ITEM 4.1 Wilson Sketch Plan0
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DEPARTMENT INFORMATION
Request for
City Council Action
ORIGINATING DEPARTMENT:
REQUESTOR:
MEETING DATE:
Planning
City Planner Licht
24 November 2014
PRESENTER(s):
REVIEWED BY:
ITEM #:
City Planner Licht
City Administrator Johnson
4.1— Wilson Sketch Plan
AGENDA ITEM DETAILS
RECOMMENDATION:
City staff recommends support for a sketch plan to subdivide the 35 acre property at the northeast
corner of Odean Avenue and 85th Street.
ARE YOU SEEKING APPROVAL OF A CONTRACT? I IS A PUBLIC HEARING REQUIRED?
No. Held by Planning Commission 17 November 2014.
BACKGROUND/JUSTIFICATION:
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 851h 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 was held on 17 November 2014 to consider the current request.
Mr. Bill Christian of Christian Builders Inc. was present as the applicant as was property owner Chris
Wilson. Mr. Christian said he agreed with the comments by City staff and Ms. Wilson provided the
Planning Commission with a brief history of the property and photographs of the natural conditions
within the site that would be preserved as part of the project if it moves forward. Property owners
adjacent to the subject site had questions concerning the types of improvements that would be made
within the parcel to be conveyed to the City but raised no objections to the development. The Planning
Commission discussion focused on the policies of the Comprehensive Plan for allowing development
within the Long Range Urban Service Area, which they believed the sketch plan is consistent with given
the land being conveyed to the City for natural open space.
The Planning Commission closed the public hearing and voted 6-0 to recommend the City Council
support the sketch plan moving forward to a preliminary plat application. Findings consistent with the
recommendation of the Planning Commission are attached for consideration by the City Council at their
meeting on 24 November 2014.
SUPPORTING DOCUMENTS: ❑ ATTACHED ❑ NONE
A. Planning Report dated November 2014
B. Findings of Fact
POSSIBLE MOTION
Please word motion as you would like it to appear in the minutes.
Motion to approve a sketch plan for the property at 8600 Odean Avenue as outlined in the Findings of
Fact and Decision as presented.
BUDGET INFORMATION
FUNDING: I BUDGETED: ❑ YES
NA
ACTION TAKEN
■►•
❑ APPROVED AS REQUESTED ❑ DENIED ❑ TABLED ❑ OTHER (List changes)
COMMENTS:
TPC3601 Thurston Avenue N, Suite 100
Anoka, MN 55303
Phone: 763.231 .5840
Facsimile: 763.427.0520
TPC@)PlanningCo,com
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
I 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 OHVVM 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:
Zoning Map amendment.
b. PUD -CUP
C. 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.
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.
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
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APPLICANT: Christian Builders, Inc.
11-18-14
FINDINGS & DECISION
SKETCH PLAN REVIEW
APPLICATION: Sketch plan review of a proposed 10 lot subdivision of property located at 8600
Odean Avenue.
CITY COUNCIL MEETING: 24 November 2014
FINDINGS: Based upon review of the application and evidence received, the Otsego City Council
now makes the following findings of fact:
A. The description of the property is PID 118-500-211300 and PID 118-500-211303.
B. The property lies within the Long Range Urban Service District and is guided for low density
residential land uses by the Otsego Comprehensive Plan, as amended.
C. The property is zoned A-1, Agriculture Rural Service District
D. The applicant is a sketch plan illustrating subdivision of the property into 10 single family lots
and dedication of land for public open space.
E. Section 21-3-1 of the Subdivision Ordinance establishes the sketch plan review process for
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.
F. The planning report dated 14 November 2014 prepared by the City Planner, The Planning
Company LLC, is incorporated herein.
H. The Otsego Planning Commission held a public hearing at their regular meeting on 17
November 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 6-0 vote that the City Council support the
proposed subdivision based on the aforementioned findings.
DECISION: Based on the foregoing information and applicable ordinances, the request is hereby
SUPPORTED, 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.
PUD -CUP
C. Preliminary plat.
d. Final plat.
e. Vacation of existing drainage and utility easements.
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.
MOTION BY:
SECOND BY:
ALL IN FAVOR:
THOSE OPPOSED:
ADOPTED by the City Council of the City of Otsego this 24th day of November, 2014.
CITY OF OTSEGO
By:
Jessica L. Stockamp, Mayor
2
Attest:
Tami Loff, City Clerk