ITEM 2.1ITEM 2_1
3601 Thurston Avenue N, Suite 100
Anoka, MN 55303
Phone: 763.231 .5840
Facsimile: 763.427.0520
TPCTPC(_a Plan ningCo.corn
PLANNING REPORT
TO: Otsego Planning Commission
FROM: Daniel Licht, AICP
DATE: 14 November 2014
RE: Otsego —Wilson Property; Sketch Plan Review
TPC FILE: 101.02
BACKGROUND
Christian Builders, Inc. has submitted a sketch plan for subdivision of the 35.14 acre
property located at the northeast quadrant of Odean Avenue and 85th Street. The
subject site consists of two parcels is currently developed with a single family dwelling
and two detached accessory buildings. The sketch plan includes a 10 acre parcel for
the existing home and detached accessory buildings and nine single family lots
generally one acre in area. Section 21-3-1 of the Subdivision Ordinance provides an
opportunity for developers to submit a sketch plan for review by the Planning
Commission and City Council to provide informal comments as to the acceptability of a
proposed development and to identify issues that must be addressed as part of an
application for preliminary plat review. No entitlements to development are conveyed as
part of the sketch plan review process. To ensure a transparency, sketch plan reviews
by the Planning Commission are noticed as a public hearing, which has been scheduled
for 17 November 2014 to consider the current request.
Exhibits:
A. Site Location
B. Sketch Plan
ANALYSIS
Comprehensive Plan. The subject site is located within the Long Range Urban
Service Area and is guided for low density residential uses by the 2012 Otsego
Comprehensive Plan. The Long Range Urban Service Area is designated for that
portion of the community where one plus acre unsewered single family residential
development has occurred. Further unsewered development in the area is not
recommended and residential development density is limited to one dwelling unit per 40
acres unless the City Council finds that one or more of the following criteria are met:
The development will result in completion of an unfinished street network.
2. The development will have the result of correcting or improving a demonstrated
area drainage problem.
3. The development provides for dedication of lands to a legitimate public purpose.
The sketch plan illustrates establishment of Outlot A over that portion of Hall's Pond, a
wetland designated as a natural environmental lake, within the subject site. Outlot A
also includes regional storm water basins constructed upon the property as part of the
Odean Avenue improvement project that are only overlaid by drainage and utility
easement. Dedication of the area of Hall's Pond within the subject site provides
opportunity for a natural park area adjacent to Hall's Pond and acquisition of regional
storm water areas. These considerations are consistent with the criteria of the
Comprehensive Plan for allowing further single family lot unsewered development within
the long range Urban Service Area.
Zoning. The subject site is zoned A-1, Agriculture Rural Service District and is also
within the Shoreland Overlay District of Hall's Pond. The subdivision of the property as
shown on the proposed sketch plan would require that the subject site be rezoned to R-
3, Residential Long Range Urban Service District, which allows single family lots as a
permitted use. Application for a PUD -CUP is also required to address flexibility from
the lot requirements of the Shoreland Overlay District and allow cul-de-sacs exceeding
the maximum length allowed by the Subdivision Ordinance. The Zoning Map
amendment and PUD -CUP applications would be evaluated based upon the following
criteria outlined by the Zoning Ordinance:
The proposed action's consistency with the specific policies and provisions of the
Otsego Comprehensive Plan.
2. The proposed use's compatibility with present and future land uses of the area.
3. The proposed use's conformity with all performance standards contained within
the Zoning Ordinance and other provisions of the City Code.
4. Traffic generation of the proposed use in relation to capabilities of streets serving
the property.
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5. The proposed use can be accommodated by existing public services and
facilities and will not overburden the City's service capacity.
Surrounding Land Uses. The subject site is surrounded by the following existing and
planned land uses shown in the table below. The proposed sketch plan is similar in
character to existing surrounding development and no compatibility issues would exist.
Direction
Land Use Plan
Zoning Map
Existing Use
North
LD Residential
R-3 District
Single Family
City open space
East
LD Residential
R-3 District
Single Family
South
LD Residential
R-3 District
Single Family
West
LD Residential
R-3 District
Single Family
Lot Requirements. The table below outlines the minimum lot requirements that would
be applicable to the subject site under the R-3 District and Shoreland Overlay District:
Min. Lot Area
Min Lot Width
Setbacks
R-3
S
R-3
S
Front
Side
Rear
Wetland
OHWM
1.0ac.
1.8ac.
150ft.
200ft.
35ft
10ft.
50ft.
40ft.
150ft.
The sketch plan has been designed based on the requirements for the R-3 District,
although Lot 8 must be revised to be 150 feet wide measured at the front setback line.
Section 20-92-17 of the Zoning Ordinance allows flexibility through a PUD -CUP from
the lot requirements of the Shoreland Overlay District with dedication of the water body
at the Ordinary High Water Mark and adjacent riparian area to the public. The sketch
plan includes a 30 foot buffer corridor between the approximate OHWM and the
proposed lots as part of Outlot A to allow public access along Hall's Pond connecting
with the City' owned property to the north creating a natural corridor. The east lot line
for Lot 4 should be revised to intersect the corner of the City owned property to the
north. The developer will need to verify the elevation of the OHWM as shown on the
sketch plan as the preliminary wetland delineation is much farther landward and
extends into the proposed lots. A residential density analysis as outlined in Section 20-
92-17.E of the Zoning Ordinance must also be provided with a preliminary plat
application illustrating that the use of the PUD District does not increase the allowed
density within the Shoreland Overlay District.
The PUD -CUP would also need to allow that the satisfaction of area requirements for
Lots 4-8 be met based on the gross area of each lot as Section 20-17-9.A.2 of the
Zoning Ordinance requires that minimum lot area for lots created after 26 May 2009 be
met exclusive of wetlands, wetland buffers or storm water drainage easements.
Compliance with the net lot area requirements would mean removing Lots 1-3 and
shifting the north -south street to the west property line abutting the two adjacent five
acre parcels. This would allow the north five acre parcel the opportunity to potentially
subdivide in the future without an additional access to Odean Avenue, but given the
existing accesses already on Odean Avenue this is not seen as a significant concern.
The dedication of Hall's Pond to the City and establishment of the natural corridor
between Odean Avenue and 88th Street warrants the necessary flexibility from the
minimum lot requirements of the Shoreland Overlay District and R-3 District that would
be allowed by a PUD -CUP.
Access. The proposed development is to be accessed from a single intersection with
Odean Avenue. Odean Avenue is designated as a residential collector street by the
Transportation Plan and has adequate capacity to accommodate the traffic that would
be generated by the proposed development. The location of the proposed intersection
to Odean Avenue is 180 feet south of the existing intersection for 87th Street west of
Odean Avenue. Section 21-7-7.E of the Subdivision Ordinance states that
intersections are to be off -set a minimum of 200 feet. The property owner has
attempted to secure the five acre parcel to the north of the street that would access the
proposed development to provide for alignment with 87th Street west of Odean Avenue
but was unsuccessful. The Planning Commission may consider allowing the off -set
intersection given the limited traffic that would be generated by the proposed
development and that the intersections of 88th Street and 89th Street to Odean Avenue
north of the subject site are similarly off -set.
There is only one access from Odean Avenue to the proposed development as
provision of a second access to 85th Street would need to be at the east property line
abutting the rear line of an existing single family lot that is a corner lot along Ogren
Avenue and 85th Street, creating a situation where this lot has frontage on three streets.
As such, the sketch plan shows termination of the east -west street as a cul-de-sac.
The north -south street extending off of the street accessing Odean Avenue also
terminates in a cul-de-sac as the existing development and Hall's Pond make extension
of a through street not feasible. Section 21-7-6.A of the Subdivision Ordinance limits
the length of cul-de-sacs to 500 feet, but the length from Odean of the east -west cul-de-
sac is 880 feet and the north -south cul-de-sac is 960 feet. Again, given the limited
number of lots within the proposed development and the constraints against extension
of a through street for either cul-de-sac, flexibility under the PUD -CUP for the length of
the cul-de-sacs may be allowed.
The street within the proposed development would be constructed as a 32 foot wide
paved section with concrete curb and gutter along the front or side lot lines of the lots
and a rural section along the 10 acre parcel and section of Outlot A abutting the public
street. Consideration should be given to a sidewalk or trail along the south side of the
east -west street between Odean Avenue and Outlot A to provide for public access to
the area.
Park Dedication. The Future Parks and Trails Plan identifies acquisition of Hall's
Pond and the shoreline adjacent to it for public purposes. However, Outlot A as shown
on the sketch plan provides only the area within the approximate OHWM of Hall's Pond
and a 30 foot corridor that is still within a delineated wetland with limited use for natural
trails or boardwalks. Dedication of land for a legitimate public purpose would be the
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primary basis for allowing the proposed development in accordance with the
Comprehensive Plan and City staff recommends that park dedication requirements for
the proposed development be satisfied as a combination of dedication of Outlot A to the
City and payment of a cash fee in lieu of land for the nine proposed lots. City staff is
developing a plan for natural trails within Outlot A and researching the need for elevated
boardwalks within the wetland area. Depending on the extent of the boardwalks that
are required, City staff would recommend that the cash fee in lieu of land would be
applied to those improvements and the developer be responsible for any additional
costs.
Utility Plan. The existing single family dwelling and proposed nine lots would be
served by on-site septic and well systems. A utility plan must be submitted with an
application for preliminary plat approval demonstrating that each of the nine lots has
suitable area for a primary and secondary septic drainfield site and well location. An
inspection of the septic system for the existing single family dwelling must also be
completed to demonstrate that it is functioning property and the utility plan should
identify additional drainfield sites for that lot as well.
Grading Plan. The developer has not provided a grading plan at this time. Application
for preliminary plat approval will require preparation of a grading, drainage and erosion
control plan and calculations for storm water management. All grading, drainage and
erosion control issues are subject to review and approval of the City Engineer.
Easements. The sketch plan provides for of the area within the approximate OHWM of
Hall's Pond and the existing regional storm water basins within Outlot A, which would be
deeded to the City. The area of Lots 4-8 that include delinated wetlands and the
wetland buffer required by Section 20-16-9.E of the Zoning Ordinance must be overlaid
by drainage and utility easements and conservation easements. A 10 foot perimeter
drainage and utility easement (overlying side lot lines) must be provided for each lot in
accordance with Section 21-7-15 of the Subdivision Ordinance. All easements are
subject to review and approval of the City Engineer.
RECOMMENDATION
The submitted sketch plan is consistent with the intent of the Comprehensive Plan to
allow subdivisions within the Long Range Urban Service Area only when there is
dedication of lands to a legitimate public purpose. City staff supports the proposed
sketch plan subject to resolution of the items listed below.
POSSIBLE MOTIONS
A. Motion to support the proposed sketch plan subject to the following conditions:
Agreement in concept with the proposed sketch plan is not entitlement to
approval of the proposed development, which shall require subsequent
applications for the following approvals:
a. Zoning Map amendment.
b. PUD -CUP
Preliminary plat.
d. Final plat.
2. The developer shall verify the OHWM of Hall's Pond and revised Outlot A
as necessary to include all land within the OWHM and a 30 foot buffer on
the shoreline.
3. A residential density analysis as outlined in Section 20-92-17.E of the
Zoning Ordinance shall be submitted with an application for preliminary
plat approval.
4. Lot 8 must be revised to be 150 feet wide measured at the front setback
line.
5. A trail shall be provided along the south side of the street from Odean
Avenue to Outlot A; All street sections shall be subject to review and
approval of the City Engineer.
6. Park dedication requirements shall be satisfied as a cash fee in lieu of
land based on the current fee in effect at the time of final plat approval;
Park dedication fees shall be applied to trail and/or boardwalk
improvements within Outlot A with the developer responsible for any costs
in excess of the park dedication requirements.
7. A utility plan shall be submitted demonstrating a primary and secondary
on-site septic system and well for each lot, including the existing single
family dwelling; All utility issues are subject to review and approval by the
City Engineer.
8. All grading, drainage and erosion control issues are subject to review and
approval of the City Engineer.
9. All easements are subject to review and approval of the City Engineer.
10. Outlot A shall be deeded to the City.
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B. Motion to deny the request based on a finding that the sketch plan is not
consistent with the policies of the Comprehensive Plan and does not comply with
the requirements of the Zoning Ordinance and Subdivision Ordinance.
C. Motion to table.
C. Lori Johnson, City Administrator
Tami Loff, City Clerk
Ron Wagner, City Engineer
Andy MacArthur, City Attorney
Bill Christian, Christian Builders, Inc.
Chris Wilson, property owner