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12-06-04 PCNORTHWEST ASSOCIATED CONSULTANTS, INC. 5775 Wayzata Boulevard, Suite 555, St. Louis Park, MN 55416 Telephone: 952.595.9636 Facsimile: 952.595.9837 planners@nacplanning.com MEMORANDUM TO: Otsego Planning Commission FROM: Daniel Licht, AICP DATE: 30 November 2004 RE: Otsego — Zoning Ordinance; Convenience Gas Outdoor Sales NAC FILE: 176.02 — 04.27 BACKGROUND The City has received an application from the Holiday convenience gas store within the Waterfront development to amend its PUD Development Stage Plan to allow for outdoor sales of water softener salt and firewood. The Planning Commission discussed the application at their meeting on 20 September 2004 and determined that the issue of outdoor sales at convenience stores must be considered beyond just this site as to the type and intensity of activities that may be appropriate for convenience stores in general. At their meeting on 18 October 2004, the Planning Commission reviewed draft language that would allow for limited outdoor display, sales and services as part of a conditional use permit for convenience gas uses. Based on an intial review of this language, the Planning Commission called for a public hearing to consider amending the Zoning Ordinance. Exhibits: A. Proposed Amendment B. Proposed Holiday Outdoor Sales Area C. Example Holiday Site Plan ANALYSIS Convenience Gas Uses. Convenience gas uses are allowed in the B-2 and B-3 Districts as a conditional use. Outdoor sales, display and services are currently not allowed. Regulatory Issues. The occurrence of outdoor sales at convenience gas stores throughout the area is evidence that some level of outdoor sales is becoming an accepted incidental use to convenience gas stores. The potential allowance of outdoor sales convenience gas stores raises the following land use issues that must be considered in relation to other aspects of the site operation: Sale Goods. Outdoor sales at convenience gas stores typically includes bulk items such as salt, mulch, windshield wash fluid, firewood, etc. with customer convenience as the main reasons for locating the goods outdoors. Attempting to define items that are allowed to be displayed outdoors may prove problematic long term. As such, the Planning Commission indicated a preference to focus on regulations that address the allowance of outdoor sales and display generally rather than a specific listing of permitted items. Area. Allowance of outdoor sales should include limitations on the size of any display area to ensure that the activity is secondary to the retail activity that occurs within the principal structure. Ten percent of the area of the principal structure is the outdoor sale area currently allowed by administrative permit for general commercial uses within the B-2 and B-3 Districts. However, automobile and pedestrian traffic generated by convenience gas stores and the need for circulation within the site distinguishes these uses from other retail commercial uses that may be allowed outdoor sales under the present Zoning Ordinance. The Planning Commission considered a requirement of ten percent of the gross area of the principal structure or 200 square feet, whichever is less, as a reasonable accessory use without creating conflict with pedestrian and vehicle circulation subject to review of an example site plan showing the scale of allowed outdoor uses. Based on a typical pallet size of 4 feet by 3 feet, the 200 square foot limit would allow for approximately 16 pallets per convenience gas store, subject to other location criteria. In the context of the Holiday Gas Store, this would allow for pallets at each end of the pump islands and four pallets adjacent to the building in compliance with the other criteria. Location. Outdoor sales areas at convenience gas stores are often located at the front of the building or on the pump islands for customer access and security reasons. It would be appropriate then that any regulation allowing outdoor sales include a requirement that applicable principal building setback requirements must be met, which would allow for sales locations at the front of the building or under the pump islands. ■ Vehicle Parking/Circulation. The general standards for outdoor sales and display include provisions stating that outdoor sales areas cannot take up required parking stalls. A similar provision should be included with any allowance of outdoor sales for convenience gas stores. Further consideration should be given to a provision requiring that any outdoor sales be located on a 2 curbed island or otherwise segregated to ensure that outdoor sale and display does not interfere with vehicle movement. The Planning Commission believed it also appropriate to require the outdoor sales area be included in the calculation of required off-street parking. Pedestrian Access. Because outdoor sales typically occurs adjacent to the building, maintenance of pedestrian access is a critical issue, particularly where head -in parking is adjacent to the sidewalk. These sidewalks are required to ensure that pedestrian access is available in front of parked cars, rather than making people walk behind the cars or outside of driveways. A minimum five foot width ensures a passable walkway even if the vehicle overhangs the curb. Any outdoor display area would have to be separate from the required sidewalk or a wider sidewalk would have to be provided to accommodate both the outdoor sales area and pedestrian circulation when the display is located adjacent to the building. ■ Height. The height of the outdoor display is important related to traffic circulation if goods are displayed under the canopy perimeter at the island ends. The average passenger car window is just over three feet above the ground meaning anything higher than that may obstruct visibility. Based on the issues outlined above and the Planning Commission's discussion at their previous meetings, the proposed Ordinance amendment attached as Exhibit A has been drafted that would allow for limited opportunities for outdoor sales at convenience gas stores. Administration. If the Zoning Ordinance is amended to allow for limited outdoor sales and display for convenience gas stores, the use could be reviewed as part of the conditional use permit process for any new store. Existing stores operating under an approved CUP that limited their outdoor sales activities would need to request an amendment of their existing conditional use permits to allow for outdoor sales and display. Existing stores operating without a CUP or with a CUP that did not limit outdoor sales activities can continue as legal non -conforming uses. Holiday PUD Amendment. Specific to the request from Holiday to amend its PUD Development Stage Plan, the following considerations apply: Area. The submitted site plan indicates that water softener salt will be displayed on the west side of three of the interior pump islands. Location. The location of the proposed outdoor sale area complies with applicable setback requirements, is to be under the canopy and does not encroach into required drive aisles or interfere with pedestrian circulation. The applicant will need to install some form of permanent barrier or curb adjacent to the display area. Height. The height of the outdoor sales goods will be limited to the height specified in the final Zoning Ordinance amendment, which would currently be three feet. Off -Street Parking. The analysis done with the original PUD Development Stage Plan for the Holiday Gas Store required provision of 21 off-street parking stalls. The site plan provides for 26 parking stalls. The addition of at most one more parking stall for the outdoor sales area and a total requirement of 22 stalls are provided for within the current supply of stalls. Other requirements. The Planning Commission previously noted that the Holiday store has several tables and chairs within the building, which does not conform to Section 20-77-6.E.1 of the Zoning Ordinance requiring that all food be take-out only and that no provision be made for on-site consumption. The Planning Commission may consider allowing for the accessory seating area as part of the current PUD amendment application, subject to provision of adequate off-street parking stalls in compliance with the standards applicable to fast-food restaurants. City Staff also observed that the windows to the car wash on the west side of the building have also been painted with signage. We do not believe a sign permit was issued for this display as required by Chapter 37 of the Zoning Ordinance. Allowance of this signage is subject to compliance with Chapter 37 of the Zoning Ordinance and also the PUD District Design Guidelines. Unless a permit is applied for and approved, the window signage must be removed. RECOMMENDATION The decision on allowing limited opportunities for outdoor sales at convenience gas stores is a policy question for the Planning Commission and City Council. The proposed amendment being considered does provide for an appropriate balance to allow limited outdoor sales in regards to the unique functional characteristics of convenience gas stores. If the Planning Commission recommends and the City Council approves the proposed Zoning Ordinance amendment, we recommend subsequent approval of the PUD amendment for the Holiday Gas Store within the Waterfront development. POSSIBLE ACTIONS Decision 1 — Zoning Ordinance Amendment A. Motion to approve a Zoning Ordinance amendment allowing limited opportunities for outdoor sales at convenience gas stores. 4 B. Motion to deny the proposed amendment based on a finding that the action is inconsistent with the Comprehensive Plan. C. Motion to table. Decision 2 — Holiday PUD Development Stage Plan Amendment A. Motion to approve an amendment of the PUD Development Stage Plan for Holiday subject to the following conditions: The outdoor sales activity shall be limited to those areas identified on the submitted site plan. 2. The area of any outdoor sales or service shall comply with Section 20-77- 6.E.3 of the Zoning Ordinance. 3. The height of any outdoor sales or service shall comply with Section 20- 77-6.E.3 of the Zoning Ordinance. 4. A total of 22 off-street parking stalls shall be provided in compliance with Chapter 21 of the Zoning Ordinance. 5. Any accessory seating area shall be removed unless approved by the City Council and subject to provision of off-street parking stalls as required for seating areas of convenience food uses. 6. All signs shall comply with Chapter 37 of the Zoning Ordinance and the PUD District Design Guidelines. Any sign for which a permit has not been issued shall be removed. B. Motion to deny the application based on a finding that the request is inconsistent with the Comprehensive Plan and intent of the Zoning Ordinance. C. Mike Robertson Judy Hudson Andy MacArthur Ron Wagner Bob Fields, Owner Mark Rouse, Manager ORDINANCE NO.: 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 REMINGTON COVES PRELIMINARY PLAT. THE CITY COUNCIL OF THE CITY OF OTSEGO DOES HEREBY ORDAIN: Section 1. Section 20-76-6.D.3 of the Zoning Ordinance is hereby amended to read as follows: 3. That the approximate area and location devoted to non - automotive merchandise sales shall be specified in general terms in the application and in the conditional use permit. Outside sales and service shall be allowed on a limited basis, provided that: a. Site Plan. Areas for outdoor sales and services shall be clearly indicated on the site plan and reviewed at the time of application for a conditional use permit. No outdoor sales or services shall be allowed outside of those areas so designated on the approved site plan without approval of an amended conditional use permit. b. Location. Outdoor sales and services shall be located adjacent to the principal building upon a concrete or asphalt surface behind a raised six inch (6") curb, on the raised pump islands or otherwise segregated from vehicle circulation under the canopy and shall not encroach into any required principal building setback, required parking stall, drive aisle, or minimum five foot (5') wide pedestrian sidewalk adjacent to the principal building where head -in parking is provided or otherwise impede vehicle and pedestrian circulation, except as provided for by Section 20-76-6.D.3.d of this Chapter. C. Outdoor Sales: a. Area. The area devoted to outdoor sales shall not exceed ten (10) percent of the EXHIBIT A gross floor area of the principal building or two hundred (200) square feet, whichever is less. b. Height. The height of sales displays not abutting the principal building or located between the fuel pumps under the canopy shall not exceed three (3) feet in height. All other outdoor sales displays shall not exceed five (5) feet in height. C. Required Parking. The outdoor sales area shall be included in the calculations for parking spaces required for the use by Chapter 19 of this Title. 4. Outdoor services shall be limited to the following uses: a. Public phones may encroach into a required yard as long as they do not interrupt on-site traffic circulation, do not occupy required parking stalls, and are not located in a yard abutting residentially zoned property. b. Propane sales limited to twenty (20) pound capacity tanks may be located outside provided the propane tanks are secured in a locker and meets all State Uniform Building and Fire Codes. C. A compressed air service or automobile vacuum areas may be located on-site provided they meet all principal building setbacks and do not interrupt on-site traffic circulation and do not occupy required parking stalls. d. Freezers for ice products may only be located at the front of the building subject to the area and location requirements of Section 20- 77-6.D.3.b and c of this Chapter, or shall be located in a side or rear yard and fully screened from view from adjacent properties or the public right-of-way with materials consistent with the principal building. Section 2. Section 20-77-6.E.3 of the Zoning Ordinance is hereby amended to read as follows: 3. That the approximate area and location devoted to non - automotive merchandise sales shall be specified in general terms in the application and in the conditional use permit. Outside sales and service shall be allowed on a limited basis, provided that: a. Site Plan. Areas for outdoor sales and services shall be clearly indicated on the site plan and reviewed at the time of application for a conditional use permit. No outdoor sales or services shall be allowed outside of those areas so designated on the approved site plan without approval of an amended conditional use permit. b. Location. Outdoor sales and services shall be located adjacent to the principal building upon a concrete or asphalt surface behind a raised six inch (6") curb, on the raised pump islands or otherwise segregated from vehicle circulation under the canopy and shall not encroach into any required principal building setback, required parking stall, drive aisle, or minimum five foot (5') wide pedestrian sidewalk adjacent to the principal building where head -in parking is provided or otherwise impede vehicle and pedestrian circulation, except as provided for by Section 20-77-6.E.3.d of this Chapter. C. Outdoor Sales: a. Area. The area devoted to outdoor sales shall not exceed ten (10) percent of the gross floor area of the principal building or two hundred (200) square feet, whichever is less. b. Height. The height of sales displays not abutting the principal building or located between the fuel pumps under the canopy shall not exceed three (3) feet in height. All other outdoor sales displays shall not exceed five (5) feet in height. C. Required Parking. The outdoor sales area shall be included in the calculations for parking spaces required for the use by Chapter 19 of this Title. 4. Outdoor services shall be limited to the following uses: a. Public phones may encroach into a required yard as long as they do not interrupt on-site traffic circulation, do not occupy required parking stalls, and are not located in a yard abutting residentially zoned property. b. Propane sales limited to twenty (20) pound capacity tanks may be located outside provided the propane tanks are secured in a locker and meets all State Uniform Building and Fire Codes. C. A compressed air service or automobile vacuum areas may be located on-site provided they meet all principal building setbacks and do not interrupt on-site traffic circulation and do not occupy required parking stalls. d. Freezers for ice products may only be located at the front of the building subject to the area and location requirements of Section 20- 77-6.E.3.b and c of this Chapter, or shall be located in a side or rear yard and fully screened from view from adjacent properties or the public right-of-way with materials consistent with the principal building. Section 3. This Ordinance shall become effective immediately upon its passage and publication. ADOPTED by the Otsego City Council this 13TH day of December, 2004. CITY OF OTSEGO BY: Larry Fournier, Mayor ATTEST: Judy Hudson, Zoning Administrator/City Clerk Paris,,, -'Avenue NE V (Q.,&AH. No. 42) RIGHT o 115, i— Z ONE WAY NR 'R PROPOSED YR V 3,192 SQ.FT. CAR WASH 4;- FFE=866.0 Cb UL r PROPOSED 24 < CONVENIENCE STORE < FFE=866.0SQ.FT. A @ 9 V Vi YR — — — — — — — — — — — — — — —2'S- -X -54 ......... ... i Quaday Avenue NE M.Pt s NORTHWEST ASSOCIATED CONSULTANTS, INC. 5775 Wayzata Boulevard, Suite 555, St, Louis Park, MN 55416 Telephone: 952.595.9636 Facsimile: 952.595.9837 planners@nacplanning.com MEMORANDUM TO: Otsego Mayor and City Council Otsego Planning Commission FROM: Daniel Licht, AICP DATE: 26 October 2004 RE: Otsego — Subdivision Ordinance; Park and Trail Dedication NAC FILE: 176.08 BACKGROUND The City's current park and trail fee in lieu of was adopted by the City Council on 8 March 2004. To ensure that the park and trail dedication fee in lieu of land is adequate and representative of the impacts of new development to the City's park system, the fee should be reviewed annually. ANALYSIS Current Fee. The City's current park and trail fee in lieu of land for residential development is $2,820.00 per dwelling unit. The fee is based on the estimated cost of land acquisition ($1,600.00 per dwelling unit) and construction costs for development of new neighborhood park facilities ($530.00 per dwelling, per square mile) using data generated in 2003 and $690.00 per dwelling for future construction of a community center. Park and Trail dedication fees in lieu of land for commercial and industrial subdivisions are $7,000.00 and $3,500.00 per gross acre respectively, based on 2003 land values. Land Cost. No change in residential, commercial or industrial land prices from those cited in our office's 29 January 2004 memorandum has been observed by City Staff during 2004. As such, the land value component of the residential cash fee in lieu of land is not recommended to be changed. We also do not recommend changes to the commercial ($7,000.00 per acre) and industrial fee ($3,500.00 per acre) in lieu of land for the same reason. Construction Cost. The Engineering News -Record establishes a construction cost index that can be applied to project estimates over time to account for changes in labor and materials costs. Based on the year end construction cost index for 2003 and the construction cost index for October 2004, the cost per dwelling unit per square mile for development of a neighborhood park has increased from $530.00 to $579.00. Community Center. Research was also done in the 2003 analysis regarding the cost for construction of a community center similar to that built by Monticello, Maple Grove, Becker and Elk River. The assumed cost of a similar facility for Otsego was $14,800,000 based on that data. Under park and trail dedication requirements, the City may include that portion of the cost for a community center to be borne by new residents moving into the community. The 2000 Census identifies Otsego as having 2,062 households. The City is projected to have a household count of 21,471 by 2040 based on a growth rate of 400 to 600 new households per year. As such, the cost per household for the proposed community center would be $690.00, which may be added to the park and trail fee in lieu of land. The construction cost index must also be applied to the estimated cost of constructing a future community center to account for inflation. Again using the 2003 year end index and the October 2004 index, the cost per household for construction of a future community center should be increased from $690.00 to $753.00. CONCLUSION Our office recommends that the park and trail fee for residential subdivisions be amended to $2,932.00. The City Council may direct the Planning Commission to consider this issue at a public hearing in December such that the proposed increase is effective 1 January 2005. C. Mike Robertson Judy Hudson Andy MacArthur Ron Wagner 2 MT'ENSI 3.4 NORTHWEST ASSOCIATED CONSULTANTS, INC. 4800 Olson Memorial Highway, Suite 202, Golden Valley, MN 55422 Telephone: 763.231.2555 Facsimile: 763.231.2561 plan ners(c�,nacplanning.com MEMORANDUM TO: Otsego Planning Commission FROM: Daniel Licht, AICP DATE: 30 November 2004 RE: Otsego — T -Mobile; Project Update NAC FILE: 176.02 — 04.04 T -Mobile completed the site work necessary to improve visibility at the intersection of Odean Avenue and CSAH 37 on 22 November 2004. Completion of this work fulfils the conditions of approval for the CUP allowing placement of PCS antennas on the existing legal non -conforming tower on the site adjacent to this intersection. As such, we recommend that the Planning Commission close the public hearing and recommend that the City Council act not to revoke the conditional use permit. C. Mike Robertson Judy Hudson Andy MacArthur Ron Wagner Jeff Peterson A -rL kM NORTHWEST ASSOCIATED CONSULTANTS, INC. . 4800 Olson Memorial Highway, Suite 202, Golden Valley, MN 55422 Telephone: 763.231.2555 Facsimile: 763.231.2561 planners(inacplanning.com PLANNING REPORT TO: FROM: APPLICATION: REPORT DATE: NAC FILE: BACKGROUND Otsego Planning Commission Laurie Shives/Daniel Licht Otsego — Martin Farms; Private Recreation Facility 30 November 2004 176.02 — 04.37 Insignia Development has submitted plans for private neighborhood recreation facilities consisting of a swimming pool, pool house and other semi-public recreational uses to be constructed on Outlot H of Martin Farms. A CUP must be granted for the proposed recreational uses since the subject site is located in the R-4 District as regulated in Section 20-64-5.13 of the Zoning Ordinance. At the time of final platting of Martin Farms, the subject site of the private neighborhood recreation facility was platted as an outlot with a drainage and utility easement established over the entire property. In order to develop the private neighborhood recreation facilities, a portion of Outlot H must be re -platted as a lot/block and the drainage and utility easement must be vacated. Exhibits: A. Site Location B. Site Plan C. Final Plat D. Easement Vacation Sketch E. Pool House Building Plans ANALYSIS Use. Private recreation facilities such as proposed are allowed in the R-4 District as a conditional use. The only additional performance standard imposed as part of the CUP process is that the side yard setbacks are double that required for the zoning district. Given that the proposed facility is to be owned and maintained by a homeowners association, the applicable documents providing for these controls must be submitted and made subject to City staff approval. In addition to the specific performance standards applicable to the allowance of semi-public recreational uses, the Planning Commission must also consider the criteria outlined in Section 20-4-21 of the Zoning Ordinance: The proposed action's consistency with the specific policies and provisions of the official City Comprehensive Plan. Comment: The City's Comprehensive Plan states a need for residential neighborhoods to incorporate recreational amenities to offer a higher standard of living with in the City of Otsego. The addition of a pool, tot lot and basketball court to the Martin Farms neighborhood expands upon available public facilities increases the livability and makes the neighborhood more attractive to current and future residents. 2. The proposed use's compatibility with present and future land uses of the area. Comment: The subject site is located in a residential subdivision consisting of 229 single family lots. The establishment of a semi-public recreational area is compatible with the surrounding land use as the facilities will be used by the area residents. The proposed development will be compatible with the abutting land uses since these consist of single family lots and outlots of the Martin Farms subdivision. 3. The proposed use's conformity with all performance standards contained in the Zoning Ordinance (i.e., parking, loading, noise, etc.). Comment: The design and location of the pool, pool house, tot lot and basketball court shall conform to all applicable Zoning Ordinance and Engineering Manual performance standards. 4. The proposed use's effect upon the area in which it is proposed. Comment: The proposed recreational uses are not anticipated to have any negative effect upon the area in which they will be located. 5. The proposed use's impact upon property values of the area in which it is proposed. 2 Comment: Although no study has been completed, the proposed use is not anticipated to negatively impact area property values and will likely increase them since having nearby recreational amenities is generally highly desirable to homeowners. 6. Traffic generation by the proposed use in relation to the capabilities of streets serving the property. Comment: The proposed development is not anticipated to generate any additional traffic impacting 72nd Street North as the site is designed to be pedestrian -oriented and will not allow for off-street parking. 7. The proposed use's impact upon existing public services and facilities including parks, schools, streets, and utilities and its potential to overburden the City's service capacity. Comment: The proposed use is not anticipated to have a negative impact to the City's service capacity. Building Design. The pool house structure is proposed to have stone cap along the bottom half of the building facade with vinyl siding on the remaining top half. The proposed structure maintains a high standard of architectural and aesthetic compatibility with the surrounding land uses and is compliant with the City's building regulations shown in Section 20-17-4 of the Zoning Ordinance. Swimming Pool Safety. The proposed swimming pool must comply with all building and safety requirements for swimming pools as shown in Section 20-16-5 of the Zoning Ordinance. Most importantly, the swimming pool must have safeguards which will prevent children from gaining uncontrolled access to the pool. Landscaping. The submitted information does not indicate the location of existing or proposed landscaping. A landscape plan must be provided for the facility site, with specific attention given to screening the single family lots immediately adjacent to the use. Site Lighting. Provisions in Section 20-16-10 of the Zoning Ordinance require that any exterior lighting shall be arranged to deflect light away from adjoining residential uses and public streets. All lighting shall be hooded and contain a cutoff that directs the light downward as an angle of 90 degrees. Signs. All signage must comply with provisions outlined in Section 20-37-1 through 8 of the Zoning Ordinance and all signs on the proposed development are subject to the approval of City Staff. Preliminary/Final Plat. The site of the proposed private neighborhood recreation facility was platted as an outlot with the Martin Farms Final Plat. Section 21-7-4.R of the Subdivision Ordinance prohibits construction of buildings on Outlots making it necessary to replat at least a portion of the outlot into a lot/block configuration. To this end, the applicant has submitted a preliminary/final plat to create Lot 1, Block 1 and Outlot A of Martin Farms 2nd Addition. Lot 1, Block 1 is proposed to be approximately 73,125 square feet and 195 feet wide, which exceeds minimum R-4 District requirements. Furthermore, the pool, pool house, tot lot and basketball court have met all required setbacks for the R-4 District, including the increase side yard setback of 20 feet. The balance of the site outside of that developed with the private neighborhood recreation facility will be platted as Outlot A. Park and Trail Dedication. Establishment of a buildable lot from an outlot parcel typically triggers park dedication requirements. However, in that this parcel is being created to provide for a recreation use expanding upon existing or planned public facilities, the City may choose to waive park dedication requirements. Easements. Outlot H was final platted with a drainage and utility easement over the entire parcel. This easement is proposed to be vacated to allow for the proposed preliminary/final plat and development of the private neighborhood recreation facility. The proposed preliminary/final plat will establish drainage and utility easements over all of Outlot A and at the perimeter of Lot 1, Block 1 or any drainage areas within the parcel as required by Section 21-7-15 of the Subdivision Ordinance. All easements must be subject to approval by the City Engineer. RECOMMENDATION The applicant has submitted necessary information for the preliminary and final plat of Lot 1, Block 1 of Martin Farms 2nd Addition, the CUP for semi-public recreational uses on the property and the easement vacation. There are a few minor requirements the applicant must fulfill before the CUP can be granted, thus we recommend approval of the applications as outlined below. POSSIBLE ACTIONS Decision 1- Easement Vacation A. Motion to approve vacation of existing drainage and utility easements overlying Outlot H of Martin Farms based on a finding that their purpose will be re-established with the Martin Farms 2nd Addition Final Plat. B. Motion to deny the application. 2 C. Motion to table. Decision 2 — Preliminary / Final Plat A. Motion to approve the preliminary/final plat of Martin Farms 2nd Addition, subject to the following conditions: The parcel is to be owned and maintained by the Martin Farms homeowners association. 2. All grading, drainage and easement issues shall be subject to review and approval of the City Engineer. 3. Comments of other City Staff. B. Motion to deny the application based on a finding that the request is inconsistent with the Comprehensive Plan, Zoning Ordinance and Subdivision Ordinance. Decision 3 — Conditional Use Permit A. Motion to approve a CUP allowing a semi-public recreational use on the subject site, subject to the following conditions: 1. A Landscape plan must be submitted per Section 16 of the Zoning Ordinance and is subject to approval by City Staff. 2. The proposed swimming pool must comply with all building and safety requirements for swimming pools as shown in Section 20-16-5 of the Zoning Ordinance. 3. All lighting shall be hooded and contain a cutoff that directs the light downward as an angle of 90 degrees and shall comply with Section 20-16-10 of the Zoning Ordinance. 4. All signage must comply with provisions outlined in Section 20-37-1 through 8 of the Zoning Ordinance and is subject to the approval of City Staff. 5. Documents providing for homeowner association ownership, maintenance and liability protection for the proposed private neighborhood recreation facility shall be submitted and area subject to review and approval by City Staff. 6. Comments of other City Staff. B. Motion to deny the application based on a finding that the request is inconsistent with the Comprehensive Plan, Zoning Ordinance and Subdivision Ordinance. Mike Robertson, City Administrator Judy Hudson, City Clerk/Zoning Administrator Andy MacArthur, City Attorney Ron Wagner, City Engineer Paul Quarberg, Insignia Development ON THE GREAT RIVER ROAD CERTIFICATE OF SURVEY A AA L) T'% A/ /Vl i 1 / \ ,1�—_- l l V. 0 / �qb i� _XI O�sV"J." CPOOLinr Lit BLOCK 1 _ fit `f,l_wa:age At utuur TOT \ f Easement LOT 1/2 BB COURT \ Drain age�ily_Eoseme Over All of Ou tloT-Ar \ I\ Drainage k Utility / Easement 7A /n A r� r"i / I V Ll i L-1 l ` 'y o LEGAL xsc4/pnom Lot 1, Block 1, MARTIN FARMS 2ND ADDITION, according t / the recorded plot thereof, Wright County, ADDITION, •BUILDING DIMENSIONS SHOWN REFLECT FOUNDATION PLAN SHEET 2 of 2, DATE 5-8-02 . 11 -BUILDING DIMENSIONS DO NOT REFLECT BRICK FACING. d l *CURB AND GUTTER AND UTILITIES ARE EXISTING. N\ / \\ Finished Floor of Pool House = 939.10 E n \\ ♦ ) / / / x (900.00) Denotes proposed elevation x 900.00 Denotes existing elevation Denotes surface drainage xxxx Denotes proposed sewer invert Scale: 1*-- 40 feet • Denotes iron monument found O Denotes iron monument set Bearings based on assumed datum. I hereby certify that this survey was prepared by me or t' under my direct supervision and that I am a duly Licensed t Land Surveyor under the laws of the Slate of Minnesota. /�\\ \� Craig IN Morse, LS Dote \Vl License No. 23021 REQUESTED By'INSIGNIA DEVELOPMENT \ . Westwood Professional Services, Inc 7599 Anagram Drive \ Eden Prairie, Mn 55344 \ (952) 937-5150 \ 11/23/04 New Site Layout (SRL) Drown by- BTW Dote: 10129104 Job No: 20031017.00 / w 02004 Westwood Professional Services, Ina. Legal Description to be Vacated: A droinoge and utility eosemenl over oll of Outlot H, MARTNN FARMS, occording to the recorded plot thereof, Wright County, Minnesota X P W X00 ucc 11/23/04 Sheet 1 OF 1 --_-- , ` . • Y0031017ESFOLDWG v.ay.: Prep.red for. Mfcu�`�„` Easement Vacation W WeFtw�ad Profe;;i�nal Services, Inc. i0111 A Development Farms aer.: cw� 7599 P.,h* N 55 Dnn+s 63I. PA. ,,,�;.. � ��. Set phw :SS2i37-9750 F— 9524374= ��lw/d aEXHIBIT D Ct1eAtleYlA, tYI11111tlOh rJ.r1317 r )lYftNllWie RIGHT FLEVATM was, I/,•_,' L Ft L VATION WAR ELEVATION F 1'IICfC,IAR'.iWM MSW 4XGb- _ RGSRl12/OIL _ RIBSCOL 51AON/a LII RKlAJIYI _ maesaoRyaolls. ne tamvcttxny T} -1L HI C�HL/\N[�Ss-e o2 /aapu r,uKerno aea w� y� 80 West 78th Street, Suite 133 caw n. iw°NWIr,•asaaovw aa� MtWOWA Pr9m, W. a a,.I fO11''r'' Chanhassen, MN 55317 JMS-Homes Office 952.949.3630 Toll Free 800.793.2934 aaesc+glrsplrosysracaemcroN. a.�� mss•„� Fax 952.949.3730 www. ms-homes.com nNo eo a�r,ualwsnwrnmrtrtvas a<wa+s.-r.w ..xlrsv .”.-nor ..r......w� mlar,uess euo.�caR aauswszgs wa.La- "Experience the DiJjerence." 5T. MICKAEL, MN JMS Homes, Inc. MN BIdr Lic. #1913 Qlt IIV3 N 1V1?Y. AQdDOYM MYR arc. fiNC EXHIBIT E Hakanson 1 Anderson Assoc., Inc. MEMORANDUM 3601 Thurston Avenue, Suite 101, Anoka, MN 55303 Phone: 763/427-5860 Fax: 763/427-0520 To: Honorable Mayor and City Council From: Ronald J. Wagner, Otsego City Engineer Date: December 2, 2004 Re: Martin Farm 2nd Addition We have reviewed the plat and the drainage and utility easement on Block 1 Lot 1 of Martin Farm 2nd Addition. The drainage and utility easement appears to cover all areas, which could be inundated by a 100 -year flood of 935.9. The developers engineer has adjusted the grading plan and storm water calculation does not change due to the minor revisions to the grading plan. Therefore we recommend approval ot901 hmmemo Civil d'Municipalw Engineering 2ti Land Surveying for ITI�M :�_Fa NORTHWEST ASSOCIATED CONSULTANTS, INC. 4800 Olson Memorial Highway, Suite 202, Golden Valley, MN 55422 Telephone: 763.231.2555 Facsimile: 763.231.2561 planners(anacplanning.com PLANNING REPORT TO: Otsego Planning Commission FROM: Laurie Shives/Daniel Licht DATE: 22 November 2004 RE: Otsego — Paschke; 2nd Driveway CUP FILE NO: 176.02 — 03.41 BACKGROUND The residents of 9925 James Avenue NE, Michael and Kathy Paschke, have installed a second driveway to access a tuck -under garage at rear (west) of their single family dwelling. The applicant's property is zoned R -C, Residential Open Space Cluster District. Section 20-21-4.H.1 1.d of the Zoning Ordinance requires approval of a conditional use permit for installation of more than one access to a public street for single family lots within the R -C District. No CUP has been issued for construction of the second driveway and the applicant's received an Administrative Notice for violation of the Zoning Ordinance. In responding to the Administrative Notice, the applicants are requesting approval of the necessary CUP to allow for the second property access. The CUP application is to be evaluated in consideration of regulations concerning driveway design outlined in Section 20-21-4.H of the Otsego Zoning Ordinance. Exhibits: A. Site Location B. Certificate of Survey C. Photographs ANALYSIS Second Access. Section 20-21-4.H.11.d(2) of the Zoning Ordinance provides that lots within the R -C District be allowed not more than two (2) access per property by conditional use permit. The decision as to approval of the CUP is to be based on the following criteria: 1. There is a demonstrated need for more than one (1) lot access due to physical site constraints (soils, steep slopes, significant vegetation, ponds or wetlands) or the location of the existing principal buildings. Comment: The applicant has demonstrated a need for a second driveway. The location of the tuck -under garage requires access from the rear of the principal structure and due to the significant sloping of the front and side yard and existing trees located near the main driveway, it would not be practical to extend a second driveway off of the first. 2. The lot shall have a minimum of one hundred fifty (150) feet of frontage to a public street. Comment: The subject site has a street frontage of approximately 220 feet along James Avenue NE. 3. The location of all access points shall be subject to compliance with Section 20- 21-4.H.7 of the Zoning Ordinance and approval of the City Engineer and the County Engineer when applicable. Comment: The lot is an interior lot and no intersection spacing issues are created by the second access. The location of the proposed driveway is shown to be more than five feet from a side lot line as required by the Zoning Ordinance. 4. The design of the lot access shall conform to the specifications established by the Engineering manual. Comment: Because the subject property is located within a single-family subdivision the maximum access width within the right-of-way shall not exceed thirty (30) feet. The applicant must submit proof that driveway width is thirty (30) feet or less as a condition of approval. 5. A lot having access from two public streets (in the case of a corner lot or double frontage lot) may incur additional costs related to street improvement projects benefiting the property. Comment: The subject property is not located on a corner lot or double frontage lot and will have access only from James Avenue. Surfacing. The existing second access is currently surfaced with gravel extending into the side yard. The gravel ends well before reaching the tuck -under garage and the grass has been worn away leaving exposed soil. The subject property must comply with regulations of Section 20-21-4-H.12.b of the Zoning Ordinance, which requires that in any plats of five lots or more. The approval of the CUP shall be based on the following criteria: 2 CUP Criteria. In addition to the specific performance standards applicable to the allowance of a second driveway, the Planning Commission must also consider 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 official City Comprehensive Plan. Comment: The Comprehensive Plan establishes policies requiring the number of accesses to public streets is to be minimized to balance property access with proper traffic management, land use compatibility and to avoid private improvements within public rights-of-way. The physical characteristics of the subject property dictate the need for a second access to a public street for access to the rear of the property. 2. The proposed use's compatibility with present and future land uses of the area. Comment: The subject site is located in a subdivision of one to two and one-half acre single family lots with minimum widths of at least 100 feet. The establishment of a second driveway will be compatible with the closest abutting property to the north, which is permanent open space, subject to the design and location standards of the Zoning Ordinance and Engineering Manual. 3. The proposed use's conformity with all performance standards contained in the Zoning Ordinance (i.e., parking, loading, noise, etc.). Comment: The design and location of the second driveway shall conform to all applicable Zoning Ordinance and Engineering Manual performance standards. 4. The proposed use's effect upon the area in which it is proposed. Comment: The proposed second driveway is not anticipated to have any effect upon the area in which it is located. 5. The proposed use's impact upon property values of the area in which it is proposed. Comment: Although no study has been completed, the proposed use is not anticipated to negatively impact area property values. 6. Traffic generation by the proposed use in relation to the capabilities of streets serving the property. Comment: The proposed second driveway is not anticipated to generate any additional traffic impacting James Avenue. 3 7. The proposed use's impact upon existing public services and facilities including parks, schools, streets, and utilities and its potential to overburden the City's service capacity. Comment: The proposed use is not anticipated to have a negative impact to the City's service capacity. RECOMMENDATION The applicant has submitted necessary information and has made a good case for the need for a second driveway on their property. There are a few minor modifications the applicant must fulfill before the CUP can be granted, thus we recommend approval of the application as outlined below. POSSIBLE ACTIONS A. Motion to approve a CUP allowing a second driveway located at 9925 James Avenue NE subject to the following conditions: 1. The width of the second driveway must adhere to regulations of Section 20-21- 4.H.7 which require it to be 30 feet or less and the specifications of the Engineering Manual, subject to approval of City Staff. 2. Per regulations outlined in Section 20-21-4-H.12.b, the second driveway must be surfaced with asphalt, concrete, cobblestone or paving brick. B. Motion to deny the application based on a finding that the request is inconsistent with the Comprehensive Plan, Zoning Ordinance and Subdivision Ordinance. C. Motion to table. PC. Mike Robertson, City Administrator Judy Hudson, City Clerk/Zoning Administrator Andy MacArthur, City Attorney Ron Wagner, City Engineer Michael and Kathy Paschke 11 s r -o-: i ;k t 4 s Ihy.4r. L , � Wic Ji �CD c at t J r�'hh a O 'ham �.R - S .. jj r W 1 s r -o-: i ;k t 4 1:4- 0 0 N CT O at t O :e. 1:4- 0 0 N CT O F 1 d f � 1 : Err411 ? rl F � i.. T ( 1 `t s d : Err411 ? rl F � I P EXHIBIT C-3 I -rEiM 4-1 NORTHWEST ASSOCIATED CONSULTANTS, INC. 4800 Olson Memorial Highway, Suite 202, Golden Valley, MN 55422 Telephone: 763.231.2555 Facsimile: 763.231.2561 planners,' nacplanning.com PLANNING REPORT TO: Otsego Planning Commission FROM: Daniel Licht, AICP RE: Otsego — Rottlund Homes; Concept Plan REPORT DATE: 30 November 2004 60 -DAY DATE: 14 January 2004 NAC FILE: 176.02 — 04.36 CITY FILE: 2004-63 BACKGROUND Rottlund Homes, Inc. has submitted a concept plan for development of 98 acres located northeast of TH 101 and CSAH 37. The concept plan consists of a mix of single family and quad, row and back-to-back townhouse dwellings on 82 acres. An additional 16 acres of the subject site is anticipated to be integrated with adjacent properties for commercial uses near TH 101. The commercial portion of the subject site is shown for illustrative purposes only and has generally not been reviewed as part of this concept plan. The Comprehensive Plan guides the residential portions of the subject site for Low - Medium Density Residential and Medium -High Density Residential uses. The property is currently zoned A-1, Agriculture Rural Service Area in accordance with the City's interim land use plan policies. Portions of the property are also within the WS, Wild, Scenic and Recreational River Overlay District established along the Mississippi River. Exhibits: A. Site Location B. Draft WS District Resolution C. Concept Plan ANALYSIS Comprehensive Plan. The Comprehensive Plan guides approximately 50 acres of the subject site for Low -Medium Density Residential (3-6 du/ac) use and 32 acres for Medium -High Density Residential Uses (5 to greater than 9 du/ac.), which would allow for as many as 560 dwelling units. Specific to this area and these land uses, the Comprehensive Plan would encourage a variety of housing options including single family and various townhouse types utilizing convenient access, provide local support for adjacent commercial uses and take advantage of natural site amenities including topography, wetlands and potential Mississippi River views. The proposed concept plan achieves this balance and successfully integrates the various land uses in a manner that, as the developer previously pointed out, embodies the land use concept graphic on Page 39 of the Comprehensive Plan. A specific breakdown of the proposed units is shown below for reference. The developer has also provided additional information regarding each of their townhouse products within a separate booklet for review by the Planning Commission. Land Use / Unit Type Number Percentage Low -Medium Density Single Family 76 140 28% 51% Quad TH 64 23% Medium -High Density Row TH 42 134 15% 49% Back/Back TH 92 34% TOTAL 274 100% Zoning. The current requirements of the City's R-6, Residential Townhouse, Quadraminium and Low Density Multiple Family District would be most applicable to development of the subject site based on the direction established by the Comprehensive Plan. The R-6 District currently allows for quad, row or back-to-back type townhouse dwellings as well as urban -sized single family lots. The uses shown on the concept plan are consistent with these uses. However, the Comprehensive Plan directs changes to the Zoning Ordinance to provide greater segregation of uses within the residential districts. Although the general development standards are not anticipated to change significantly, development of the concept plan may require application of more than one zoning district. The subject site is also within Subdistrict C of the WS District, even though the site is separated from the Mississippi River by CSAH 42, which is a minor arterial roadway. Imposition of these requirements would limit the allowed uses to single family dwellings on 2.5 acre lots. This development density is not consistent with the direction established by the Comprehensive Plan for development of residential uses at urban densities served by sanitary sewer and water. The DNR has been working on an update of the Mississippi River Wild, Scenic and Recreational River Management Plan upon which the City's local controls are based since 1998. A draft of the Management Plan update released in March 2003 would remove the subject site from the WS District entirely. However, the DNR has not completed the update of the Management Plan as of this date. Even after adoption of the revised management plan, the DNR must pursue a rule making process to formally amend the WS requirements before the City 4 can amend its Zoning Ordinance. Regional DNR Staff estimates that this process could take up to three years to complete. In order for the proposed concept plan to move forward, the developer will have to pursue a legislative change to the WS District boundaries. This was the process used successfully by the developer of the Waterfront East project to remove that parcel from the WS District based on similar circumstances. The developer is seeking a resolution from the City as part of the concept plan review endorsing removal of the subject site from the WS District to support their legislative effort. City staff supports this resolution as being consistent with the Comprehensive Plan and the City's efforts with the Management Plan update. Regional DNR staff has also indicated support for this effort. Surrounding Land Use. The table below highlights uses surrounding the subject site: Direction Land Use Plan Zoning Map Existing Use North LD Residential WS/R-1 District Single Family East LD Residential WS/R-1 District Single Family South L -MD Residential M -HD Residential A-1 District R-2 District Single Family West Commercial L -MD Residential A-1 District 1-1 District R-3 District Undeveloped Bus Garage Manufactured Home Park The proposed concept plan is generally responsive to surrounding land uses. The only potential compatibility issue is where the proposed villa townhomes are to be constructed to the north of existing single family dwellings fronting CSAH 37. As the single family homes may be anticipated to redevelop at some point with medium to high density uses, this is an interim transition issue. Efforts to address the compatibility between the villa townhomes and existing single family dwellings may include tree preservation and landscaping. Single Family Requirements. The concept plan illustrates 76 single family lots. Consistent with the Low -Medium Density Residential designation of the single family portion of the subject site, the Comprehensive Plan would guide smaller, urban sized lots subject to the following requirements of the City's current R-6 District: Min. Min. Min. Setbacks Front Side Rear Lot Lot Area Width Lot Depth Local Arterial/Collector Street Street 9, 000sf. 60ft. 100ft. 35ft. 65ft. 1 Oft. 20ft. The detail on the concept plan does not allow for evaluation of these requirements, except that there is a note that the lots are to be 65 feet wide. Section 20-16-7.D.1 of the Zoning Ordinance further requires that the lots abutting CSAH 42 have an additional 10 feet of width or depth added to provide area for a required buffer yard. A landscape plan for the buffer yard along CSAH 42 will be required with the preliminary plat. The developer may seek flexibility from the front setback requirements as part of the preliminary plat to allow for construction of building forward designs or front porches consistent with their product architecture. Townhouse Requirements. Development of the quad, row and back-to-back townhouse dwellings shown on the concept plan would be subject to the following standards: Again, the detail of the concept plan does not allow evaluation of compliance with these standards. The developer may seek flexibility with the preliminary plat application for the front yard setback of the urban row townhomes shown on the concept plan to put these structures closer to the street for a more urban streetscape. Access. The subject site has direct access to CSAH 37 and CSAH 42. The access to CSAH 37 is intended to be the primary entrance to the development, with a divided landscaped median. This roadway will align with the future extension of a frontage road south of CSAH 37 to Queens Avenue on the east side of TH 101. Three secondary access points are shown to CSAH 42. A third access to the development will be available via a public street extended through the commercial area to the west that intersects with CSAH 37 at the planned entrance/exit ramps to TH 101. These access points provide for good circulation and access to the neighborhood. Wright County requires quarter -mile space to county roads. The access points to CSAH 37 meet this requirement, but the accesses to CSAH 42 do not. The center access point to CSAH 42 may need to be removed to meet Wright County requirements. Streets. Local streets within the neighborhood must be 28 feet wide within a 60 foot right-of-way consistent with the Engineering Manual. The center median within the street connecting to CSAH 37 will require submission of a landscape plan and will be required to be maintained by a homeowners association. The townhouse portions of the concept plan illustrate use of private drives to access most of the units. City standards require that private drives accessing four or more units be 28 feet wide with curb. Those accessing three dwellings must be 24 feet wide with curb. These standards do not apply to garages accessed directly from public streets. The development plan must also provide for one guest parking stall per two dwelling units. A five foot wide concrete sidewalk is required on at least one side of public streets. Provision must also be made within the urban row and villa townhouse areas of the neighborhood for pedestrian circulation. A sidewalk could be located along the east - west private drive between the villa buildings and extended along the east side of the adjacent wetland and connected to the street accessing the commercial area to meet this objective. 21 Setbacks Min. Lot Area Front Side Per Unit Local Private Lot Line Between Rear Street Drive Buildings 5, 000sf. 35ft. 25ft. 1 Oft. 25ft. 20ft. Again, the detail of the concept plan does not allow evaluation of compliance with these standards. The developer may seek flexibility with the preliminary plat application for the front yard setback of the urban row townhomes shown on the concept plan to put these structures closer to the street for a more urban streetscape. Access. The subject site has direct access to CSAH 37 and CSAH 42. The access to CSAH 37 is intended to be the primary entrance to the development, with a divided landscaped median. This roadway will align with the future extension of a frontage road south of CSAH 37 to Queens Avenue on the east side of TH 101. Three secondary access points are shown to CSAH 42. A third access to the development will be available via a public street extended through the commercial area to the west that intersects with CSAH 37 at the planned entrance/exit ramps to TH 101. These access points provide for good circulation and access to the neighborhood. Wright County requires quarter -mile space to county roads. The access points to CSAH 37 meet this requirement, but the accesses to CSAH 42 do not. The center access point to CSAH 42 may need to be removed to meet Wright County requirements. Streets. Local streets within the neighborhood must be 28 feet wide within a 60 foot right-of-way consistent with the Engineering Manual. The center median within the street connecting to CSAH 37 will require submission of a landscape plan and will be required to be maintained by a homeowners association. The townhouse portions of the concept plan illustrate use of private drives to access most of the units. City standards require that private drives accessing four or more units be 28 feet wide with curb. Those accessing three dwellings must be 24 feet wide with curb. These standards do not apply to garages accessed directly from public streets. The development plan must also provide for one guest parking stall per two dwelling units. A five foot wide concrete sidewalk is required on at least one side of public streets. Provision must also be made within the urban row and villa townhouse areas of the neighborhood for pedestrian circulation. A sidewalk could be located along the east - west private drive between the villa buildings and extended along the east side of the adjacent wetland and connected to the street accessing the commercial area to meet this objective. 21 Park and Trails. The future park and trail plan adopted with the Comprehensive Plan indicates a need for a neighborhood park within the area of the subject site. Based on the 3.3 dwelling unit per acre gross density of the 82 acre residential portion of the subject site, up to 13% of the land or 10.7 acres must be dedicated for park land. The commercial portion of the subject site would be subject to park dedication requirements at the time of final platting. Park dedication requirements may be satisfied through dedication of land, payment of a cash fee in lieu of land or combination thereof as determined by the City. The concept plan includes a parcel for a neighborhood park near the center of the subject site. The size of the proposed park parcel is not specified, but must be at least seven acres in size in accordance with the facility guidelines adopted as part of the Comprehensive Plan. The proposed location of the park provides good access for residents within the neighborhood as well as providing a transition between the urban and villa townhomes and single family dwellings within the development. The concept plan also includes internal trail corridors over existing gas line easements within the subject site. These trail corridors provide connections between the park, commercial area, adjacent parcels and CSAH 42. However, the trail corridors are for the most part along rear lot lines between lots, which is typically discouraged. Given the limited use of these areas property owners would be allowed and the opportunities created by the additional connections, retention of the easement areas as public corridors may be desirable. If accepted as public corridors, consideration should be given to limiting fence heights abutting the corridor to avoid creating a canyon effect. Sanitary Sewer and Water. There currently is not sufficient capacity available at the east waste water treatment plant to serve the residential uses shown on the concept plan. The City Council has authorized preparation of plans to expand the east waste water treatment plant to a treatment capacity of 1.0 million gallon per day. Until these plans are completed, the project is put out for bid and a contract awarded for construction, application for preliminary plat approval will be considered premature. Trunk sanitary sewer must be extended from one of two lift stations near the east waste water treatment plant to a new lift station near TH 101 and CSAH 42, to the north of the subject site to provide service. The exact route and estimated costs for this trunk sewer extension will be determined as part of the City Engineer's pending facilities plan for expansion of the east sanitary sewer district collection system. Trunk water lines are currently at the southwest corner of TH 101 and CSAH 37 and would need to be brought to the east side of TH 101. The majority, if not all of the costs for extension of utilities may be expected to be developer responsibilities with potential credits for future connections. Grading Plan. Submission of a grading plan is premature for a concept plan review. A complete grading plan will be required to be submitted with an application for preliminary plat approval. The grading plan must include identification of a 20 foot buffer and 40 foot principal building setback for delineated wetlands in accordance with Section 20-16-9.E of the Zoning Ordinance. RECOMMENDATION The proposed concept plan provides for an mix of residential dwellings in an integrated, well conceived pattern responsive to the conditions of the subject site and surrounding land uses that is consistent with the goals of the Comprehensive Plan. We recommend approval of the concept plan as outlined below. We further recommend that the City formally support of the developer's effort to remove the subject site from the WS District as being consistent with implementation of the Comprehensive Plan and the City's objectives for the on-going Mississippi River Management Plan update. POSSIBLE ACTIONS Decision 1 — Concept Plan A. Motion to approve the submitted concept plan, subject to the following conditions: Development of the subject site is contingent upon approval of necessary zoning and subdivision actions in accordance with the City Code and availability of sanitary sewer and water utilities. 2. Access to CSAH 37 and CSAH 42 shall be subject to Wright County approval. 3. Internal streets and private drives shall conform to the standards of the Engineering Manual. 4. Sidewalks shall be provided on at least one side of local public streets and within townhouse areas served by private drives. 5. Park and trail dedication shall be subject to the requirements of Section 21-7-18 of the Subdivision Ordinance. 6. Costs for extension of sanitary sewer and water utilities shall be the responsibility of those utilizing the services. B. Motion to deny the concept plan based on a finding the request is inconsistent with the Comprehensive Plan. C. Motion to table. Decision 2 — WS District A. Motion to approve a resolution supporting removal of the subject site from the WS District. 0 B. Motion not to support removal of the subject site from the WS District. C. Mike Robertson, City Administrator Judy Hudson, City Clerk/Zoning Administrator Andy MacArthur, City Attorney Ron Wagner, City Engineer Dale Homuth, DNR Patty Fowler, DNR Bruce Pankonin, Rottlund Homes, Inc. John Darkenwald, property owner P DBASE MAP DATA PROVIDED BY o LLD// Ankerson I� A Anderson PREPARED OCTOBER 2001 NOTE: THIS MAP IS FOR PLANNING PURPOSES ONLY AND SHOULD NOT BE USED FOR EXACT MEASUREMENT. SCALE; PNRTH CITY OF W OTSEGO ON THE GREAT RIVER ROAD D RESOLUTION NO: 2004 - CITY OF OTSEGO WRIGHT COUNTY, MINNESOTA A RESOLUTION SUPPORTING REMOVAL OF CERTAIN LANDS WITHIN THE CITY OF OTSEGO FROM THE WILD, SCENIC AND RECREATIONAL RIVERS DISTRICT OF THE MISSISSIPPI RIVER THE CITY COUNCIL OF THE CITY OF OTSEGO HEREBY RESOLVES: WHEREAS, Rottlund Homes, Inc. has submitted a concept plan for development of 274 dwelling units on 82 acres of land located generally east of TH 101 and north of CSAH 37 and legally described by Exhibit A, and, WHEREAS, the City of Otsego has adopted a Comprehensive Plan that includes the property within the sanitary sewer service district where municipal sanitary sewer may be made available, and, WHEREAS, the City of Otsego Comprehensive Plan guides development of the property with Low -Medium Density Residential (3-6 du/ac.) and Medium -High Density Residential (5 du/ac. or greater) uses based on sanitary sewer service being made potentially available; and, WHEREAS, the concept plan has been reviewed by the Planning Commission and City Council and found to be generally consistent with the City's Comprehensive Plan pending necessary zoning and subdivision approvals; and, WHEREAS, portions of the property are currently within Subdistrict C of the WS, Wild, Scenic Recreational River Overlay District established by Chapter 95 of the Otsego Zoning Ordinance; and, WHEREAS, the standards of the WS District limit development of those areas of the property within the district to single family uses on 2.5 acre lots; and, WHEREAS, the standards required by the WS District are not consistent with the land uses guided by the Comprehensive Plan; and, WHEREAS, the property is separated from the Mississippi River by CSAH 42, which is a designated minor arterial roadway; and, EXHIBIT B WHEREAS, the City has adopted the standards and boundaries of the WS District in accordance with the State Wild and Scenic River Act and Minnesota Rules 6105.0010-6105.0250 and 6105.0800-6105.0960. WHEREAS, the DNR initiated an update of the Mississippi River Management Plan upon which the WS District requirements are based in 1998 and issued a draft Management Plan in March 2003; and, WHEREAS, among the changes proposed as part of the March 2003 draft Management Plan update is removal of the property from the WS District; and, WHEREAS, the date for completion of the Management Plan update and rule making process required before the City could effect any changes to its local controls is uncertain; and, WHEREAS, development of the property with land uses consistent with those illustrated on the concept plan is necessary for implementation of the City of Otsego Comprehensive Plan and achieving the objectives set forth therein. NOW THEREFORE BE IT RESOLVED THAT, the City of Otsego City Council supports amendment of the WS District boundaries removing the property described by Exhibit A for the purposes of allowing development consistent with the goals, policies and objectives of the Otsego Comprehensive Plan. PASSED BY THE OTSEGO CITY COUNCIL THIS 13TH DAY OF DECEMBER, 2004. ATTEST: CITY OF OTSEGO Larry Fournier, Mayor Judy Hudson, City Clerk/Zoning Administrator LEGAL DESCRIPTION mn v e a c...�...� e.i.no m wwa Inti wqr ceW. Wali 1�r�� Ys • r ww M a e. aennr.l I _ I+ A I�CATfON YAP ' �r �\ ruT roaws au. s.,u.wl I - .wwrwwrweri rWc v.`.w'�ma I�i' '}• .ye @w .�[� s, ..�`.I[�'e a'aa. a a Imm x." 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I,Ta r a e. swx,..l wwl. a s.mwn m•na _' \\ \ Approximate Gross Area 98 Acres Commercial Area 16 Acres ' Residential Area 82 Acres Gross Residential Density 3.3 du/gross acre 4L -DI/rl I 740 ITL ALLU 1111 c n 1 m 1 R \ g _ \ WS DISTRICT BOUNDARY u y [ % GRAPMC SLAIE --- - ------ -- EXHIBIT C rIu CONCEPT PLAN ROTILUND HOMES OTSEGO PROPERTY 1 t Hakanson 1 Anderson Assoc., Inc. MEMORANDUM 3601 Thurston Avenue, Suite 101, Anoka, MN 55303 Phone:763/427-5860 Fax:763/427-0520 To: Honorable Mayor and City Council From: Shane M. Nelson, P.E. cc: Mike Robertson, Administrator Judy Hudson, Clerk Ronald J. Wagner, PE, City Engineer Dan Licht, NAC Bruce Pankonin, Rottlund Homes Date: December 1, 2004 Re: Concept Plan for the Darkenwald Property We have reviewed the Concept Plan for the Darkenwald Property and offer the following comments: City sewer is not readily accessible. Sanitary sewer access will require construction of a lift station just north of the property and approximately 21/z miles of a combination of forcemain and gravity sewer to an existing lift station near the east waste water treatment plant. The route of the trunk facilities is yet to be determined. 2. Water is accessible. Connection to the nearby City water system would require jacking watermain underneath T. H. 101. 3. The waste water treatment plant does not currently have sufficient capacity. The City Council has authorized the preparation of plans to expand the east waste water plant to a capacity of 1.0 MGD, which would provide adequate capacity after constructed. 4. We anticipate that Wright County will require access to CSAH 37 and CSAH 42 at t/ mile spacing. The concept plan does not show 1/ mile spacing. 5. On the local streets, the minimum roadway centerline curvature shall have a 250 foot radius. Some of the curves do not appear to not meet this requirement, however, there are constraints to the property due to existing gas main easements. We recommend concept plan approval contingent upon the above items. Preliminary Plat application is considered to be premature prior to the expansion of the treatment plant and the construction of the necessary trunk sanitary sewer lines and lift station. Civil &Municipal Engineering t Land Surveying for //Ha0 t /shared docs/municipal/aotsego2xxx/2500/2004/ot2500hmccDarkenwald