02-07-05 PCITEM 3-7
NORTHWEST ASSOCIATED CONSULTANTS, INC.
4800 Olson Memorial Highway, Suite 202, Golden Valley, MN 55422
Telephone: 763.231.2555 Facsimile: 763.231.2561 plan nersranacplanning.com
PLANNING REPORT
TO: Otsego Planning Commission
FROM: Daniel Licht, AICP
RE: Otsego — Kittredge Crossings 8th Addition
REPORT DATE: 3 February 2005 APPLICATION DATE: 10 January 2005
NAC FILE: 176.02 — 05.02 CITY FILE: 2005-02
BACKGROUND
Darrel A. Farr Development Corporation has submitted plans for development of up to
188,736 square feet of office -warehouse uses divided between five principal buildings
on 10 acres located at the northeast corner of 70th Street and Kalland Avenue within
Kittredge Crossings. The subject site is guided for office/warehouse uses by the
Comprehensive Plan and a PUD District approved on 12 May 2003. Applications for
development approval within the Kittredge Crossings are processed as amendments to
the original PUD Development Stage Plan approved with the PUD District. A final plat
is also required to subdivide the subject site, which is Outlot G of Kittredge Crossings,
into five lots.
Exhibits:
A.
Site Location
B.
Site Plan
C.
Landscape Plan
D.
Building Plan
E.
Preliminary/Final Plat
F.
Grading Plan
G.
Utility Plan
H.
Lighting Plan
I.
Sign/Trash Enclosure Details
ANALYSIS
PUD Master Guide Plan. The PUD District anticipated development the subject site
with multiple tenant office, warehouse, showroom, assembly and processing uses as
allowed within the B -W, Business Warehouse District of the Zoning Ordinance. The
five proposed buildings are suitable for the purposes intended by the PUD District with
ownership to be legally divided as condominiums between as many a 72 individual
suites. Although more typical of multiple family or townhouse residential uses,
condominium ownership of commercial or industrial building space is a growing
development trend in the Twin Cities region that provides opportunities for small
businesses that would otherwise lease. To facilitate the proposed ownership
arrangement, a management association must be established for the overall site that is
to be responsible for all exterior building maintenance, approval of any exterior
architectural modifications, landscaping, snow clearing and regular maintenance of
driveways and parking areas.
Building Design. The overall appearance of the buildings is very attractive with
exterior facades primarily of precast, integral color concrete panels with smooth and
ribbed texture for variation and detail. Additional sections of the building feature an
EFTS wall treatment with cornice detailing and there are faux balconies and French
doors at the corners allowing for additional detail and reducing the horizontal mass of
the building. Second story windows are provided with a divided pane look.
Buildings 1-4 have a ground floor area of 24,576 square feet and Building 5 has a floor
area of 16,432 square feet. An additional 12,000 square feet of mezzanine office space
can also be added within the project to suit occupant needs. The buildings are 24 feet
high to the top of the parapet, which is within the 35 foot height limit of the PUD District
and B -W District.
Landscaping. The landscape plan submitted for the proposed development continues
the streetscape plantings provided for by previous Kittredge Crossings developments
and the PUD District. Additional plantings are to be installed behind the streetscape
plantings in the green areas between the buildings and Kalland Avenue as well as small
shrubs and trees at the building foundations and within the parking area. A green area
that is 65 feet deep (45 feet deep if proof -of -parking stalls are constructed) is provided
along the east plat line, which will likely screen the rear of future commercial uses on
the abutting property. The overall mix of plantings, species and plant sizes are
appropriate and consistent with the requirements outlined in Section 20-16-7 of the
Zoning Ordinance.
Lot Requirements. The proposed site plan is subject to the lot requirements outlined
below. All of the lot requirements are met, although it must be noted that Lot 4 does not
meet the minimum lot area or width requirement. Given that the overall site plan meets
these requirements plus maximum building coverage, setback and off-street parking
requirements, we do not consider this to be an issue for a PUD District.
2
Min.
Min. Max
Setbacks
Lot
Lot Bldg.
Office
70 St. Kalland Ave. East Wetland
Area
Width Cover
105
Floor
72nd St.
Required 2ac.
200ft. 30%
65ft. 35ft. 1Oft. 40ft.
Proposed 10ac.
397ft. 27%
81 ft. 43ft. 100ft. NA
Access. Access to the subject site is provided off of Kalland Avenue and 72nd Street.
There is generally one shared driveway between each building, although all of Building
#1 shares access to Kalland Avenue with the south side of Building #2 to provide proper
setback of the curb cut from 70th Street. The location and design of the proposed
accesses is consistent with the requirements of Section 20-21-4 of the Zoning
Ordinance and the Engineering Manual. The applicant has been made aware that
these accesses will dictate the location of driveways to Outlots H and O to the west of
Kalland Avenue. Access and parking easements will be required across all five lots due
to the shared arrangement for site circulation.
Off -Street Parking/Loading. The calculation of off-street parking required by Section
20-21-9 of the Zoning Ordinance is shown below.
Use
Floor Area
Gross 90%
Requirement
Required
Stalls
Ground
Office
23,347sf.
21,012sf.
1 stall / 200sf.
105
Floor
Warehouse
93,389sf.
84,050sf.
1 stall / 1,000sf.
84
SUBTOTAL
189
Mezzanine Office I
12,000sf.
107800sf.
1 stall / 200sf.
54
TOTAL
243
For the purpose of calculating required off-street parking, the applicant assumes that
the building occupancy will be 20 percent office and 80 percent warehouse/showroom.
On this basis, the build -out of the ground floor area will require 189 parking stalls. Full
build -out of up to 12,000 square feet of mezzanine space will require an additional 54
stalls.
The site plan provides 185 parking stalls, which is four less than required by the Zoning
Ordinance. Furthermore, we believe the applicant's estimate on the division between
office and warehouse space is overly conservative with regards to the amount of office
floor area, which will significantly affect the required number of parking stalls. We have
also raised the issue that the supply of parking stalls in single rows between buildings 1-
2, 3-4 and 4-5 is inadequate to provide convenient access for anticipated parking stall
demand. To address these concerns, the site plan illustrates an additional 98 parking
stalls along the east edge of the parking area adjacent to a 28 foot wide aisle to provide
back -out space along this main driveway (24 feet is typical). These stalls are intended
to be proof -of -parking stalls not constructed initially but which the City can require to be
built in the future if it determines the need. A condition of approval will be added that
City staff will monitor build out of the buildings and any future change in occupancy to
ensure that an adequate supply of parking stalls is provided at convenient locations as
required by the Zoning Ordinance.
Potential loading areas for the warehouse space within each suite is provided by nine
foot by nine foot overhead doors that can be installed if required by the individual
occupant. The loading area is accessed directly from the parking area drive aisles by a
9 foot x 21 foot apron. The dimension of the apron area is adequate for an extended
cab pickup with eight foot bed (but not a crew -cab pickup with an eight foot bed) or
commercial/passenger van. Larger commercial trucks would likely have to park parallel
to the building in front of the suite during loading.
All of the parking stalls are designed to a 9 foot by 20 foot dimension, setback at least
10 feet from public rights-of-way and accessed by 24 foot wide drive aisles. The design
of the parking area is consistent with the requirements of Section 20-21-4.H of the
Zoning Ordinance.
Signs. The exterior elevations illustrate proposed 30 square foot wall signs for
individual tenant bays above the suite entrances. Two wall signs are also shown for the
end units, which would typically only be allowed for corner lots or facades facing a
public street, but may be allowed under the PUD District given the unique orientation of
these structures. These wall signs are otherwise consistent with the allowances of the
Sign Ordinance provided that the total area of all signs on a single building fagade does
not exceed 15 percent of the area of the fagade.
Monument type signs are proposed to the west of the five buildings as business
identification for various occupants, with one sign for each half of a building. The signs
are setback 10 feet from the public right-of-way as required by Section 20-37-2.E of the
Zoning Ordinance. The sign structure is 9 feet tall with a sign area to be constructed
with a brick base and stucco finish to match the principal building. The sign area is
approximately 24 square feet. The height and area of the freestanding business
identification signs is within the allowances of Section 20-37-5.C.4 of the Zoning
Ordinance. However, the Zoning Ordinance limits the number of freestanding signs per
property to one. The number of proposed freestanding signs is likely appropriate due
orientation of the buildings and access locations, to provide direction to patrons of the
individual businesses within the project and the reduced scale of sign height and area.
Also, an area identification sign is proposed at the corner of 70th Street and Kalland
Avenue. The design of this sign is consistent with that of the five business identification
signs. The height and square footage of the area identification sign is larger at
approximately 10 feet tall and 78 square feet, respectively. These measurements are
consistent with the allowances of Section 20-37-5.C.5 of the Zoning Ordinance. The
sign is also setback 10 feet from public rights-of-way.
Site Lighting. A lighting plan has been submitted for the proposed development
indicating the type of light fixture, location of fixtures and illumination pattern of all site
lighting. Proposed fixtures are a shoe -box design with 90 degree horizontal cutoff to
minimize sideways or skyward glare. Pole mounted lights do not exceed 25 feet in
height. The light from sources on the site does not exceed 0.4 foot-candles at the east
property line or 1.0 foot-candles along the public right-of-way. The lighting plan is
consistent with the requirements of Section 20-16-10 of the Zoning Ordinance.
M
Trash. The site plan illustrates four 192 square foot "oversized" enclosures for trash
containers located at the east edge of the parking lot. The enclosures are to be
constructed of rock -face concrete block that match the color of the principal buildings.
The trash enclosures meet the requirements of Section 20-16-15 of the Zoning
Ordinance which requires any exterior storage of trash containers to be within such
enclosures for commercial and industrial uses.
Park Dedication. The application for the 8th Addition involves approval of a final plat
triggering park dedication requirements. Section 21-7-18 of the Subdivision Ordinance
requires commercial developments to provide 10 percent of the gross area of a parcel
to be platted for park and trail purposes or payment of a cash fee in lieu of land equal to
$7,000 per acre. Kittredge Crossings met 43.5 percent of the required park dedication
with the first addition final plat, leaving 56.5 percent to be satisfied as a cash fee in lieu
of land in effect at the time of final plat approval. The park dedication fee in lieu of land
for the 8th Addition is as follows:
$7,000/ac. x 56.5% x 10.0 ac. _ $39,550
Utilities. The proposed buildings are to be connected to municipal sanitary sewer and
water utilities. A shut off valve for water service to each individual unit will be required.
Also, where more than one unit is served by a sanitary sewer service, all maintenance
and cleaning shall be the responsibility of the maintenance association.
Based on an estimate of 4 RECs per acre, the proposed use would utilize 40 RECs of
sanitary sewer capacity. The City has a current reserve of 1,028 RECs in the west
waste water treatment plant for commercial and industrial uses (based on 175
gpd./REC). As such, there is adequate capacity to serve the proposed development.
City staff will evaluate allocation of sewer as tenants are identified and the interior of the
buildings finished out.
Grading Plan. A grading and drainage plan has been submitted for the subject site.
The grading plan is subject to review and approval of the City Engineer.
Easements. The subject site is currently platted as an outlot with overlying drainage
and utility easement. A public hearing has been scheduled for 28 February 2005 at the
City Council meeting to consider vacation of the easement. In that the purpose of the
existing easement will be satisfied by drainage and utility easements to be dedicated
with the proposed final plat that are subject to approval by the City Engineer, the
vacation is appropriate.
Development Contract. The applicant is required to enter into a development contract
with the City as a condition of final plat approval and provide all fees and securities
required by it. The development contract is subject to approval by the City Attorney.
RECOMMENDATION
The proposed PUD Development Stage Plan and Final Plat for Kittredge Crossings 8th
Addition is a positive addition of commercial office/warehouse space within the west
sewer district to expand opportunities to establish local business locations. Moreover,
the proposed development is consistent with requirements of the PUD District and
Zoning Ordinance. As such, our office recommends approval of the application as
outlined below.
POSSIBLE ACTION
A. Motion to approve the PUD Development Stage Plan and Final Plat of Kittredge
Crossings 8th Addition subject to the following conditions:
A management association shall be established for the overall site that is
to be responsible for all exterior building maintenance, approval of any
exterior architectural modifications, landscaping, snow clearing and
regular maintenance of driveways and parking areas.
2. Cross access and parking easements shall be recorded for all five lots
subject to approval of the City Attorney.
3. The site plan illustrates 98 off-street parking stalls as proof -of -parking to
be constructed as directed by City staff upon their determination that a
need exists to provide for a required number of stalls in accordance with
Section 20-21-9 of the Zoning Ordinance or additional stalls at specific
locations within the overall development based upon individual suite
occupancy. A security for construction of the proof -of -parking stalls shall
be provided until such time as the interior space of all buildings has been
issued certificates of occupancy, but the requirement to construct the
proof -of -parking shall continue without expiration and apply to any future
change in use or occupancy in accordance with Section 20-21-4.D and E
of the Zoning Ordinance.
4. A shut off valve for water service to each individual unit shall be provided
and where more than one unit is served by a sanitary sewer service, all
maintenance and cleaning shall be the responsibility of the maintenance
association.
5. The applicant shall pay a cash fee in lieu of land of $39,550 to satisfy park
and trail dedication requirements for the proposed final plat.
6. All grading, drainage, utilities, construction plans and easements are
subject to review and approval of the City Engineer.
m
7. The applicant shall execute a development contract with the City approved
by the City Attorney and record the final plat within 60 days of approval in
accordance with Section 21-3-3.D.6 of the Subdivision Ordinance unless
extended by the City Council.
8. Comments of other City staff.
B. Motion to deny the application based on a finding that the request is inconsistent
with the Comprehensive Plan and PUD District.
C. Motion to gable.
C. Mike Robertson
Judy Hudson
Andy MacArthur
Ron Wagner
Lucinda Gardner
Brian Johnson
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KITTREDGE CROSSINGS
DFT STREET NE & KALUNPYENT
OTSE STREET NE k KAILAND AVENUE NE
OTSEGD. MINNESOTA
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FEB. E.EO05 12:40PM
Hakanson
11011 Anderson
Assoc., Inc.
ENGINEERING REVIEW
Commercial and
Residential Subdivision
for the City of Otsego
by
Hakanson Anderson Associates, Inc.
Submitted to: Honorable Mayor and City Council
NO.05u P.1/5
Review No. 1
cc: Mike Robertson, Administrator
Judy Hudson, City Clerk,
Dan Licht, City Planner
Andy MacArthur, City Attorney
Lucinda Gardner, Darrel A. Farr Development Corp.
Brian Johnson, P.E., Westwood Professional Services, Inc.
Reviewed by: Ronald J. Wagner, P.E.
Brent Larson
Date: February 2, 2005
Proposed
Development: Kittredge Crossings Phase 8th Addition
Street Location
of Property: A portion of the south Y2 of Section 26, T121 N, R24W,
124.3 acres, north of 70th Street NE, west of LeBeaux Avenue
NE, and east of Kadler Avenue NE.
Applicant: Lucinda Gardner
Darrel A. Farr Development Corporation
3025 Harbor Lane, Suite 317
Plymouth, MN 55447
(763) 553-9972
Developer; Darrel A, Farr Development Corporation
Owners of Record: Darrel A. Farr Development Corporation
Purpose: A proposed commercial/industrial development in the City of
Otsego, Wright County, Minnesota. The proposed
development will be served with municipal water, sanitary
sewer, storm sewer, and public streets typical of an urban
setting.
Jurisdictional Agencies;
(but not limited to): City of Otsego, Wright County, Minnesota Department of
Natural Resources, Minnesota Pollution Control Agency,
Wright Soil and Water Conservation District.
Permits Required
(but not limited to): NPDES
Ma01\Shared 0ocs\MunIc1paAAotsago23xx\230j\ot2301RVW1.doc
FEB. 2.2005 12:40PM
TABLE OF CONTENTS
INFORMATION AVAILABLE
FINAL PLAT
CONSTRUCTION PLANS
COVER SHEET
OVERALL PLAN
STREET PLAN AND PROFILE
SANITARY SEWER AND WATERMAIN PLAN
STORM SEWER
DETAILS
GRADING, DRAINAGE & EROSION CONTROL PLAN
STORM SEWER AND INLET SPREAD CALCULATIONS
HYDROLOGY
OTHER CONSIDERATIONS
SUMMARY AND/OR RECOMMENDATION
\\Ha01\8hared 13ocs\MunlolpalWotsego23xx\23011ot2301 RVW1.doc
N0.052 P.2/5
FEB. 2.2005 12:40PM N0.058 P.3i5
INFORMATION AVAILABLE
Existing Conditions and Boundary, dated 4/1/03, by McCombs Frank Roos Associates, Inc,
Kittredge Crossings Final Plat, by McCombs Frank Roos Associates, Inc.
Kittredge Crossings 8th Addition Final Plat, sent 1/10/05, by Westwood Professional Services,
Inc,
Final Grading, Drainage and Erosion Control Plan, revision 9/8/04, by Westwood Professional
Services, Inc.
Preliminary Plans for Kittredge Crossings 8th Addition, 1/10/05 revision, by Westwood
Professional Services, Inc.
Construction Plans for Kittredge Crossings Bt" Addition, 1/19/05 revision, by Westwood
Professional Services, Inc.
Hydrology Report for Kittredge Crossings, 12/12/03 revision, by McCombs Frank Roos
Associates, Inc
Revised Hydrology Report for Kittredge Crossings Pond 7, 1/22/04 revision, by McCombs
Frank Roos Associates, Inc
Revised Hydrology Report for Kittredge Crossings II Pond 2 and 2A, 10/11/04 revision by
Westwood Professional Services, Inc.
P.U.D, Master Guide Plan, 4/1/03, by McCombs Frank Roos Associates, Inc.
Phasing Plan, 4/1/03, by McCombs Frank Roos Associates, Inc.
Illustrative Site Plan, 4/1/03, by McCombs Frank Roos Associates, Inc.
City of Otsego Engineering Manual
City of Otsego Zoning and Subdivision Ordinances, 10/14/02
National Wetland Inventory Map, 1991
Trunk Stormwater Facilities Study for Portions of the Otsego Creek Watershed, February
2003.
MN201\Shared Docs\Munlolpal\Aotsego23xx\2301\ot2301RVw1.doc
FEB. 2.2005 12:41PM
FINAL PLAT
N0.058 P.4/5
1. Drainage and Utility easements are needed over all shared sanitary sewer and
watermain and must cover each hydrant.
CONSTRUCTION PLANS
COVER SHEET
1. No comments,
EXISTING CONDITIONS (SHEET 2)
1. The legend does not match the plans.
2. Label the width of the streets surrounding Kittredge Crossings 8th Addition.
3. Label the size and invert elevations for the sanitary and storm sewer for the utilities
surrounding Kittredge Crossings 8th Addition.
PRELIMINARY PLAT (SHEET 3)
1, See Final Plat comments.
SITE PLAN (SHEET 41
1, If the depicted parking stalls on the east side of the parking lot are intended as overflow
use, surmountable curb and gutter is needed along the eastern edge of the parking lot.
GRADING AND PAVING PLAN (SHEETS)
It is unclear what the smaller pair of darkened squares near all the catch basins
represents. Please clarify,
2. There is no fall around the radius of the southeast corner of Lot 1, Block 1. Please
revise spot elevations to depict fall around the curb and gutter.
UTILITY PLAN (SHEET_6�
1. The hydrant coverage is insufficient. Minimum hydrant spacing of 300' must be
maintained in commercial/industrial areas. The eastern halves of Lots 1- 4, Block 1 are
not covered.
2. 20' of DIP out of the upstream side of sanitary sewer drop manholes is required.
3. 900 bends in the watermain and hydrant leads must be made using two 450 bends, (Ex
the hydrant at 715 Street NE and Kalland Avenue NE, the furthest south hydrant)
\\Ha01\Shared pocs\Munlclpal\Aotsego23xx\2301\ot2301RVW1.doe
I
FEB. 2.2005 12:41PM
DETAILS (SHEET 7- 81
1, No comments.
LANDSCAPE PLAN (SHEET 9)
1. See City Planners comments.
STORM SEWER AND INLET SPREAD CALCULATIONS
1. Submit for review.
N0.058 P.5/5
HYDROLOGY REPORT
1, The Hydrology Report for Kittredge Crossings 8th Addition was submitted and accepted with
Kittredge Crossings Phase I & II.
OTHER CONSIDERATIONS
1. No comments.
SUMMARY AND/OR RECOMMENDATION
Comments remain regarding the construction and grading plans associated with this final plat.
We recommend these comments be addressed prior to approval.
\\Ha01\Shefed Docs\Munlcipel\Aotsego23xx\2301\ot2301RVW1.doc
ITEM 3-2
NORTHWEST ASSOCIATED CONSULTANTS, INC.
4800 Olson Memorial Highway, Suite 202, Golden Valley, MN 55422
Telephone: 763.231.2555 Facsimile: 763.231.2561 plan ners(ci,nacpla nning. com
PLANNING REPORT
TO: Otsego Planning Commission
FROM: Daniel Licht, AICP
RE: Otsego — Kittredge Crossings 7th Addition
REPORT DATE: 3 February 2005 APPLICATION DATE: 20 January 2005
NAC FILE: 176.02 — 05.03 CITY FILE: 2005-01
BACKGROUND
Darrel A. Farr Development Corporation has submitted an application for PUD
Development Stage Plan approval for Kittredge Crossings 7 h Addition to construct 108
residential dwelling units. The proposed dwelling units consist of 42 twin homes built by
Kingman Homes Company as the second phase of the same structures of Kittredge
Crossings 3rd Addition and 66 back-to-back townhouse dwelling units built by L.A.
Donnay Homes, Inc., which are the second phase of the same or similar structures of
Kittredge Crossings 3rd Addition.
The subject site is guided for a mix of residential, commercial and industrial uses by the
Comprehensive Plan and a PUD District approved on 12 May 2003. Applications for
PUD development stage plans and final plat approval within Kittredge Crossings are
processed as amendments to the original PUD Development Stage Plan approved with
the PUD District.
Exhibits:
A.
Site Location
B.
PUD Master Guide Plan
C.
Final Plat
D.
Landscape Plan
E.
Building Elevations
ANALYSIS
PUD Master Guide Plan. The PUD District anticipated development of row
townhouses in the area of the 3�d Addition and twin home portion of the proposed 7th
Addition ranging in density between four to seven dwelling units per acre. The overall
density of the 3`d Addition and the twin home area of the 7th Addition is 5.4 dwelling
units per acre consistent with the PUD Master Guide Plan.
The PUD District guided development of mixed lifestyle townhouse dwellings in the area
of the approved 4 Addition and back-to-back townhouse areas of the proposed 7 t
Addition with a density of eight to fourteen dwelling units per acre. The density of the 4tn
Addition and proposed 7th Addition to be developed with back-to-back townhomes is
11.0 dwelling units per acre consistent with the PUD Master Guide Plan.
Building Design. The exterior design of the proposed twin homes and back-to-back
townhouses is to be the same or similar as the structures approved with the Kittredge
Crossings 3rd and 4th Additions, respectively.
The proposed twinhome buildings are single story structures. Each unit has a two car
garage with some of the units having side loaded doors to avoid facing the private drive.
Section 20-16-4.B.4 of the Zoning Ordinance requires that each garage be at least 480
square feet. The exterior finish of the buildings is all vinyl horizontal lap siding, with
decorative shutters aside some windows. The approval of these structures with
Kittredge Crossings 3rd Addition required that the materials be revised to specify a vinyl
shake shingle design material for the gable roof sections of the building to provide
variation in the facade's appearance.
The proposed back-to-back townhomes have four, eight or ten units per building. The
dwelling unit plans approved as part of Kittredge Crossings 4th Addition included only
buildings with ten dwelling units, each with approximately 2,000 square feet of floor
area. The builder must specify if there are any exterior differentiations between the
buildings based on the number of dwelling units per structure.
Allowance of ten dwelling units per building was a major subject of discussion by during
the application for approval of the 4th Addition as Section 20-17-10.A of the Zoning
Ordinance prohibits more than eight townhouse units per structure to control massing.
At the time, the Planning Commission and City Council believed that the site design
without the ten unit buildings in a straight line and the building design without a
continuous horizontal line at the peak of the roof, and the orientation of the pitched roofs
back from the street mitigated the ten unit size of the buildings. These factors are
largely evident when the one ten unit building now under construction is viewed in the
field and we encourage the Planning Commission and City Council to visit the site.
Based on the site design and the design of the proposed buildings, the three additional
ten unit buildings proposed as part of the 7th Addition are likely appropriate.
The exterior fagade materials of the back-to-back townhouse buildings include brick
facing on the garage fronts and low level brick around the unit entrances. Brick was
required to be extended to the side elevations of each building as part of the 4th Addition
2
approval as was the substitution of a vinyl shake shingle siding in the roof gables for
additional variation to the building appearance. These requirements should be carried
forward to the 7th Addition as well.
The builders of the twin homes and back-to-back townhouses were required to specify
color packages for each housing product. The implementation of the color packages
was based on the following requirements expected to be continued over the build -out of
all of the dwellings in the approved 3`d and 4th additions and proposed 7th Addition:
Twin homes: Four distinct color packages shall be specified for
siding, trim, and shutters with no scheme used for
more than 30 percent of the exteriors of all buildings.
Townhomes: Four distinct color packages shall be specified for
siding, trim, and shutters with no scheme used for
more than 50 percent of the exteriors of all buildings.
Landscape Plan. The applicant has submitted a landscape plan for the proposed 7th
Addition consisting of landscaping along public streets and also common area and
foundation plantings for each of the development sites. The character of the plan is
consistent with past approvals within the PUD District, including Kittredge Crossings 3`d
and 4th Additions. The approval of the landscaping for the 3`d addition included the
condition that additional shrub plantings be added along the sides of the garage, which
is not reflected on the plan submitted with the 7th Addition. We also emphasize that
grass must be installed between the driveways of attached units to avoid pulling mulch
or rock into the public street or private drives.
Lot Requirements and Setbacks. The proposed uses within the 7th Addition are
subject to the following lot requirements and setbacks applicable within the PUD
District. The site plan for the 7th Addition conforms to these requirements.
Setbacks
Minimum
Lot Area/Unit
Front
Side Rear
Between
Bldgs. on
Private
Drives
Wetland
Arterial or
Local or
Twin
Town -
Major
Minor
Base Lot
Home
home
Collector
Collector
65 ft.
35 ft.
T 10 ft. 20 ft.20
ft.
25 ft.
40 ft.
7,500sf.
5,000sf.
1. All lot lines abutting a public right-of-way shall be subject to front setback requirements.
Access. The various twin home and townhouse dwelling units are accessed by a
combination of public streets and private drives. The public streets are consistent with
the Engineering Manual as approved with the first addition final plat. Private drives
accessing more than three dwelling units have been designed as 28 foot wide sections
with concrete curb also as required by the Engineering Manual.
Guest Parking. The City requires townhouse developments to provide one-half stall of
guest parking per dwelling unit for guest use. A plan for provision of guest parking stalls
must be provided for the 7th Addition to verify the required number (54) and appropriate
distribution for convenient access to all of the dwelling units.
Park Dedication. Land was dedicated to the City with the intial Kittredge Crossings
final plat partially satisfying park and trail dedication requirements for the overall project.
The balance of the park dedication requirement is to be satisfied as a cash fee in lieu of
land determined by the following formula:
$2,932/unit x 56.6% x 108 units = $179,227
Utilities. The proposed development is to be served by municipal sanitary sewer and
water service. The MPCA recently approved a reduction in the City's estimate for
determining waste water flow from various uses from 250gpd per Residential Equivalent
Connection (REC), which is equal to one dwelling unit, to 175 gpd. per REC. The effect
of this action is to make available 695 RECs for residential development in addition to
the dwelling units already approved. As such, there is adequate utility capacity for the
proposed Kittredge Crossings 7th Addition.
Construction Plans. Plans for construction of streets, utilities and stormwater
improvements have been submitted and are subject to approval by the City Engineer.
Easements. The existing outlots to be subdivided into unit and base lots by the
proposed final plat are currently overlaid by drainage and utility easement. A public
hearing has been scheduled for 28 February 2005 at the City Council meeting to
consider vacation of the easement. In that the purpose of the existing easement will be
satisfied by drainage and utility easements to be dedicated over the common space
outlots of the proposed final plat, the vacation is appropriate. All easements are subject
to review and approval by the City Engineer.
Development Contract. The applicant is required to enter into a development contract
with the City as a condition of final plat approval and provide all fees and securities
required by it. The development contract is subject to approval by the City Attorney.
RECOMMENDATION
The proposed Kittredge Crossings 7th Addition PUD Development Stage Plan and Final
Plat is consistent with the Comprehensive Plan and PUD District, as well as the
previous approvals of the 3rd and 4th Additions. Our office recommends approval of the
application as outlined below.
rd
POSSIBLE ACTION
A. Motion to approve the PUD Development Stage Plan and Final Plat of Kittredge
Crossings 7th Addition, subject to the following conditions:
The plans related to the proposed twin home dwelling units shall:
a. Provide each garage with least 480 square feet in area in
conformance with Section 20-16-4.13.4 the Zoning Ordinance.
b. Provide each dwelling unit with at least 650 square feet of first floor
area above grade, plus 100 square feet of additional floor area for
each bedroom greater than one.
C. Specify a vinyl shake shingle design exterior material for the gable
roof sections of the buildings.
d. Specify four distinct color packages for siding, trim, and shutters
with no scheme used for more than 30 percent of the exteriors of all
buildings.
e. The landscape plan is revised to provide additional foundation
plantings and specify that grass is to be installed in the area
between adjacent driveways, subject to City staff approval.
2. The plans related to the proposed back-to-back townhouse dwelling units
shall:
a. Extend brick material to the sides of the building and utilize vinyl
shake shingles within the gable roof sections.
b. Specify four distinct color packages for siding, trim, and shutters
with no scheme used for more than 50 percent of the exteriors of all
buildings.
C. The landscape plan shall specify that grass must be installed in the
area between adjacent driveways.
3. A plan providing for one-half parking stall per dwelling unit for the 3 I 4th
and 7th Addition shall be submitted with the location of required stalls
subject to City Staff approval.
4. The applicant shall pay a cash fee in lieu of land of $179,227 to satisfy
park and trail dedication requirements for the proposed final plat.
5. All grading, drainage, utilities, construction plans and easements are
subject to review and approval of the City Engineer.
6. The applicant shall execute a development contract with the City approved
by the City Attorney and record the final plat within 60 days of approval in
accordance with Section 21-3-3.D.6 of the Subdivision Ordinance unless
extended by the City Council.
7. Comments of other City staff.
B. Motion to deny the application based on a finding that the request is inconsistent
with the Comprehensive Plan and PUD District.
C. Motion to table.
C. Mike Robertson
Judy Hudson
Andy MacArthur
Ron Wagner
Lucinda Gardner
Brian Johnson
c.
CITY OF
x0TSEGO
ON THE GREAT RIVER ROAD
a
NAC
BASE MAP DATA PROVIDED BY
Hakanson
I7 ■ ■ Anderson
� � � Assoc.,lno.
PREPARED OCTOBER 2001
NOTE:
THIS MAP IS FOR PLANNING
PURPOSES ONLY AND SHOULD
NOT BE USED FOR EXACT
MEASUREMENT.
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Shrub Detail
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222 x..r 6a.d
2apr, w....gl. ssw
Kittredge Crossings
7TH Addition
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PARKLAND ESTAT, ES TOWNHOMES
\ ' / ST. BOINIFACIUS, MN
\\//�
/� � «
Hakanson 3®
Anderson 3601 Thurston Avenue, Anoka, MN 55303
Phone: 763/427-5860 Fax: 763/427-0520
ASSOC., Inc.
February 1, 2005
Honorable Mayor and City Council
City of Otsego
8899 Nashua Avenue NE
Otsego, MN 55330
Re: Kittredge Crossings 7d' Addition
Final Plat
Dear Honorable Mayor and City Council:
We have reviewed the final plat for the above referenced subdivision, and offer the following
comments:
Final Plat
No Comments.
Construction Plans
The streets and utilities for Kittredge Crossings 7`h Addition are being constructed as part
of Kittredge Crossings Phase II. Construction Plans for Kittredge Crossings Phase II,
revision 10/12/04, have outstanding comments, dated 12/13/04. Final Plat approval for
Kittredge Crossings 7d' Addition shall be contingent upon all of the conditions being met
as stated in our review.
Grading Plan
The grading for Kittredge Crossings 7d' Addition is being completed as part of Kittredge
Crossings (I" Addition). Outstanding comments, dated 12/13/04, remain on the Final
Grading, Drainage & Erosion Control Plan for Kittredge Crossings. Final Plat approval
for Kittredge Crossings 7d' Addition shall be contingent upon all of the conditions being
met as stated in our review.
Other Considerations
The Hydrology Report for Kittredge Crossings 7h Addition was submitted and accepted
with Kittredge Crossings Phase I & II.
2. The Storm Sewer Drainage Calculations and Inlet Spread Calculations for Kittredge
Crossings 7 1 Addition was submitted and accepted with Kittredge Crossings Phase I &
II.
G:\Municipal\Aotseclyo23xx\2300\ot230OReVWI.doc
Honorable Mayor and City Council
Page 2 of 2
Comments remain regarding the construction and grading plans associated with this final plat.
We recommend these comments be addressed prior to approval.
Sincerely,
HAKANSON ANDERSON ASSOCIATES, INC.
71
Ronald J. Wer, P.E.
cc: Mike Robertson, Administrator
Judy Hudson, Clerk
Dan Licht, City Planner
Andy MacArthur, City Attorney
Lucinda Gardner, Farr Development Corp.
Brian Johnson, P.E., Westwood Professional Services, Inc.
Hakanson
Anderson
Assoc., Inc.
G:\Municipal\Aotsego23xx\2300\ot230OReVWI.doc
16
Review No. 1
ENGINEERING REVIEW
Hakanson Commercial and
Anderson Residential Subdivision
Assoc., Inc.
for the City of Otsego
by
Hakanson Anderson Associates, Inc.
Submitted to: Honorable Mayor and City Council
cc: Mike Robertson, Administrator
Judy Hudson, City Clerk,
Dan Licht, City Planner
Andy MacArthur, City Attorney
Lucinda Gardner, Darrel A. Farr Development Corp.
Brian Johnson, P.E., Westwood Professional Services, Inc.
Reviewed by: Ronald J. Wagner, P.E.
Brent M. Larson
Date: February 1, 2005
Proposed
Development: Kittredge Crossings Phase 7th Addition
Street Location
of Property: A portion of the south '/2 of Section 26, T121 N, R24W,
124.3 acres, north of 70th Street NE, west of LeBeaux Avenue
NE, and east of Kadler Avenue NE.
Applicant: Lucinda Gardner
Darrel A. Farr Development Corporation
3025 Harbor Lane, Suite 317
Plymouth, MN 55447
(763) 553-9972
Developer: Darrel A. Farr Development Corporation
Owners of Record: Darrel A. Farr Development Corporation
Purpose: A proposed multi -family residential development in the City of
Otsego, Wright County, Minnesota. The proposed
development will be served with municipal water, sanitary
sewer, storm sewer, and public streets typical of an urban
setting.
Jurisdictional Agencies:
(but not limited to): City of Otsego, Wright County, Minnesota Department of
Natural Resources, Minnesota Pollution Control Agency,
Wright Soil and Water Conservation District.
Permits Required
(but not limited to): NPDES
\\Ha01\Shared Docs\Municipal\Aotsego23xx\2300\ot2300RVW1.doc
TABLE OF CONTENTS
INFORMATION AVAILABLE
FINAL PLAT
CONSTRUCTION PLANS
COVER SHEET
OVERALL PLAN
STREET PLAN AND PROFILE
SANITARY SEWER AND WATERMAIN PLAN
STORM SEWER
DETAILS
GRADING, DRAINAGE & EROSION CONTROL PLAN
STORM SEWER AND INLET SPREAD CALCULATIONS
HYDROLOGY
OTHER CONSIDERATIONS
SUMMARY AND/OR RECOMMENDATION
\\Ha01\Shared Docs\Municipal\Aotsego23xx\2300\ot2300RVW1.doc
INFORMATION AVAILABLE
Existing Conditions and Boundary, dated 4/1/03, by McCombs Frank Roos Associates, Inc.
Kittredge Crossings Final Plat, by McCombs Frank Roos Associates, Inc.
Kittredge Crossings 3rd Addition Final Plat, by McCombs Frank Roos Associates, Inc.
Kittredge Crossings 4th Addition Final Plat, by McCombs Frank Roos Associates, Inc.
Final Grading, Drainage and Erosion Control Plan, revision 9/8/04, by Westwood Professional
Services, Inc.
Hydrology Report for Kittredge Crossings, 12/12/03 revision, by McCombs Frank Roos
Associates, Inc
Revised Hydrology Report for Kittredge Crossings Pond 7, 1/22/04 revision, by McCombs
Frank Roos Associates, Inc
Revised Hydrology Report for Kittredge Crossings II Pond 2 and 2A, 10/11/04 revision by
Westwood Professional Services, Inc.
Storm Sewer Design Calculations for Kittredge Crossings Phase ll, 9/24/04 revision, by
Westwood Professional Services, Inc.
Inlet spread calculations, 11/11/03 revision, by McCombs Frank Roos Associates, Inc
P.U.D. Master Guide Plan, 4/1/03, by McCombs Frank Roos Associates, Inc.
Phasing Plan, 4/1/03, by McCombs Frank Roos Associates, Inc.
Illustrative Site Plan, 4/1/03, by McCombs Frank Roos Associates, Inc.
City of Otsego Engineering Manual
City of Otsego Zoning and Subdivision Ordinances, 10/14/02
National Wetland Inventory Map, 1991
Trunk Stormwater Facilities Study for Portions of the Otsego Creek Watershed, February
2003.
\\Ha01\Shared Docs\MunicipalWotsego23xx\2300\ot2300RVW1.doc
FINAL PLAT
1. No comments.
CONSTRUCTION PLANS (Utilities included with Phase II plans)
(All comments are the same as Phase II Review #7, dated 12/13/04)
COVER SHEET
1. No comments.
OVERALL PLAN (SHEETS 1A-3)
1. The NWL and HWL elevations east of Kalland Avenue NE for Otsego Creek have been
changed. The elevations for the NWL and HWL should be 936.8 and 942.6
respectively. Please revise.
STREET PLAN AND PROFILE (SHEETS 4-12)
1. We strongly suggest short vertical curves be used along private drives where there is
significant grade change.
2. Sheet 9, the low point elevation of Private Drive "D" has not been revised in the plan
view and at the PVT location in the profile.
3. Sheet 11, the spot elevations behind Lots 2 & 3, Block 12, 6th Addition disagree with the
grading of the area. Please verify.
4. Sheet 14 & 15, the watermain stubs located under the bituminous cul-de-sacs must be
extended.
5. Sheet 28, the grades of the storm sewer pipe and the inverts do not agree for CBMH 52
to FES G and from CBMH 52 to CBMH 57. Review and revise.
SANITARY SEWER AND WATERMAIN PLAN (SHEETS 13-23)
1. No comments.
STORM SEWER (SHEET 24-30)
1. No comments.
DETAILS (SHEETS 31-33)
1. No comments
\\Ha01\Shared Docs\Municipal\Aotsego23xx\2300\ot2300RVW1.doc
GRADING, DRAINAGE & EROSION CONTROL PLANS
(Comments are the same as Phase II Review #7, dated 12/13/04)
1. The NWL and HWL elevations east of Kalland Avenue NE for Otsego Creek have been
changed. The elevations for the NWL and HWL should be 936.8 and 942.6
respectively. Please revise.
2. Please add revision dates.
3. The 950 contour is incomplete for the commercial area in the northeast corner of the
site. Review and revise.
4. The E.O.F. for Private Drive "D" has been switched to the west side of the street and
raised to 954.0. The north end of Private Drive "D" has a centerline elevation of onl
953.9. The garage floor elevations of Lot 1, Block 1, 5th Addition and Lot 1, Block 2, 5t
Addition are yet lower at 953.5. Please review and revise.
5. See Street Plans comment #3.
STORM SEWER AND INLET SPREAD CALCULATIONS
(All comments are the same as Phase II Review #7, dated 12/13/04)
1. The CB 1A, Phase 2, time of concentration should be approximately 10 minutes. It is
unclear why 30 minutes is being used.
HYDROLOGY REPORT
1. No comments.
OTHER CONSIDERATIONS
1. Please submit latest revisions of Grading and Construction Plans.
SUMMARY AND/OR RECOMMENDATION
Comments remain regarding the construction and grading plans associated with this final plat.
We recommend these comments be addressed prior to approval.
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