01-18-05 PCITEM 3_1
NORTIR Ik T ASSQCl.ATI I4 C:OKS tkTANTS
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 Mayor and City Council
Otsego Planning Commission
FROM: Laurie Shives/Daniel Licht
DATE: 12 January 2005
RE: Otsego — Riverwood National; PUD Amendment (Lot 3, Block 1)
FILE: 176.02 — 04.40
BACKGROUND
Riverwood National is a residential housing development consisting of 107 single family
lots and 48 detached townhome units located in the northeastern portion of the City.
The City Council approved the Final Plat in March of 2004. The applicant is requesting
a PUD amendment to allow for building encroachment into the required side yard of Lot
3, Block 1 of the Riverwood National plat.
Exhibits:
A. Site Location
B. Lot 3, Block 1 Sketch
C. Final Plat
ANALYSIS
Zoning. The subject site is zoned PUD, Planned Unit Development District. Approved
setbacks for the detached townhome units within the area of concern (Lots 2, 3 and 4,
Block 1) are 25 feet front yard, 15 feet between each building (7.5 feet side yard
setback) and 20 feet to the rear. The building encroachment occurs at southwestern
corner and is 2.9 feet over the setback line. There is an existing dwelling on the
adjacent lot to the south of Lot 3, Block 1 (Lot 2, Block 1) and therefore the two dwelling
units would be closer than the required 15 feet at the area of encroachment. The
encroachment into the side yard setback occurs for approximately ten feet, extending
over the setback line approximately three feet at its maximum encroachment. It is
important to note that it is possible for the applicant to use a different building footprint
and construct a dwelling unit that would easily meet all required setbacks.
Easements. Dwelling units within the Riverwood National development are required to
have a 5 foot drainage and utility easement along common lot lines. Thus, the 2.9 foot
encroachment of the dwelling unit on Lot 3, Block 1 would also encroach 0.4 feet into
the drainage and utility easement. The applicant must therefore apply for an easement
vacation surrounding the portion of the building which extends into the drainage and
utility easement.
RECOMMENDATION
It is the opinion of our office that the City Council has two acceptable options for a
decision on the proposed PUD amendment. The first choice is to approve the
amendment as requested and require the applicant to apply for a vacation of easement
and allow the dwelling unit of Lot 3, Block 1 to encroach approximately three feet into
the side yard setback. The other acceptable decision is to deny the request stating that
the applicant must meet all previously approved standards that were enacted with the
approval of the final plat.
POSSIBLE ACTIONS
A. Motion to approve the PUD amendment subject to the following condition:
The developer must submit documents requesting a vacation of the
drainage and utility easement over the portion of the principal dwelling unit
on Lot 3, Block 1 that encroaches into the required drainage and utility
easement, subject to City Council approval.
B. Motion to deny the application based upon a finding that the request is
inconsistent with the Comprehensive Plan and the approved PUD.
C. Motion to table the request.
PC. Mike Robertson
Judy Hudson
Andy MacArthur
Ron Wagner
Chris Bulow
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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 Mayor and City Council
Otsego Planning Commission
FROM: Laurie Shives/Daniel Licht
DATE: 11 January 2005
RE: Otsego — Norin Landing; Final Plat
FILE: 176.02 — 04.29
BACKGROUND
Mr. Bradley Pauman has submitted an application for a final plat for an 18 lot, single
family subdivision to be known as Norin Landing. The subject property is located in the
northwest quadrant of the City, along the Mississippi River, adjacent to Kadler Avenue.
The site consists of a little over 60 acres and is currently zoned R -C, Residential Rural
Open Space Cluster District. The subject site is also within the WS District, Wild Scenic
Recreational River Overlay District. The Preliminary Plat was approved by the City
Council on October 25, 2004. Additionally, a PUD -CUP was granted to allow for lots in
the WS District less than 2.5 acres, a CUP was granted for mining to excavate a pond
and a CUP was granted for a Private Recreation Facility within Outlot C.
Exhibits:
A. Site Location
B. Preliminary Plat
C. Final Plat
ANALYSIS
Preliminary Plat Consistency. The proposed final plat contains 18 lots and maintains
the same number of lots and lot layout as the preliminary plat. There are 7 outlots some
which are dedicated to open space preservation and parks dedication.
Density. Because the underlying zoning is R -C, Residential Rural Open Space Cluster
District, the maximum allowed density is 12 units per 40 acres. The subject site is
approximately 60 acres in gross area and thus the permitted density for the proposed
development is 18 dwelling units. There is an existing single family home shown as Lot
1, Block 4 on the final plat which must be included in the total allowed density which
results in the creation of 17 new single family dwelling units.
Access. The subject development has two access points along Kadler Avenue. As a
condition of approval of the preliminary plat the developer was required to provide for an
overlay improvement of the segment of Kadler Avenue which abuts the plat. This
project is to be subject to approval of the City Engineer.
Open Space. Pursuant to Section 20-60-7 of the Zoning Ordinance, subdivisions within
the R -C District are required to reserve 50 percent of the net buildable area of the
development as permanent open space. According to the final plat, there is
approximately 30 acres of open space. Outlots A, E, F and G are to be dedicated for
public park and trail purposes, while Outlots B and C are proposed to be retained by the
a homeowners association as private openspace. Outlot D will be conveyed on to the
existing property owner who lives adjacent to the site. Since the sizing of Outlot D has
been revised following approval of the Preliminary Plat, the developer must submit
revised openspace calculations based on that revision.
Private Recreational Facilities. Norin Landing is proposed to include a private
recreational area consisting of a pond with private beach, fire pit, recreational center
building and a horseshoe pit. The site plan for the private recreation area conforms to
the lot and setback requirements of the R -C District. The applicant has provided
structural and floor plans for the beach house building, but not architectural elevations
showing exterior design and materials. This information must be provided. Section 21-
7-4.R of the Subdivision Ordinance prohibits construction of buildings on outlots. As
such, the final plat must be revised to provide for a buildable parcel for the recreation
facility, which is to be restricted to homeowner association uses.
Park and Trail Dedication. Section 21-7-18 of the Subdivision Ordinance requires
land dedication of 10 percent of the gross area of each plat for the purpose of
community parks and/or trails. The park and trail dedication requirements may be
through land dedication, payment in cash, or a combination thereof. As the gross area
of the proposed development is 60.5 acres, the park and trail dedication requirement is
6.05 acres.
The preliminary plat proposed a dedication of 3.56 acres of land for park and trail uses.
This dedication includes Outlot A (3.01 acres) proposed to be used as a boat launch at
the terminus of Kadler Avenue at the Mississippi River and Outlots E, F and G (0.55
acres) which would be combined to make a 30 -foot wide trail corridor along the Kadler
Avenue right-of-way. Because trails are generally included within required rights-of-way
dedicated with final plats, no park and trail credit will be given for Outlots E, F and G.
Thus, the park and trail dedication requirement is met only halfway buy the dedication of
2
Outlot A (3.01 acres, 49.8%) and the remainder must be satisfied as a cash fee in lieu
of land equal to 50.2 percent of the current park dedication fee. The 2004 fee in effect
at the time of application was $2,820.00
Cash Fee x Remaining Dedication = Required Fee/Lot x No. of Lots = Payment
($2,820/dwelling) x 50.2% = $1,410/dwelling x 18 lots = $25,380
The location of the existing single family dwelling on Lot 1, Block 4 does not allow for
dedication of an outlot for the trail along Kadler Avenue without creating a non-
conforming front setback condition. As such, the final plat must provide for an
easement to locate the trail as shown on the construction plans. The construction plans
must also provide for extension of the trail within the right-of-way of Kadler Avenue
along the front of the existing exception parcel. The cost of this segment of the trail will
be credited to the park dedication cash fee in lieu of land.
Landscape Plan. The applicant has submitted a landscape plan showing the required
two trees per lot and the required buffer yards along Kadler Avenue. It is our
recommendation, however, that the developer revise the landscape plan to plant tree
seedlings in the eastern portions of Outlot C in place of the more designed suburban
landscape areas in order to restore dense tree growth and provide a for future
screening of the recreational area from Kadler Avenue.
Construction Plans. The applicant has submitted construction plans for the proposed
Norin Landing final plat. These plans address grading, street and utility construction
and other site improvements. These plans are subject to review and approval of the
City Engineer.
Development Contract. The applicant is required to enter into a development
agreement with the City and pay all applicable fees and securities upon approval of a
final plat. The development contract is subject to review and approval of the City
Attorney.
RECOMMENDATION
The proposed Norin Landing Final Plat is consistent with the City's Zoning and
Subdivision Ordinances and the approved preliminary plat. As such, we recommend
approval of the requested final plat, subject to the following conditions.
POSSIBLE ACTIONS
A. Motion to approve the Norin Landing Final Plat, subject to the following
conditions:
1. The developer must submit exterior elevations and building materials
details for the recreational center, subject to City Staff approval.
2. The final plat is to be revised to provide a buildable lot for the recreation
area restricted to homeowner association use only.
3. Applicant must submit revised openspace calculations following the
expansion of Outlot D in order to determine if all open space requirements
have been met.
4. Developer shall revise the landscape plan to show more
plantings/screening within Outlot D between the recreational uses and the
public streets.
5. All construction plans (grading, streets, utilities, etc.) are subject to the
review and approval of the City Engineer.
6. The applicant shall pay a cash fee of $25,380 in lieu of land to satisfy park
and trail dedication requirements.
7. An easement shall be provided across Lot 1, Block 4 for extension of a
trail along Kadler Avenue.
8. The applicant shall provide for extension of a trail along Kadler Avenue
within existing right-of-way abutting the existing exception parcel, subject
to reimbursement from the required cash fee in lieu of land.
9. The landscape plan is revised to provide for planting of tree seedlings in
the eastern portion of Outlot C, subject to review and approval of City
Staff.
10. The applicant shall enter into a development contract and pay all fees and
securities required by it, subject to review and approval of the City
Attorney.
11. Comments of other City Staff.
B. Motion to deny the application based on a finding that it is inconsistent with the
provisions of the subdivision ordinance.
C. Motion to table.
PC. Mike Robertson
Andy MacArthur
Brad Pauman
Judy Hudson
Ron Wagner
Scott Dahlke
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EXHIBIT C
Review No. 2
ENGINEERING REVIEW
Hakanson Residential Subdivision
Anderson
Inc.for the City of Otsego JANby � 2005
Hakanson Anderson Associates, Inc. 2y
Submitted to: Honorable Mayor and City Council
cc: Mike Robertson, Administrator
Judy Hudson, City Clerk
Dan Licht, City Planner
Andy MacArthur, City Attorney
Brad Paumen, Paumen Properties, LLC
Scott Dahlke, P.E., Quality Site Design, LLC
Meyer-Rohlin, Inc.
Reviewed by: Ronald J. Wagner, P.E.
Shane M. Nelson, P.E.
Date: January 6, 2005
Proposed
Development: Norin Landing
Street Location
of Property: A portion of the E'/2 of Section 10, T121, R24
60.50± Acres, north of CSAH 39, west of Kadler Avenue NE,
on the Mississippi River
Applicant: Brad Paumen
Developer: Paumen Properties, LLC
7750 Co. Rd 37
Maple Lake, MN 55358
(612) 221-0603
Owners of Record: N/A
Purpose: Norin Landing is a proposed 18 lot subdivision on 60.50±
acres in the City of Otsego, Wright County, Minnesota.
Jurisdictional
Agencies: City of Otsego, Wright County, Minnesota Department of
(but not limited to) Natural Resources, Minnesota Pollution Control Agency
Permits Required: NPDES
(but not limited to)
Considerations:
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TABLE OF CONTENTS
INFORMATION AVAILABLE
FINAL PLAT
STORM SEWER AND STREET IMPROVEMENT PLANS
GRADING, DRAINAGE AND EROSION CONTROL PLAN
WETLANDS
SURFACE WATER MANAGEMENT
SANITARY SEWER SYSTEM
WATER DISTRIBUTION SYSTEM
ENVIRONMENTAL
OTHER CONSIDERATIONS
SUMMARY AND/OR RECOMMENDATION
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INFORMATION AVAILABLE
Final Plat of Norin Landing, by Meyer-Rohlin, Inc.
Storm Sewer and Street Improvement Plans for Norin Landing, 12/14/04, by Quality Site
Designs, LLC
Grading, Drainage and Erosion Control Plan for Norin Landing, 12/14/04, by Quality Site
Design, LLC
Preliminary Plat of Norin Landing, 9/27/04, by Quality Site Design, LLC
Existing Condition Plan of Norin Landing, 9/27/04, by Quality Site Design, LLC
Preliminary Grading, Drainage & Erosion Control Plan for Norin Landing, 9/27/04, by Quality
Site Design, LLC
Preliminary Utility Plan for Norin Landing, 9/27/04, by Quality Site Design, LLC
Detail Plan for Norin Landing, 9/27/04, by Quality Site Design, LLC
Certificate of Survey for Mary Jo Quigg, 12/15/03, by Taylor Land Surveyors, Inc.
Drainage Analysis, 12/6/04 revision, by Quality Site Design, LLC
Soil Investigation for Norin Landing, 9/28/04, by Miller Environmental Inc.
City of Otsego Engineering Manual, 5/12/03
Minnesota Rules, Chapter 4410 — EAW Requirement
Trunk Stormwater Facilities Study for Portions of the Otsego Creek Watershed, February
2003
City of Otsego Zoning and Subdivision Ordinances, 10/14/02
National Wetland Inventory Map, 1991
FINAL PLAT
1. Additional drainage and utility easement is required for Block 2, Lots 3 and 4 to the
100 -year high water elevation for the wetland.
2. Easement is required for the trail for Block 4, Lot 1.
3. Outlots E, F and G shall be dedicated to the City.
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4. 104th Street NE shall be renamed 105th Street NE.
STORM SEWER AND STREET IMPROVEMENT PLANS
1. All cross culverts shall be 24" RCP minimum under public streets. There are
currently many cross culverts that are smaller than 24" shown on the plan.
2. 104th Street NE shall be renamed 105th Street NE.
3. The vertical curve at station 2+50 does not meet a 30 mph design. Please revise to a
90' vertical curve.
4. The detail for the trail shall depict a 10' width for the class 5 aggregate base.
5. Rip rap must be labeled on the plan with class and quantities.
6. Please revise the skimmer structure details such that there is 1' of elevation
difference between the inlet of the skimmer structure grate and the top of the
skimmer structure grate to provide a 4:1 slope. Also, we would recommend at least
1' of elevation difference between the top of the outlet pipe and the top of the
structure.
7. The plan shows a 15" outlet for the pond 2 skimmer structure, however, a 18" outlet is
modeled. Please revise.
8. Flared end sections are required for the pond outlets. Please add to details.
9. An overlay plan for Kadler Avenue NE from 101St Street NE to the north end must be
included in the plan set.
GRADING, DRAINAGE AND EROSION CONTROL PLAN
1. Soil borings shall be shown on the plan. (21-6-2.B.8.)
2. The bar scale is incorrect. Please revise.
3. We recommend 2% minimum slope for overland drainage.
4. The NWL, 2 -YR, 10 -YR, and 100 -YR elevations must be labeled for all sedimentation
basins and for Norin Lake. The NWL, 10 -YR and 100 -YR elevations must be labeled
for the wetland. The 100 -year elevations must be labeled for the Mississippi River.
5. We suspect that the swales routed to the sedimentation basin will be susceptible to
erosion. We encourage the use of a drop structure/storm sewer system that would
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outlet at the normal water elevation of any proposed sedimentation basin or lake. (21-
7-16.)
6. Cross drainage from lot to lot must be covered under a drainage and utility easement.
Some of the lots in Block 1 have cross drainage depicted with no drainage and utility
easement. (21-7-15.B.)
7. Adequate space shall be provided for a future trail from 105th Street NE north to the
river. This will require that Pond 4 be shifted to the west.
8. The plan shall be revised to show the trail within the right-of-way in front of the
exception parcel near Outlot D. Also, surmountable concrete curb shall be
constructed and the ditch shall be filled in front of the exception parcel. The
proposed grading shall depict a minimum 2% slope from the existing ground, across
the trail and over the curb.
9. The detail for the skimmer structure cover is not correct. The city approved grate is a
Haala 48-57 that is laser cut from solid steel.
10. Street names shall be labeled on the plan.
WETLANDS
1. A wetland delineation report for the site must be submitted.
SURFACE WATER MANAGEMENT
1. The overflow elevation (893.0) for Pond 14P (wetland 1) must be verified. The
overflow in not depicted on the grading plan.
SANITARY SEWER SYSTEM
1. The lots in the proposed development will be served with individual on-site sewage
disposal systems.
2. It is likely that all or some of the drainfields for Block 2 may be mound systems
because of the close proximity to the wetland.
WATER DISTRIBUTION SYSTEM
1. The lots in the proposed development will be served with individual wells.
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ENVIRONMENTAL
1. A statement certifying the environmental condition of the site is required. (21-6-
2.B.10)
OTHER CONSIDERATIONS
1. A geotechnical report prepared by a qualified soils engineer shall be submitted. (21-
6-2.6.11) Geotechnical report shall include a stabilometer R -value and discuss
pavement design.
2. A plan must be submitted showing the existing 100 -year flood elevations and
boundaries of the floodway and flood fringe areas for the Mississippi River. (21-6-
2.B.9.)
SUMMARY AND/OR RECOMMENDATION
We recommend approval contingent upon the above comments being addressed.
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