS'JK)A �� S3WOH AWtl11HW J ltlld ANVNIWIl3ild E E is yo 656[•684-E9L :xe3 006[•694-£9[ .auoyd Nh'o6asJ0 5 E �I_mauD 41055 NIJ'ra>tei ouJT'OOTa11�5'/0 ff"V 942 dualnouu./w 6EY5$NH'euIP3IOZ aIInS-anuantl uoleu,ys¢MtOZL•„3WOH I;Ii JD� IVIdAUVNINln3ad AWVIIVWuOS ig§a do I I I I 1 F€ aw� Bijs a I I I ` oN >, I I I I I I ; I I I nw I I I \\ .. �.L iLlAr/As \i I ♦♦ n OY'9t9Z m. ___, rK sss cm em sm es e>r •m al - .ml 7 r 1_--___/ 7 1 1 1 1 I II 11 1 1 I I 11 I I I I I i I II 1 1 II II II II II II 11 /1 /. _= � \ 11 I I 11 II II II 11 II II 11 �1 I os I { 1 1 tl l 2 I I a I I 1 1 I I g I I I I I I I I t \ P 1 1 I I t I I 3 I I P I I p 1 1 t I I p I I f I I ! I I ! M I `oft 1 1 IN.. 11 O I I n 1 1 r0 1 1 OI I �E 11 � II E II E II � 11 II � II 2 r r g3 I rte.--_—_—_—_—_—_—_—_—_ i s N 133aLS -\ys o .e "I 5: } I I <)� 1 sm a.. ____________ r �^ 1 1 / t 1 1 3 1 1 i 11 S 1 1 4 1 1 t l I 2♦♦♦ `\ 3 I 1 nR JI -I I i t 8 1 .I I j 1 _______ S__J9 ' s li --- e 9 r- ,� r - 1 1�/--------7w r J I I I i I I i t I I 1 r----inr- �1J I I I I _J L -__J L___J (I _____�______� sas ------- sm sm r�.�w-- 2 1 I Tt o / I -71 I ou T y: i /�♦ ♦ 'r\ 1 1 1 s I i ; L m \ % % ♦♦\ ♦♦ \\\\ Mp 1 I a8 I I Inq 1 I �8 1 ai ni i - e .J nu__----! I -.� /w ./ ♦♦. i \ `\ t� I 1 a I I ' I I ` I ) I '1 Pt •a .+.cn N.i.w�I` ^� / . ; ♦ N+ \\ \ J L____JJ L______ ww..rw asw \ x 1 133aS vm. I ------Ri.------- r--- ---------- VI ------ 1 I I 12,E •nl N 1^ I __________ Q / / a 3d1 i 41 I d I 1 (-- --- --FiF------- L --1 . ' ' `♦♦♦ / `\\ I I I $i L -___-----_-J 'al Vt I` ' ♦' I c _—� —�_ ♦♦ .Lia ♦ ` --1 1___ J-. �— �_—___1�� s om •/ ♦ V i1 1 � ♦ `r � a � ` I L- W y� � `\\ ♦\ � M' 'C O” 13 W � __ {_ can `\ --------------- I N L- ----- _------- J ♦♦♦; ` �p `j \...- \ \L \- - /z 'l\ �1 .r -B -J I .�;J5 Iti 1AioZON oil I �.'] I ♦ �- - \�� a -_ .; _aat-�_ _-� .I a_;av : it I \) I ' w ,_ _�°„rm �7 1 �, \'' -_-- - i i i -zap` � �amT......a....» l I♦_,I �� ♦ 7iv� , - SjftEET -l`> p r - .. ,•, 1 Rza^ _ a• I I 1'---_-- ---_, \<�sn:µo w:wms I ILIJ } -_-__ I �_-_: N9 i E�-____ J -v tl OB I i is _ ____ —____ ' r r= - I J I 1` ____l __ . ♦-1 _____ . I V g I) L-- "�'-----J "'` I ------ O ---- ---� � r----------- -- Ll 133H5 335 656L -694-E9[ :xej 006t -601,-E91 :-4dx aFjC� eaosauu1W 'o6asa0 3 bI056 NW'rahet ovt7'OOT alInS 'aa allodtl Bbl 4 I}sj p� wel mmN3Ol(lp9 " ul000 y MSS NW'x01V3 ild J��.//W TOZ-IMS -anuanyuo16u14sEhltOiL g!3 7 :)-n'S3woH AtlWtl11tlW u0spo� NV -1d AlIlIlfl 2 31IS ANVNIWIl321d LA 006L-691—EM :auoyd 656L -696 -OL :Xe -4a bT055 NW '-X --n'001 a1(nS',Q-podw atz ;osauu1Lq ' o6asap 4 5 _a llllllFda E• wne•-waaa-I-xa•-nunHx-uuwa ) aua uacn oe UlIO2 ):)fl' U I �6/ a7(n5 - an -any uol6ulyse/A TOZL 011'S3WOH AVWtl11tlW g 'j fl j•1; Ntlld lOL1N00 NOISOE319 ONIOtlN'J ANtlNIW1l3Hd fa I IiI I • ' -- i r�—:¢-- r' --r r—^—� r—�— ��.dT'� , �/ / r 1 \ \ I _r I ns. � I \ er o erns I mns I I LO LO _ ' LO Heol !fj'f I i � -7 '°g O• I / O MI I� / aye \ � n7 i ��I� j u r {:e �zb / l \o ) I f o I l} • 'T ;g °eTga I LO(l) yL J i l __ LOO} If lj� "I v � � I �� `• � 1 \ `' v' ' r' 2 1 r—� I I 1 1 `� I ,L 3 a .o . \ ` ' L. ° 3 � I :: 00 _, O FDF 1 r �✓� � _ / wo ``� � (1 T � I � \ a9b �� / STRE T B "•.:� c—� ' � , 1 ! — — H R r_ 1 4- • • -------------� ems—$' _ --� ffl r e � 6561-69Y-E9L:xed 006L -69b -E91: -4d e2osauulW'o6as2O VT055NN's"+9eT-m'OOT-zj-s',o.i v9vz � �O N33NO 21301009 f N U101, 6E656 V UOIB I4 �%`/'._J JOE 1.1 153 many uo76uryseM T02L uOS�J„^ �� Ntlld'1O211NOJ NOISON3 Td Ol7 aS3WOH AVWtlutlWE 1 2 F/J E)NIOV'd E) A21tlNIWIIaUd 6564-68"-E9L :■■j 01M.11d ejoseuU�W lolI "TOSS NW'�1e7 w+0'00T a71nS':t] 011adtl 8"Z';fI IO awxanw,s•awmaxlsua.�vLvrw N33LU a3U•InO9 - N UID:):) fiE"SS NW 'euIP3 uJJ TOZ a>In5-anuantl uol6u14seM TOZL '0 011 'S3WOH AtlWtl11tlW! uoC �„ Npld'lOalNOU NOISOH3 �8 _ 6 F i7 D JNIU"D AatlNIWIl3Nd € s !! ~N \ \\ \ \� \ i II I 1 / i \\ \\ \_—,''� \ \ \ \ 1 \ 11 \/� ,_—t \ Y ■��: � � JJJ / l l'� r J JJ MV \ 1 1 1 1 IN .,�o,•,`m I fi./ � � � illi) — --_'— ( <$'ru .�Lo ,. - � �— •.I. I lir Y I `a I '' a 6•lae � � � / i� �l: i on■ a .I . l OM , / � // ¢a %� ' . \I \ _ - 1 ..�. II IIF• /� -_ �- , ,•cam ,� �.' � `r'\ &� i. `h \1 101 a'Illjjl j { it I 1i111r llll! Jr I A Illfil l rll J1� r• • iil l l ir/liir'!s r�i l / f llilrllli � 1 111— J/li/l��l� Jil �_}yllflllll; I I 11r1i �il,iIIII:II i. �l l l�r�rlii!�lii�l�l 1 11 �iiJJ/1JJJJ\(JI '1I L 656L-696-£91.xei 0061-696-E9L:auayd`S;= 4TOSS NW'sarlr, ou t)'00T ar(n5'�0 ollodV BbZ 9jO5dllllll+f 'O6a5ap `i•7=^ ° •av�wwxowleua maim iouinOo -i #sbp - U!D:)Z)w u J • I M� u0$ jo 6£455 NW 16-14 TOZ 1I - wo" uoi6 V.LL W Ol�'S3WOHAtlWtl11tlW .a e 1 f7i { § NDNIUVND AatlNIwnawd ......IN i _IH �6 3 c 4 Irl ,.(� I III \ II\. �/! r, r !� I -- - ///'///••_nl `\\\ ' \ \\\\�\ 1.��ti — �— i/ 1 ' I 'p ill /� I r I 1 I Rla 1 �I I, I'l l/ oSob srooa Oro06 orals {'11{ .ssle , Orale , � � orate , 0�¢4 ! 'd' ! I I I I 1I I I I I- , lsrote fsi>Ze " I� 1;1 lla Lo Tze a I tee a ��e o vze o 'as a f • O,y / r I I 1 i \ r \\�`y 0-1Olri Ol Ol OI M , �-•Ta , ,-° 3 8nll, JI II I N 11 N-'; N ''1 I I / `� I 7 a O'lib 1 V °_ • __ /ll /JI+ 41 om / Ir — (v j( \iip .' I N 8 �,J v • / i Ill � _ � � • 6 ue o� •eu o I I F-- _ `l �O i 3i/ O 99 I 1 try I h 01 �`IT ' / — \ �� `\� ` `* +0. I QI I 10 Fb iJ/° 1 • / i II 11 'IIy//t .I'^F;1 �, l0 c`\•d MI \ bbl \ \.��o .\ S a✓ S O '§ I ,•.\li I Uri3.-O Ily I / " aa I •" �"� �'��x f/ t i I � � r3 jE6 "r ; ,g o " 'F �a� I �- --- � \\ _' _-1��\\\\(J -- ° LI I ° Jr __ 5 B --O Fla � i - -�' � 3_ - _)_ -- y_- _ , ' ' �-•- - �- - �" _ I + _ EZ 133HS 656L-696-f9L :xej OOU-69i-f9L :a66yd a;osauulW 'o6as;p 4T055 NW '30421 "n '001 MS '10 opndV 962 9i•� R� i �e+n•-niwx9unwre mmo N3OV1O8 E g, N -.n NW16113 ii'jl8 TOZ aJinS-an6any uo1661yseM IO2L �O�I��A �� 011'S3WOH"NVJ.LVW f� J Ntlld lOa1N0� NOISOa3 >e � : 2 � €f�li, ri DNIgiMDANtlNIWn3ad a:...... Hill = � N 6561-68Y-£9L:X°j 006L-69P-E9L :... 4dv 4T065 NW's e'7 ou �I n'ooT ems', °iw 3n aaz w „ UOS�JD� [:a05aUU1W 'o6asap M33H�aamno9 ,,. NN'e01P3 TOL :1105 --nuanv uo76ulyseM lou 011'S3WOH AtlWtlutlW s s E , d€fL [tl l Y [; g•z; i x N o N Ntlld lON1N00 NOISOIi3'8 DNIOVMD ANtlNIWIl3Nd ,A•.+{$i 4 Hl o \ - �-�3 46 IR _& ,��_ �� ZZ 133115 335 __J -___J L___�L_ —_� c/ //� I I Ili •\\ ; {> � / _ / �"`Y - sit r m u s 1 °i � �y _ .� s \1 \� -}'- ._ � 4Y - o., --_ I ✓—��L_ i i ° I ll�l �\ •�' � /Y _ _ ^'1 I •fi�)111 III \ .��_ .7n ozze °_ rzs o vzc o >rr 1 ^- 3 �e �a Ol I ' I I � / i �/ e \ \ �.—. B 1 {O�M) I U'It01 .3 �I __ � � �� `�� - -- - - •!� H a •1,1 I I ' I � i=iY�� � f � `€ dl I Ip Uo .J -n I t I \�` meq? I dei- �_bb$ I �/ / / \ \ = i�y.� \\ \- •'A —-g II \11i�% i I i m PIS t/f ULA 5I $'.i i �a�o 'o I �:\It I IV I co IV \\ •'a1 o I Il '' ____ _ __' I ___� _ J \�\ \�`• 1 !l� '\\\ "- I • °--'Rt." r� 1 i 1 \\ \\\ \\\ _- I j O nd i / r --_t�-'\'h\� tr'If' J 2; , /I t i jp a ^a° v1 r � �. 31 A �� ; \\ �M �- o_•c i I �- -___ --� \ /�'i� I lr `��.� `�� \ a I l In ` 1 /, ` 1 1 \// I (o•Li'sal iza `{ OSI o `\ 'X^ • i ��%�.\ } - I I --�-- •--J-- N� �� I 1 1 I I I W I le ,�:.w '� �, .° �" �� : // % \ \ •L it / '�` $I � ° 1 I I 1 ' % // % � 0 Otf6, � p •°.� I I � I II °1{t YPa 11{ ' A �/ �\ / � / 11 I I I otos Wu 1 R II I • °' � �'q 1 ` f I / • ` // �f "'°Se • .--'—� I I N sus I SroY61 i �'. ; ,� 11 { i I ° € I i I 1 1 \ 11 \ 6S6L-604-E9L :xej OO6L-60-f9L :auoydg 8 • £3 e}osauulW '06asap 8 41055 NW'saie7 a!1'OO1 a71n5'Ja ollodV 042 ��•� ��� � 31331WJ 213Uli os 6f459 NW 'euIF9 TOZ a7inS- anuaAv uo76ulyse,}M TOZL 3 i ! ubsIiOZ) � SlN13p �ll'S3WOHAVWVIIVW 2 EE"fg� 3 �o /// i.aa.aaiII f€:3AI a N Y r a [ d`C a E� � a eY4a>' a E? b�0a sa€3�iB if 11.0 e , ul iiilkjq�Il ��1 If k 7 - if If 'Ac cc b a e+ £ o - £ o - 'g lll R I • �. r� .9 a- '9 , e � E , a Sb 6$ sa is sog t bT- 3a� •k na 9 H g -2f k g k@ k k$ fi fi � tL gg R� A R� R& b � ,•I WL -607-£94 :xej 0064-684-£94 :auoyd 'mei paosauu 062 IW , 8�0 6T055 NH oun'OOT a7N5'a0 ollodv 8YZ ure.wau�enm a.-rvucaNHo mm:)m3olflo9 • �.�� UIDOO �1^ / C 6£455 NN'euI TOZ x7105-anuany uo�6uNseRS TOLL ly 'Wtl11tlW ill S3WOH Atl " {�- M ' UOS ag SlItl13O ` gsg [[3;� e 0 Uum mum nun m�♦AO��� 6 j ®CASA®� m unn u1"W e 0 0a®8®® 6 j ®CASA®� m unn e 0 ©maaam 00n000 M 111151� 0C �1 j Hs a �� $a 1 3@§ sa`s aa�?a� a€&�63 a1 a ale MEg8�� 6�Qa Elgq s S ;sN�yIis d gR3_R3�y Eg B E 6 § lo'7�in 3 %E 71 -¢ a 5 1 gl� ��i���On aw gal 2 g 3g 'pi N a liptul11 pq o5 k`aFsaFd@ d$n3aege;pe z $�3 3� z QBE vi1 e a u 11@1 E 11 M WK a 37 B Nit ij kk� A@ end 3s _ s W N 'UNA1 •e3 n -Vhec a as U3Cae - � J F O Q F W C) FWD Z0W:nQ V) LLJ z J W j aO w a�> ra w o av�i F wZ Uo W =z xW 0 � f- �WZ (nJZ z((n0 O oz33 �r-W w a 0 pW K J z m 0 10, 0 F LU Q0J �m¢ ani QJ ON W m � J o z Z Q z Z m y a zea O w € T U w � gggg ----------------- z Z O-11 \ b = i Z_ n- z M IX lg i[ I w UZn m e£if nl w W I +, _�� gg P� CD 0 Q Q liJ w w 0 4`33 AlaDVMB m/a -]r- f---Ir---lr----,r---Ir--"Ir-� 1 I -- i �t I I a[ II 11 II 11 'll III II, 1 I Ir \ II II 11 11 11 II II I ,.t 1 /, II �i I,,/. _ W 0 - > - w w H JI w O W' _I '<y(n Z z g W t. _J -JL -,/ // gin•\. W 0 LLJ W, ca O d J W w Q J \,. �`� - - ,� �-==— , 1 •...1.1. w¢ Yam __- , l it W It LL 'g w m O W z C U_ O U g C It 1 r-----,, r--- ----J r- ---j L._---_ _ r - -- ---- L-= - -_J -- 1 / L- J: O.' U R' ¢ v o - _ o d It J pl nQ 0 ---J -- r r-- { ®® I -� i n Z U w w W m o IN- � z m W wW (n UU (n IY N r mig I ,,, * E - J `` � , \ �� 11111l L _ \ /'� \♦\ , // I I I I- L-J l j \ U z � E - BOUND � L_•�----� }� � ro�� Pz 2k U r k � ✓L U O a ©mmm�m s m 1 N � Z n Q ZQ �• a ' e� I �� V 1 Ir V 1tp za ¢ZO 'a1 til a� g _ . • o w O IS K IL Y 0 Orn O p O %a J 4 $c Off= 11 '� sly Z O o Q I w e€4F O � _ f 4l m H i0, 7 gaL Is 3 Z x Z --� In z o m S5 t� iii3 tea• �rI_ 7 1 �`a �� ,� w U fn ¢ W o w i w fnZ W CL J 0 T � 55555tija� w O w c �r � Z N F ~ Q m W <Q (n coQJ OZ U O a ©mmm�m s m N � Z n Q ZQ ti F- za ¢ZO ui g o w O IS K IL Y 0 Orn O p O J 4 $c ao Zorn Q z Z O o Q I w e€4F U m H Z w A E Is 3 Z x Z --� In z o m S5 t� iii3 o w w U fn ¢ W o w w fnZ W CL J 0 w w O w r w� � Z N F ~ Q m W <Q (n coQJ OZ co W Zn_ �O ~ F WZ p Z0 �OW f - W ao Zo v } p U� J Z w J o (- =w WW a _ 0 d Zv) O w O O � Y Z ui m� 4 a O x Z Y m W Wpm 11 w W J O W O w37a� DYR'o WI FI Kwm ~mom ~owe o Z �JN N(nF m U O a ©mmm�m U O a M y � I I W C) QLU r o z z Q? K Fg$F LU Ld ------------- " Z r `, o Jo w Q J S� a I U W J -J 11 I 'LLI II 1 I 1 , W La < L- in > Q w L it II t. ` L,o ® D p Q Q W > Q ------ _"l 0 Q ;L------------ I. I It (7 W OZ Z J '.1 W Q W 'I I ae I Mme 1�' II �Uj =<m� JQ pZ Z� m U :L___________J I �> ---�' m o I uJ Ili -j w Z � 0 r------ p _ LL lu.. W I; 3 c 0 0 a Z J o Z I I 4 1 u __� Lam._ .. ____ o Q z a U 0 Q� __ U a J . I I L ------------ _ _ I m p w Y p W K p c$ I t0 (A h IL Q fn 00 L------------ -,-- --- i lel I, i a -----"- r, Z N a ¢ w w v :9 I 7) L. z0 N wa w W �z� .. I -. D L W., I Q Z H O Z S 0 U�c a E -------- 1� n 'I' ---- r---- `----� Q Z O o 1-3 KOW U 0 < w 1 l• Q 1.. ODWO it .__ 1 1 WI I p`s p, Q JW x ui C) O ----------- - _ 1 V) I1 W 2Z O p J > 0 r I I-3-:-1 1, J Z li ti Z 01 IL 11 c' g aZ� �o �,O —� fig ; J U)o m w 0 !1 l° I` r - -- -` i %I ,1 of m w W m o o w 00 N rc n L-- ! z. �: i �) W w Z J O�2 d U Z 1 _ - CD 43 WW ,_-�� •I ^� W F W�� w O I K J 0 w 0 Z .. �--. I• e $ /r-� r o� K Q �Q W N r U N M d' UI I17 /ate W Z) Z r ! W 1. LL.� LL p:w 1 I 4-� '�- r--- =-__ i I M Q a ��b r - X -n, Q SII ��O ;` N `d E b- r Z(�' 1 �`- / -'� °i O Z U ? E WLLI ci J W - �Z' r� - 1 I Ir - - I. I -Itl 0 W ga > �g LLOQ �zvbias U r\ \= LL 0 Lj Z0 (1) o ' � � LLI WL gala m LJ w a3�: Ff~ajjl W z0 z J o w N S ¢ E� 6 ;3 IR it La �s €, `� u `J uiF k•J'tz RUP � � Bre y HI Hill -i3f l : rl H � Iva a � Oe < o gej3 12 '0 g7 € _ {LSA .�'3� A< Ps n e is 6 55:3 MH OM 3 OM F : 57 � rc Eg °�fiag&'_ = Z ib .a§yy§r qN,`Y- �3 <Y•'gE s 4� Z IVHH 5 0 2 s a e baa r sY.0- ' a s €i ? za£�..ke aH n b38 ^ O Q- s41ko a=te¢ �a3 gn 1-'=3s w ti a a�=e s; s=g3sgg.g @#gol o g pcb s iE Eaat` i FAe�o. �k Yz2goS LLJ -0:1 k� �9se z. '-... 3:`k �y •'� �'__aF•k_ u }5 zoa; qen Held �e� e.Gei4 3qgc=�aw:x€- e= a g o w - Ph RIq ; Pjus¢ C Sa� �'�F'•3-�: i2' I'3$3 0 06 a a x 3 0 S i h .. a €.i r 20 1,96M mW y 0 w� �a w _z u or-` oda X35 �` $ o �� N"' - @b' - H z^ U�c ° o" N .ry o om 30�X g t @cgs4 A.le a;� a— I— Vey 6K �Fi .S Bu A �$Sz xt y 5rx wow d a Yb Ps` 3F" 3 a WY zoo N., J o _ o ow rz w m y§ 75�_ U xo Fb wr o�5 F "asg € yi'°p= -s ye�j a �t„: $€y m ae� a zz x oa P =`< <f z i6! , a �� iwe Me. -8 a�, a s 5 s My ' s3 z� a ,{sg” fi Q a s z-5 5w~=iw �4 w o� J zo $ � 9?gF 3g j =z }� €HO; ; � 11�•�.". Hu o iJ [5 B h` SAH.. 7 tea¢ = rv�p �am� 3N ._. H i5 soc Fsz��5 3Z ff~�bE in .-: €e OL dd"+ 3 s R. q 3g3. O D gz � v s ... z_r _z �i� •_ 1i8 a3 'di �z8 �. 70, t"s"3..� Bu � I. PEAS ��rN a�aS�uEua Qz� ax �� 5 EAS IP=8`-'� € .;�3•�s@.. � a Q 'a3 Ho -o - , s ag nX 2M2 d3i ao3 ffK m 13B ci3 Q 6�i� 33333 a Z = � v�pi G Z m Z C �o rwz- z3 vz p '^ rp m x 21.min E� aN xw ate" �< n = V Nw �z w ww 3oz mW tto ¢o xrwF o< u,o azo IS £r w wa v w rN oina zN Boz <€ oz"z �r zW3 auw �< E aF >Z ZZNo=zo �Q oo rc<? az m$ 0o J} �nw< wr ko� ro wzy� moo 00� aa< m'n arm Ju aor� 3a� criJ a,NS G s� a� 8 wiw ¢€ �Qori 3N¢z oQa =< �a€ :� 2��e 4a 0 n� ok' crio <r� � w�� o o'nIM 0 o czim ie�Ea} 33�- s'a y � Ya �o oo< s� mom¢ o� NN�R r" <� ��s�s`,, I5 Y$e bond • �rc ul ;:: 0p om zzo o -'a kw' <oo '�' 0 ooi a�n j0jj. n.i R4 x• 0 5 (n H. c>< <oo �� �©< �� ozwz 0LLr < c:,�isa�$'�,89 1e :iaa3 �z�o'i W z F�� o. < 0w_w NJr� cai�vwi zr n �H� ado s za�� oaz z a¢ ¢m �¢� ��n\U <¢wN Zoa } 3{ «1O LLz¢ a�¢? zaw ra _-ziN a' N. , Review No. 1 Hakansan Anderson ENGINEERING REVIEW Residential Subdivision for the City of Otsego by Hakanson Anderson Submitted to: Brian Kiystofialc, P.E., Carlson McCain cc: Lori Johnson, City Administrator Tami Loff, City Clerk Dan Licht, City Planner Andy MacArthur, City Attorney Rick Packer, Mattamay Homes, Inc. Reviewed by: Ronald J. Wagner, P.E. Brent M. Larson, P.E. Date: July 1, 2014 Proposed Development: Boulder Creels Street Location A portion of the Section 27, T121, R23. south of 78a' Street, of Property: west of Odean Avenue, and north of C.S.A.H. 37. Applicant: Rick Packer 7201 Washington Avenue Suite 201 Edina, MN 55439 Developer: Mattamay Homes, Inc. Owners of Record: Mattamay MPLS Partnership Purpose: Boulder Creek is a proposed 360 lot single-family residential development on 156+ 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), and (but not limited to) Minnesota Pollution Control Agency (sanitary sewer) SUBDIVISION CONFIGURATION LOTS SEDENSITY 1) The City of Otsego Comprehensive plan show the proposed development area as future R-5, R-6, an d R-7 zoning. It appears that the proposed zoning is PUD with typical 30' setbacks, a minimum lot width of 55' and minimum lot area of 7150 sq.ft. Also a portion of the development is within a Shoreland District. Zoning and density requirements shall be per the City Planner's recommendations. EXISTING CONDITIONS 1) Label the existing zoning for the area within the development boundary as well as the 2 exceptions along 70th Street. 2) Label the existing 100 yr or Ordinary High Water elevations (OHW) for all the existing wetlands and storm ponds within 150' of the site. 3) Label the size, type, and elevations for all utilities within 150' of the site boundary. (Along 78th Street there are a 12" DIP watermain, 18" PVC sanitary sewer, and 30" RCP storm sewer, with 8" water and sanitary sewer stubs and an 18" storm sewer stub to the south at Parell Avenue. Along 76th Street there is a 12" DIP stub at the property line.) 4) Show widths of existing streets and ROW within 150' of the site boundary, TRAFFIC/ACCESS ISSUE 1) The site provides one access point to 78th Street to the north, one access point to 76th Street in the NW and one access point to 70th Street (CSAH 37) to the south. The streets are to be widened at the intersections of 78th Street and 70th Street to provide for appropriate turning lanes. 2) City staff has worked with the developer regarding the required layout and necessary street sizing requirements for the proposed development. Palmgren Avenue is proposed to have parking along one side of the street in various areas as well as 5' sidewalk along both sides for the entire length of the sheet. The street will be widened to 33' wide in the areas where Parking is proposed (vs. the typical 28' wide). This will be enough to provide (2) 11' drive lanes and (1) 8' parking lane. 3) The typical section for Palmgren Avenue and Packard Avenue shall be per a geotechnical engineer's recommendation for a 10 Ton design. 4) Provide an 100' tangent between all horizontal curves. PRELIMINARY PLAT 1) The streets shall be names as follows: a. Street A (north -south portion) — Palmgren Avenue NE b. Street A (northern east -west portion) — 74th Street NE c. Street A (souther east -west portion) —73d Street NE PAGE 4 S:1MuniclpaMotsego22X)A2281\ot2281 RVW1.doe d. Street B — Palmgren Circle NE e. Street C (east -west portion) — 77th Street NE f. Street C (north -south portion) Park Avenue NE g, Street D — Park Court NE I Street E — 76th Street NE i. Street F — 76th Court F j. Street G — Palmgren Avenue NE k. Street H — 74th Circle NE 1. Street I — 74th Court NE in. Street J — 73`d Street NE n. Street K — 72nd Street NE o. Street L - Page Avenue NE p. Street M — 72nd Street NE q. Street (north -south portion) Parell Avenue r. Street N (east -west portion ) — 71St Street NE s. Street O — Padgett Avenue NE t. Street O (cul-de-sac) — Padgett Court NE u. Street P — Packard Avenue NE 2) Temporary cul-de-sacs are required at the ends of all streets with 2 or more driveways (i.e. Streets C, J, K and both ends of N). Easements are required around these temporary cul-de- sacs. 3) A couple areas require a temporary construction easement to be obtained from adjacent land owners in order to grade along the eastern property edge. Written confirmation of these agreements shall be obtained prior to final approval as they may alter the proposed plans significantly. 4) All swales shall be contained within the proposed drainage and utility easements. (i.e. rear yard swale along Lots 7-10 and 13-14, Block 4 is outside of the easements.) 5) An easement shall cover the trail through Outlots D, E, and K. PRELIMINARY s LwuTILTIY PLAN Sanitary Sewer System 1) Water and sewer service shall be stubbed towards the two exception properties along 70th Street. These services shall be covered by easements if not within the right-of-way. 2) Depending on the type of soils (clay) watertight Hamilton Kent Lifespan Systems or approved equal are required on all sanitary sewer manholes on this project. This should be brought to the contractor's attention as soon as possible. 3) A new 10" sanitary sewer connection to the existing sanitary sewer manhole at 78th Street is proposed at 849.0. The existing 8" has an invert of aphprox. 848.8. The existing 8" stub shall be removed and new 10" cored. This will require 78t Street to be ripped up and to be closed or atleast reduced to one lane. A traffic control plan shall be submitted for this work. The time of this construction shall be such that impacts to traffic are minimized (i.e. 9 am to 4 PAGE 5 S:\Municipal\Aotsego22xx\2281\ot2281 R~ -doe pm). It should also be noted that the need to remove the existing stub pipe and replace with a larger pipe is a result of the changes to the proposed Page Avenue as requested by the developer of Pheasant Ridge 6' — 8th Addition. Water System 4) An 8" watermain shall be placed between the east end of Street F and south end of Street C to provide a Ioop. The watermain shall be covered but a 20' wide easement centered over the pipe, 5) Provide a 16" X 16" X 12" cross at the intersection of Street P and 70th Street. Provide a 70LF 16" stub to the west, and a 50 LF 16" stub to the east for future connections by others. The cross and stubs shall be located approximately 10' south of the right-of-way. Streets 6) The City standards required a minimum 250' horizontal curve for residential streets. Some of the proposed streets have 90' horizontal curves proposed. This has been done due to various physical constraints do not allow a 250' radius. This has been allowed in similar situation throughout the City. 7) The temporary cul-de-sac at the connection point to 76th Street shall be removed, connection made with a through street and the area restored as part of this development. 8) All streets shall have a minimum 90' vertical curve or meet the minimum K value for a 30 mph street. 9) Pedestrian ramps are needed at many of the street intersections along Streets A and G to connect the sidewalks. 10) We suggest placing the sidewalk along the south side of Street K. Street K will be a trough street in the future and this will eliminate a pedestrian crossing at Street N. Details 11) Watertight Hamilton Kent Lifespan Systems are required on all sanitary sewer manholes on this project and therefore no chimney seals are required, Add Std. Plate 307 and remove Std. Plate 308, PRELIMINARY GRADING PLAN 1) Please label the lots with the same lot and block numbers found on the preliminary plat for ease of relating the separate drawings to each other. 2) Typically all lot grading shows a minimum of 2% grade with a few exceptions that can be addresses in more detail with the final plan submittal. 3) Concrete valley gutters will be required at all intersection that do not provide a minimum of 1% grade across them. PAGE 6 S:1MunicipailAotsego22XX122811ot2281 RVW1.doc 4) The emergency overflow (EOF) for Lots 213 — 227 is 875.10 (at the low point in street south of these lots). The EOF needs to be lowered to 875.0 or the lowest opening of these lots raised 0.1' to provide the minimum 1.5' of freeboard. 5) The respective pond and wetland in Pheasant Ridge 6kWh Addition are: Pond, NWL = 871.6 and 100 yr HWL=873.8; Wetland, NWL = 871.3 and 100 yr HWL = 872.6. are 871.6. label these elevation of the plans. 6) The grading north of lots 297 and 304, along the trail shall be revised to provide a minimum 2% grade. As proposed runoff may pool next to the trail in the park area. 7) Pond 1P has a NWL = 864.0 and a 100 yr HWL = 867.8 while 872L in the Lefebvre Creek Study (same as Pond IP) has a NWL = 866.0 and 100 yr HWL = 870.2. The lowest opening proposed along the creek is 874.5. The proposed elevations provide the required separation from the HWL in either situation. SURFACE WATER MANAGEMENT 1) The stormwater runoff south of 78h Street and East of Street B is proposed to discharge off- site to an existing storm sewer pipe in Pheasant Ridge 6th Addition. It must be verified that the existing storm sewer pipe and downstream pond can accommodate this flow. 2) The Lefebvre Creek Trunk Stormwater Study, dated 1999 indicates two (2) 33" culverts are sufficient at the street crossings of Lefebvre Creek. The plans have a two (2) 36" culverts proposed. Trunk storm water credits will be provided within the Development Agreement. 3) The drainage ditch (Lefebvre Creek) shall be cleaned out to provide an 8' wide channel. Trunk storm water credits will be provided within the Development Agreement. 4) Provide inlet spread calculations for the storm sewer. Not all catch basins need to be calculated as long as the most critical are evaluated. 2/3rd' of the drive lane are allowed to be inundated along normal residential streets. Streets A and G should be less than %2 of the drive lane. A 10 yr storm event shall be used for this analysis. WETLANDS 1) Wetland impacts are proposed to be replaced via wetland bank and has been approved b WCA. The Notice of Decision has been sent. Army Corp of Engineers is still reviewing the site. SWPPP 1) The site disturbs more than 50 acres, discharges to a Special water within 1 mile, therefore the SWPPP shall be submitted to the MPGA a minimum of 30 day prior to construction for review. PAGE 7 S:\MunicipailAotsego22xod2281\ot2281 RVW1.doc OTHER CONSIDERATIONS 1) Submit wetland delineation report by K johlaug Environmental Services, Inc. 2) Submit soil borings and report with a recommended R-value for typical residential streets and a recommended street section or Gravel Equivalent for the minor collector street (Palmgreen Avenue). 3) A statement certifying the environmental condition of the site including the presence of any hazardous substance as defined in Minnesota Statutes 11513.02, Subd 8 is required. 4) Provide a contact name and phone number for the developer. SUMMARY AND/OR RECOMMENDATION We recommend approval contingent upon the above comments being addressed. PAGE 8 S:1MunicipaMotsego22xx122811ot2281 RVW1.doc OTSEGO PLANNING COMMISSION MEETING OTSEGO PRAIRIE CENTER July 7, 2014 7:00 PM p Call to Order. Vice Chair Thompson called the meeting to order at 7:00 PM. Roll Call: Vice Chair David Thompson; Commissioners: Aaron Stritesky, Steve Schuck and Jim Kolles. Absent: Chair Pam Black and Commissioners Tammie Fallon and Richard Nichols. City Council: CM Vern Heidner. Staff: Daniel Licht, City Planner; and Tami Loff, City Clerk. 1. Consider the following minutes: 1.1 June 16, 2014 Planning Commission Meeting. Commissioner Schuck requested more info to be included about the discussion on the forcemain under Building #5 in Gateway North. Commissioner Schuck motioned to approve as amended. Seconded by Commissioner Stritesky. All in favor. Motion carried. 2. Public Hearing item: 2.1 Boulder Creek: A. Zoning Map amendment rezoning to R -5F Residential Single and Two Family District. B. PUD -CUP related to development within the Shoreland Overland District and flexibility from lot requirements. C. Preliminary Plat. City Planner Licht presented the Planning Report. Applicant, Rick Packer, Mattamy Homes, was present and presented a PowerPoint on the project. The first phase would be around 90-95 lots on the northeast section. Mr. Packer said they have petitioned School District 728 and School District 885 to amend the boundaries of the school districts based on the preliminary plat design; stating ISD 728 has already approved and ISD 885 will consider once approved by the City. City Clerk Loff attested that all the proper noticing, posting and publishing has been completed. Vice Chair Thompson opened the Public Hearing at 7:46 PM. Clem Darkenwald, 5601 Kellogg Place, Edina, representing D & Y Family Partnership, which owns adjoining property, stated this project will be a benefit to the community. He is asking the Commissioners to consider adding a condition to the proposed approval that the future land elevation, grading and landscaping must be approved by D & Y Family Partnership. City Planner Licht stated condition 10 in the planning report refers to that. Mr. Darkenwald agreed with the condition. Carl Schwartz, 7684 Palisades Avenue, asked what will happen to the tree line behind their property. Mr. Packer said the tree line stays. Darlene: Altman, 7642 Palisades Avenue, asked if the tree line will be clean up at all. Mr. Packer said no it will be left as is. CM Heidner provided a grading plan to Ms. Altman. Melanie Morrisette, 7460 Odean Avenue, stated it was discussed the hill would stay but would like a stipulation added if the hill is to be removed they would be required to discuss with residents. City Planner Licht said it will be deeded to the city and at this time no alteration affecting Ms. Morrisette's property is shown on the plans or expected. John Bosquez, 7648 Palisades Avenue, questioned the speed limit in the development and surrounding. City Planner Licht said 76th Street is a local street which is required by statute to be 30 MPH, 78th Street will be 40 MPH and 70 Street is a county road at 55 MPH. Mr. Bosquez asked if the school district will be able to handle the growth. City Planner Licht said City staff has talked with the district and the school district makes their own plans on growth. Mr. Bosquez asked the price range of the proposed homes. Mr. Packer said between $285,000 and $350,000. Mr. Bosquez also stated he thought the trees left on the lot line would be a benefit for the neighbors on both sides. Clem Darkenwald, 5601 Kellogg Place, Edina, asked City Planner Licht if condition 10 includes landscaping along the property line. City Planner Licht said is currently only addresses grading. Mr. Darkenwald said he would like landscaping added. Mr. Packer said they will work with D & Y Family Partnership Joan Harty, 7630 Palisades Avenue, asked if the backyards will come up to tree line. City Planner Licht stated the backyards will be backed up to the townhomes. Commissioner Schuck questioned the number of lots within the Shoreland Overlay District density tiers. City Planner Licht clarified that the calculation is based on the number of building pads within each tier, not the number of lots. Vice Chair Thompson asked how long there has been a 7 foot side yard setback requirement on the garage side;. City Planner Licht said required on both sides since 2002 in the R-5 zoning. Vice Chair Thompson questioned the 30 foot front setback. City Planner Licht said the house will be 31 feet from the sidewalk. Chair Thompson stated his concern with low side setbacks because of air condition units. Vice Chair Thompson commented there will be some wetland filled in. City Planner Licht said yes and wetland mitigation will be provided through purchase of wetland bank credits by the developer. Commissioner Schuck asked if there will be any houses on slabs. Mr. Packer said they all will have full basements. Commissioner Stritesky there is a temporary culd-a-sac to the south where the two roads come to an end then in the middle by the park the south leg there is a "t" from the left do we need to change that. City Planner Licht said the south intersection was defined because of the hill and designed as a three way stop, which will slow traffic. City Council Member Tom Darkenwald, 7514 Quaday Avenue, said he has financial interest in the property to the east. CM Darkenwald said it is good to see so many people present and he thinks Mattamy is one of the best residential developers and looks forward to working with them in Otsego. Dennis Schultz, 7600 Palisades Avenue, questioned what happens if the new homeowner should decide to remove the trees. City Planner Licht said there is nothing prohibiting the new owner from removing trees within their property just as there is nothing prohibiting the townhome owners to remove trees within their property. Vice Chair Thompson closed the Public Hearing at 8:15 PM. John Bosquez, 7648 Palisades Avenue, asked if the streets in the new development will be maintained by the city. Mr. Packer said yes they are all public streets. City Planner Licht recommended modifying condition 10 to read 'The developer must submit a written right -of -entry and grading easement from an authorized agent of D&Y Family Partnership prior to application for final plat to allow for off-site grading and landscaping removal or plantings as shown on the submitted grading plan." Commissioner Stritesky motioned to approval of a Zoning Map amendment, PUD -CUP and preliminary plat for Boulder Creek subject to the seventeen conditions as amended. Seconded by Commissioner Schuck. All in favor. Motion carried. 3. Update on City Council actions. CM Heidner updated the Commissioners on the forcemain under Building #5 in Gateway North Development as discussed per the last meeting. CM Heidner said when the system was originally built there was an option for a gravity pipe 70 feet underground and that was not acceptable so forcemain was decided, Rather than putting in just one pipe, it was decided to put in two pipes in case something were to happened. Once the MnDot project to improve TH 101 occurred a third pipe was placed. So there are two spare pipes at this time. Commissioner Schuck said his concern was if something was to happen and it would need to be dug up who would be liable. CM Heidner said that would not happen with the additional pipes and that the pipe can be pulled out from the side without needing to effect the building. CM Heidner also gave an update on other City Council actions. 4 Update on future Planning Commission Agenda items. No meeting on July 21 the next scheduled meeting will be August 4, 2014. 3 5. Adjourn. Commissioner Schuck motioned to adjourn. Seconded by Commissioner Stritesky. All in favor. Motion carried. Adjourned at 8:29 PM. David Thompson, Vice Chair ATTEST: Tami Loff, City Clerk rd W OtCI�eooF MINNESOTA V APPLICANT: Mattamy Homes 07-08-14 FINDINGS & DECISION ZONING MAP AMENDMENT APPLICATION: Request for approval of a Zoning Map amendment rezoning property within the Boulder Creek preliminary plat. CITY COUNCIL MEETING: 14 July 2014 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 described by Exhibit A. B. The property lies within the East Sewer District and is guided for low to medium density residential land uses by the 2012 Otsego Comprehensive Plan, as amended. C. The property is zoned R-5, Single and Two Family Residential District, R-6, Medium Density Residential District and R-7, High Density Residential District. D. The applicant is requesting Zoning Map amendment rezoning the entire property to R-5 District; The R-5 District allows single family dwellings as a permitted use and will allow for consideration of a preliminary plat and PUD -CUP for subdivision of 360 single family lots, outlots for park dedication and stormwater management and dedication of public right-of-way as part of the Boulder Creek preliminary plat. E. The Planning Commission and City Council must take into consideration the possible effects of the PUD -CUP with their judgment based upon (but not limited to) the criteria outlined in Section 20-3-2.F of the Zoning Ordinance: The proposed action's consistency with the specific policies and provisions of the Otsego Comprehensive Plan. Finding: The subject site is guided for low-to-medium density residential uses within the East Sewer District by the 2012 Comprehensive Plan. Areas guided for low to medium density residential uses are intended to provide for small lot single family lots, detached townhomes, twin homes or row style townhomes. The proposed preliminary plat includes three types of single family lots with varied widths of 55, 65 and 75 feet. The proposed land use and the variety of single family lots offered with ensure a range of housing options within the development consistent with the policies of the Comprehensive Plan. 2. The proposed use's compatibility with present and future land uses of the area. Finding: The subject site is surrounded by and will be compatible with the following existing and planned land uses in the area: Direction Land Use Plan Zoning Map Existing Use North LD Residential R-4 District Single family East L/MD Residential M/HD Residential A-1 District R-6/7 District Rural single family Gravel mining South LD Residential L/MD Residential A-1 District Rural single family Agriculture West LD Residential L/MD Residential A-1 District R-6 District Rural single family Townhouse 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 requirements of the Zoning Ordinance, Subdivision Ordinance and Engineering Manual except as specifically modified by the PUD -CUP. 4. Traffic generation of the proposed use in relation to capabilities of streets serving the property. Finding: The proposed preliminary plat is accessed by a minor arterial and residential collector street that will have adequate capacity to accommodate traffic generated by the development at full build -out. 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 is within the City's East Sewer District and utility and service capacity for the proposed development is available. F. The planning report dated 3 July 2014 prepared by the City Planner, The Planning Company LLC., is incorporated herein. G. The Engineering Review dated July 1, 2014 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 7 July 2014 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 4-0 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: 2 Attest: ADOPTED by the City Council of the City of Otsego this 14th day of July, 2014. Tami Loff, City Clerk 3 CITY OF OTSEGO By: Jessica L. Stockamp, Mayor ORDINANCE NO.: 2014-10 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 TO BE DEVELOPED AS PART OF THE BOULDER CREEK 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 described by Exhibit A. Section 2. The property is hereby rezoned from R-5, Residential Single and Two Family District, R-6, Medium Density Residential District and R-7, High Density Residential District to R-5, Residential Single and Two Family District. Section 3. The zoning map of the City of Otsego shall not be republished to show the aforesaid rezoning, but the City Clerk shall appropriately mark the zoning map on file in the City Clerk's office 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 and the filling of a final plat. MOTION BY: SECOND BY: ALL IN FAVOR: THOSE OPPOSED: ADOPTED by the City Council of the City of Otsego this 14th day of July, 2014. CITY OF OTSEGO Jessica L. Stockamp, Mayor ATTEST: Tami Loff, City Clerk W F Ot�ego MINNESOTA APPLICANT: Mattamy Homes 07-08-14 FINDINGS & DECISION PRELIMINARY PLAT AND PUD -CUP APPLICATION: Request for approval of a preliminary plat and PUD -CUP for Boulder Creek consisting of 360 single family lots. CITY COUNCIL MEETING: 14 July 2014 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 described by Exhibit A. B. The property lies within the East Sewer District and is guided for low to medium density residential land uses by the 2012 Otsego Comprehensive Plan, as amended. C. The property is zoned R-5, Single and Two Family Residential District, which allows single family dwellings as a permitted use. D. The applicant is requesting a preliminary plat and PUD -CUP to allow for subdivision of 360 single family lots, outlots for park dedication and stormwater management and dedication of public right-of-way. E. The Planning Commission and City Council must take into consideration the possible effects of the PUD -CUP with their judgment based upon (but not limited to) the criteria outlined in Section 20-4-2.F of the Zoning Ordinance: The proposed action's consistency with the specific policies and provisions of the Otsego Comprehensive Plan. Finding: The subject site is guided for low-to-medium density residential uses within the East Sewer District by the 2012 Comprehensive Plan. Areas guided for low to medium density residential uses are intended to provide for small lot single family lots, detached townhomes, twin homes or row style townhomes. The proposed preliminary plat includes three types of single family lots with varied widths of 55, 65 and 75 feet. The proposed land use and the variety of single family lots offered with ensure a range of housing options within the development consistent with the policies of the Comprehensive Plan. 2. The proposed use's compatibility with present and future land uses of the area. Finding: The subject site is surrounded by and will be compatible with the following existing and planned land uses in the area: Direction Land Use Plan Zoning Map Existing Use North LD Residential R-4 District Single family East L/MD Residential M/HD Residential A-1 District R-6/7 District Rural single family Gravel mining South LD Residential L/MD Residential A-1 District Rural single family Agriculture West LD Residential L/MD Residential A-1 District R-6 District Rural single family Townhouse 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 requirements of the Zoning Ordinance, Subdivision Ordinance and Engineering Manual except as specifically modified by the PUD -CUP. 4. Traffic generation of the proposed use in relation to capabilities of streets serving the property. Finding: The proposed preliminary plat is accessed by a minor arterial and residential collector street that will have adequate capacity to accommodate traffic generated by the development at full build -out. 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 is within the City's East Sewer District and utility and service capacity for the proposed development is available. F. The planning report dated 3 July 2014 prepared by the City Planner, The Planning Company LLC., is incorporated herein. G. The Engineering Review dated July 1, 2014 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 7 July 2014 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 4-0 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 and is 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. The preliminary plat is revised such that the number of dwellings within Tier 1 of the Shoreland Overlay District does not exceed two (2) building pads. 3. The developer shall submit a plan sheet designating the minimum lot width of each lot and all lots within the preliminary plat shall comply with the following setbacks: 2 Front/ Interior Rear Wetland Side Side Corner 30ft. 7ft. 20ft interior 40ft. 65ft. collector 4. The landscape plan must be revised to extend the landscaping the full width of the rear lot line abutting the public right-of-way of Lot 29, Block 10 and plantings shall be installed at the time of final plat approval in accordance with the submitted landscape plan. 5. Outlots B, D, E and K excluding the area of the LeFebvre Creek channel, wetlands or areas below the 100 year flood elevation of stormwater basins, shall be dedicated to the City in satisfaction of park and trail dedication requirements. Any unmet park and trail dedication requirement may be satisfied through financial contribution for trail construction, plantings and other improvements within Outlots B, D, E and K as approved by the City Council at the time of final plat approval. 6. The preliminary plat shall be revised to include all of the wetland and wetland buffer within Outlot A. 7. Outlot G shall be made part of the public right-of-way of Street P but may include a homeowners association encroachment easement for landscaping purposes. 8. Outlots A, C, and F shall be deeded to the City. 9. PID 118-500-273400 must be made part of the development or Outlot I shall be deeded to the owner of the exception parcel at the time the right-of-way for Street N is final platted. 10. The developer must submit a written right -of -entry and grading easement from an authorized agent of D&Y Family Partnership prior to application for final plat to allow for off-site grading and landscaping removal or plantings as shown on the submitted grading plan. 11. The grading, drainage and erosion control plan is subject to review and approval of the City Engineer. 12. All utility plans and issues are subject to review and approval of the City Engineer. 13. All drainage and utility easements are subject to review and approval of the City Engineer. 14. The drainage and utility easement along the rear lot lines of Lots 1-12, Block 1 and Lots 1-3, Block 4 abutting 781h Street, Lots 1-6, Block 12 and Lots 1-10, Block 14 abutting 70th Street and Lot 29 Block 10 must be increased in width to 20 feet or to the toe of the berm on the interior side, whichever is greater, to include the required bufferyard. 15. No individual lot final platted shall be divided by a school district boundary. 16. Existing single family dwellings and agricultural buildings within the subject site shall be demolished and any existing septic or well abandoned in accordance with the City Code and Minnesota Rules prior to approval of a final plat. 17. All streets are 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 14th day of July, 2014. Tami Loff, City Clerk 4 CITY OF OTSEGO By: Jessica L. Stockamp, Mayor