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03-21-05 PC
ITEM 3.1 NORTHWEST ASSOCIATED CONSULTANTS, INC. 4800 Olson Memorial Highway, Suite 202, Golden Valley, MN 55422 Telephone: 763.231.2555 Facsimile: 763.231.2561 planner&Anacplanning.com PLANNING REPORT TO: FROM: RE: REPORT DATE NAC FILE: BACKGROUND Otsego Planning Commission Laurie Shives / Daniel Licht Otsego — Crimson Ponds West; Preliminary Plat 15 March 2005 ACTION DATE: 16 April 2005 176.02 — 05.07 CITY FILE: 2005-09 Backes Companies, Inc. is requesting a preliminary plat for a 187 single family lot subdivision located approximately one half mile north of 70th Street and east of Odean Avenue. The proposed subdivision will be known as Crimson Ponds West and is on 97.5 acres of land to the southwest of the existing Crimson Ponds subdivision, which was platted by the same developer in November 1999. The subject site is guided for low density residential development by the Comprehensive Plan within the East Sanitary Sewer District. The applicant is also requesting a rezoning from A-1, Agricultural District to R-4, Residential -Urban Single Family District in order to accommodate the proposed preliminary plat. Exhibits: A. Site Location B. Preliminary Plat C. Landscape Plan D. Grading Plan E. Utility Plan ANALYSIS Zoning. The subject site is currently zoned A-1 District requiring a Zoning Map amendment to rezone the subject site to R-4 District to allow for the proposed single family homes at urban densities, served by sanitary sewer and water utilities. The requested Zoning Map amendment is to be evaluated based on, but not limited to, the criteria outlined in Section 20-3-21 of the Zoning Ordinance, as follows: 1. The proposed action's consistency with the specific policies and provisions of the City's Comprehensive Plan. Comment: The Comprehensive Plan guides the site for low density residential uses defined as single family dwellings at a density of no more than three dwelling units per acre. The proposed subdivision has a density of 1.9 dwelling units per acre, which is consistent with the future land use plan. 2. The proposed use's compatibility with present and future land uses in the area. Comment. The table below illustrates land uses surrounding the subject site. The primary compatibility issue with this subdivision is the transition between the proposed single family lots and the one -acre lots to the north. The uses within the subject site will be the same as those in the existing neighborhood to the north. Furthermore, the transition between neighborhoods occurs along rear lot lines, so no negative impacts are anticipated based on experience with similar situations in other areas of the City (including the intial Crimson Ponds development). As such, the proposed development will be compatible with the existing and planned land uses surrounding the subject site. Direction Land Use Plan Zoning Map Existing Use North LD residential R-3 District One -acre single family lots R-4 District Urban singe family lots Detached townhomes East LD/MD Residential R-6 District Townhomes South LD Residential A-1 District Agriculture Rural Single Family West LD Residential A-1 District A riculture 3. The proposed use's conformity with all performance standards contained in the Zoning Ordinance (i.e., parking, loading, noise, etc.). Comment: The proposed use will conform to all requirements of the Zoning Ordinance, Subdivision Ordinance and Engineering Manual. 4. The proposed use's effect upon the area in which it is planned. Comment: The proposed Crimson Ponds West subdivision provides for a logical extension of urban development as anticipated by the Comprehensive Plan. 2 5. The proposed uses impact on property values in the area in which it is planned. Comment: Although no official study has been completed, the proposed use is not anticipated to have a negative effect upon area property values. 6. Traffic generation by the proposed use in relation to the capabilities of existing and planned streets serving the property. Comment: Access to the subject site will be provided from either Odean Avenue or 7e Street. Both of these roadways are improved MSA designed streets designated as collector streets by the Comprehensive Plan, intended to move traffic between neighborhoods and regional roadways such as CSAH 37, CSAH 42 or TH 101. Both of these roadways have adequate capacity to accommodate the traffic generated by the proposed development. 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 intensity of the proposed use is within the parameters established by the Comprehensive Plan and the recently approved expansion of City services has allowed for additional residential development in the area. Thus, no negative impact to the City's service capacity is anticipated as a result of this project. Access. The subject site abuts Odean Avenue on its west line and 78th Street is stubbed to the east line as the primary access points for the proposed development. Odean Avenue and 78th Street (to be extended as 75th Street west of Padget Avenue) are both designated collector streets by the Transportation Plan, subject to direct lot access prohibitions and intersection spacing requirements. All intersections to these roadways are to be at least 500 feet apart as required by Section 21-7-7.N of the Subdivision Ordinance. Extension of 78th Street must deflect to the south plat line as the street goes west to avoid wetland and topographic features and provide appropriate spacing of major roadways. Portions of the proposed right-of-way for the extension of 75 h/78th Street will be required to be acquired or dedicated from the property to the south for the street to be completed to Odean Avenue. More than one access to the proposed development from 75th Street/ 78th Street can be constructed within the area of the preliminary plat. Thie City Engineer must review the location of 75th/78th Street to determine the grading impacts to the property to the south and the most feasible location for extension of a minor collector street from 75th178th Street south. It must also be noted that the intersection of 75th Street with Odean Avenue has been off -set 80 feet to the north to avoid impacting an existing single family dwelling on the parcel to the south right at the property line. This alignment will also aid in avoiding a tree stand west of Odean Avenue at such time as the roadway may be extended in the future. The land located within the subject site between the right-of-way for 75th Street and the south plat line must be designated as an outlot to be conveyed to the single family property to the south. Secondary connections required by the City for access between neighborhoods are provided at Ogden Avenue within Deer Field Acres and Padget Avenue within Crimson Ponds. The applicant will be responsible for connection of the new streets to the existing streets and removal and restoration of the temporary cul-de-sacs at the termini of the existing streets. These connections are not expected to generate significant traffic from the proposed development into the existing neighborhoods. Streets. Extension of 75th/78th Street will be designed as an MSA collector street consistent with existing 78th Street having an 80 foot right-of-way and 46 foot wide surface with an eight foot wide bituminous trail along the north side. Local streets within the neighborhood will be within a 60 foot right-of-way and have a 28 foot wide section and five foot concrete sidewalk on one side, which has been located as to minimize pedestrian street crossings. No sidewalk has been shown on Padget Avenue, which connects into the existing Crimson Ponds neighborhood that does not have sidewalks. Although there is a need to transition to the existing neighborhood, we recommend that a sidewalk be provide along the front of Lots 9-12, Block 3 to provide a connection to the trail on 75th/78th Street. All street designs and street names are subject to review and approval by the City Engineer. Blocks. Section 21-7-3 of the Subdivision Ordinance limits block length to not more than 1,200 feet unless dictated by natural features or the design of adjacent subdivisions to encourage circulation and access within and between neighborhoods. Blocks 5, 6, and 7 all exceed 1,200 feet in length due either to the design of adjacent subdivisions, topography, or drainage and intersection spacing requirements, therefore the layout of the proposed development is acceptable. Lot Requirements. The table below illustrates the lot requirements of the R-4 District. The preliminary plat must be revised to include this information. Lot Area Lot Width Lot Depth Setbacks Front Side Side Corner Rear Wetland Collector Street Local Street 12 , 000sf. 75ft. 100ft. 65ft. 35ft. 10ft. 35ft. 20ft. 40ft. The following four lots have proposed areas less than 12,000 square feet and must be revised on a final plat to meet the minimum lot area requirements of the R-4 District. All other lot requirements are complied with. Lot 16, Block 2 Lot 28, Block 7 Lot 2, Block 6 Lot 2, Block 13 (exception parcel) 4 Bufferyard. Section 20-16-7.D of the Zoning Ordinance requires installation of a landscape bufferyard in the side or rear yard of lots abutting a designated collector street such as Odean Avenue or 75th/78 th Street. No landscape plan has been submitted and one must be prepared in accordance with the design requirements of Section 20-16-9.D.3 of the Zoning Ordinance and submitted with the first application for final plat approval. Park and Trail Dedication. The Future Park and Trail Plan identifies the need for a neighborhood park within the area of the subject site. The Future Park and Trail Plan also identifies a greenway corridor to be established along Lefebvre Creek, which crosses the eastern portion of the site. Section 21-7-18.1 establishes that the City may require up to 10 percent of the gross area of a parcel proposed for development at less than four dwelling units per acre. Based on the 97.5 acre area of the subject site, the City may require dedication of up to 9.7 acres of land for park purposes. The preliminary plat establishes Outlots 1 and an undesignated parcel north of 75tnn8tn Street and Outlot 2 south of 75th n8tn Street to be dedicated to the City as land for a neighborhood park and trail head to the Lefebvre Creek greenway. The gross area of these parcels is approximately 12.91 acres (not including the center unidentified parcel), but are encumbered by several wetlands for which no credit is given towards park dedication requirements. The applicant must delineate the wetlands within and identify the net area of the outlots to determine the extent to which park dedication requirements will be satisfied by dedication of this parcel. Any unmet portion of the park dedication requirements will be satisfied as a proportional cash fee in lieu of land paid at the time of final plat approval. Easements. The preliminary plat illustrates drainage and utility easements over all proposed stormwater drainage ponds and at the perimeter of each lot as required by Section 21-7-15 of the Subdivision Ordinance. The preliminary plat also illustrates a 100 foot drainage and utility easement centered over the portion of Lefebvre Creek north of 75th Street as required. All easements are subject to review and approval of the City Engineer. Grading Plan. The existing condition of the subject site is generally flat, but there is a ridgeline that bisects the property from north to south in the center area with an approximate 25 foot change in elevation between the higher west side and lower east side of the property. Grading of the site for development to address the change in grade across the property will result in the loss of a significant tree stand along the ridge. Wetlands being impacted by the proposed development by extension of 75th/78tH Street and in the area of Block 10 are to be mitigated as required by the Wetland Conservation Act as approved by the City Engineer. A grading plan has been submitted with the preliminary plat and is subject to the review and approval of the City Engineer. Utility Plan. A utility plan has been submitted and is subject to review and approval by the City Engineer. A connection to sanitary sewer service is made at the connection point between the subject site and Crimson Ponds at Padget Avenue. Connection to water services is provided both at Padget Avenue and at 78th Street abutting Pheasant Ridge 5th Addition. Utilities must be extended through the subject site to provide for future connections for lands to the north, west and south as determined by the City Engineer. Phasing Plan. The development policy recently adopted by the City Council requires residential developers to identify the intended phasing plan (if any) for their proposed developments. No phasing plan for the proposed preliminary plat has been submitted. A phasing plan for Crimson Ponds West must be submitted and is subject to review and approval of the City Council. The phasing plan will be made a condition of preliminary plat approval and recorded as an exhibit to the development contract. Development Contract. Following approval of a preliminary plat, the applicant is required to enter into a development contract with the City to be executed prior to consideration of a final plat by the City Council. The development contract, which specifies all conditions of approval, applicable fees and securities to be provided for required improvements, is subject to review and approval of the City Attorney. Exception Parcel. There is a 2.5 acre exception parcel fronting Odean Avenue within the subject site. This parcel, once part of the subject site, consists of a single family dwelling and detached accessory buildings of a farmstead. Two of the buildings related to the farmstead are on the subject site and must be removed with approval of the first final plat as they become non -conforming structures with the requested Zoning Map amendment. The layout of Blocks 2 and 13 anticipate future incorporation of the exception parcel as part of the neighborhood with subdivision into single family lots. The exception parcel is not to be included as part of the Zoning Map amendment or preliminary plat approvals and will require future applications as may be required by the Zoning Ordinance and Subdivision Ordinance. RECOMMENDATION The proposed Zoning Map amendment and preliminary plat for Crimson Ponds West is consistent with the policies of the Comprehensive Plan and the applicable requirements of the City's development regulations. We recommend approval subject to the conditions outlined below. POSSIBLE ACTIONS Decision 1 —Zoning Map Amendment G A. Motion to approve a Zoning Map amendment rezoning the subject site from A-1 District to R-4 District based on a finding that the request is consistent with the Comprehensive Plan. B. Motion to deny the application based on a finding that the request is not consistent with the Comprehensive Plan. C. Motion to table. Decision 2 — Preliminary Plat A. Motion to approve the Crimson Ponds West Preliminary Plat, subject to the following conditions: 1. Approval of the preliminary plat shall not guarantee access to sanitary sewer service. The City shall only allocate sanitary sewer capacity to approved final plats with signed development contracts and payment of applicable SAC and WAC fees to assure the City of timely development. 2. A phasing plan shall be submitted outlining the anticipated final platting of the proposed subdivision. The phasing plan is subject to approval of the City Council, its schedule shall be made a condition of preliminary plat approval and it shall be incorporated as part of the terms and conditions of a development contract executed for the initial final plat of a phased development. 3. The land at the southwest corner of the plat south of the right-of-way of 75tt' Street shall be platted as an outlot to be conveyed to the abutting property owner to the south. 4. The applicant shall be responsible for connection of the new streets to the existing Ogden Avenue and Padget Avenue within adjacent subdivisions and removal and restoration of the temporary cul-de-sacs at the termini of the existing streets, subject to approval of the City Engineer. 5. A sidewalk shall be added to Padget Avenue at the front of Lots 9-12, Block 4. 6. All lots shall conform to the minimum area, width and setback requirements of the R-4 District. 7. A landscape plan consistent with the design requirements of Section 20- 16-9.D.3 of the Zoning Ordinance for the required bufferyard along the side and rear yards of lots abutting Odean Avenue or 75th' 78th Street shall be submitted and is subject to review and approval by City Staff. 7 8. The parcel overlying Lefebvre Creek between Blocks 3 and 4 shall be designated as an outlot. 9. Outlots 1, 2 and the undesignated parcel between Blocks 3 and 4 shall be dedicated to the City for park purposes. The applicant shall identify the net area of these parcels outside of any wetland or drainage easement that will be credited towards park and trail dedication requirements. Any unmet portion of the required park and trail dedication shall be satisfied as a proportional cash fee in lieu of land based on the fee in effect at the time of final plat approval. 10. All grading plans, utility plans, easements, street designs and street names shall be subject to review and approval by the City Engineer. 11. The applicant shall execute a development contract with the City prior to consideration of a final plat by the City Council specifying all conditions of approval, applicable fees and required securities, subject to review and approval of the City Attorney. 12. The two existing buildings on the subject site related to the adjacent farmstead shall be demolished and cleared from the area with approval of the first final plat. 13. Comments of other City Staff. B. Motion to deny the application based on a finding that the request is not consistent with the Comprehensive Plan, Zoning Ordinance and/or Subdivision Ordinance. C. Mike Robertson, City Administrator Judy Hudson, City Clerk/Zoning Administrator Andy MacArthur, City Attorney Ron Wagner, City Engineer Dennis Backes, applicant Jeff Shopek, Loucks McLagen Dave Hagen, Loucks McLagen Bill Sharbono, Loucks McLagen NAC ON THE GREAT RIVER ROAD If 0 A 1-n Zjl ;1B < rn It sit i• f If CZ m A-1 .2 0 a Oz. Ic it m z asg} lift zc as A 1 1 q Z of Z N — — — — — — — — — — — — Odeon Avwx4g -:�- -7 Avff~W t N F� :6 - — . T7FV t7l — — — — — — — — — — — — — - i.- 7i ---- ----------------- ----------- f 11 ---------- - ------ • Tx L-2— — — — —17 7z—z Ills � ������.. � � °��j III, II, � 11011 FS Nz EXISTING CONDITIONS GENERAL NOTES r — — —!If / : \ ! s _' I . „ • CRIMSON PONDS ;...I=* WEST jil,. iii , , , � :. ►. ._ I i li I — tea[ISI."`�°,".;:;:'�:R�am','a��''�. �.W �m',. i' • ! i I \� J I I ! 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MN 554d B.wElrn Cmui, MN 5512Y MCLAGAN was xvw PRELIMINARY PLAT PLAT WEST I928187E EXHIBIT B 1 L 9 21 `> Ic \\pp•: /' 23 \• :,._ \ a �� '�23 �--_..,. i fi'i 4 L � i I 24 .. , \ W 29 rS `,allb D`��� —_ r I II `aa \\a ♦a 3�`�--'� -� 4 2^11 1 d 3111 a / I 1 1 L W I II I I 1 1 IA I 1 II I sr w•u I i / , , r-; , / / A1111 \I PRELIMINARY PLAT GENERAL NOTES na IAau IL9Oi,lOk — _ a¢ .n.oita nva® urx o.sc,r,lax: PtlYS�`I Pox05 �� I I—_— rxmoau uxrrn u><x. saM nis x I 1 � xwxn x[ rr' ,J 11 II .uaa .: amx al .K n f. ••• •w.kne [oum.n.. m. wup ma %nm.knM m uu pm. 0 too zoo e SCALE NW CRIMSON PONDS WEST OISEGO, MINNESOTA RAC.KESCOMPANIES 1026 wu4yn tlu k—d tlw ,.tlCerra, MN 5549 MCLAGAN MS �tl5 SBS M� Rm PRELIMINARY PLAT EAST 98187E EXHIB 6- 2 � l `aa \\a ♦a -T11 � J 4 I xJ / , , r-; , / / A1111 \I PRELIMINARY PLAT GENERAL NOTES na IAau IL9Oi,lOk — _ a¢ .n.oita nva® urx o.sc,r,lax: PtlYS�`I Pox05 �� I I—_— rxmoau uxrrn u><x. saM nis x I 1 � xwxn x[ rr' ,J 11 II .uaa .: amx al .K n f. ••• •w.kne [oum.n.. m. wup ma %nm.knM m uu pm. 0 too zoo e SCALE NW CRIMSON PONDS WEST OISEGO, MINNESOTA RAC.KESCOMPANIES 1026 wu4yn tlu k—d tlw ,.tlCerra, MN 5549 MCLAGAN MS �tl5 SBS M� Rm PRELIMINARY PLAT EAST 98187E EXHIB 6- 2 187 �I�© ®• 1 13 -� 1,4 '15 10 9 8 7 roto sena_ 3 � K'u i �ii 2 i 4 5 \ i _ i Oji 1 \ 1.■ t� ro mt Name: CRIMSON PONDS WEST OTSEGO, MINNESOTA OwneriDevelooer Name: BACKES COMPANIES 7026 Brooklyn Boulevard Brooklyn Center, MN 55429 Profe-- Services: MCLAGAN Planning • CWH Engin q .lard Surveying La,dtcale An hl— • Envlmmm,eal ■ 20 E. Th -q— Avenue -wile 205 N. Paul, Min—, 55118 Telephmr. 165057.3" Fan: (6511957-86/2 w .Duck lagan.mm ©2ooA CADUQualification: C98187E Submittal: 2-15U5 1,.I -n yGy App,wal 31145 Reviwdpn CityC—t Pro essiona Signature: I-w..P.. pwummatlr I OIr E�Ry/�rMwn O c�N Date QualityControl: WBS WBS RPW .�.., o... Sheet Index: Cat TRUE SNLET C14 E%6ING CONDITIONS C1-2 ExisTING CONDITIONS C2-1 PRELIMINARY PIAT C2-2 PRELIMINARY PUT C3.1 PRELIMINARY GRADING PUN C3.2 PREUMNARY GRADING RAN GJ PRELIMINARY MITIGATION PLAN C34 PRELURNARY MITIGATION RAN C41 PRELLMINARYUTILITYPLM C42 PRELIMINARY UTILITY RAN C4I DETAIL WEFT C41C9.3 UTILITY DETAIL SHEETS Sheet Title: PRELIMINARY UTILITY PLAN PrOleCt No.: 1 98187E Sheet No.: EXHIBtT4Dj \ \ \ _ L• / ^�` 1 a, .. .. •.iii"a //i/7 ��� IiI IiI /L JiL J I L — — — — JIL _ _ _ 2 3 4 5 8 9 10 II 12 13 14 15 16 17 187 �I�© ®• 1 13 -� 1,4 '15 10 9 8 7 roto sena_ 3 � K'u i �ii 2 i 4 5 \ i _ i Oji 1 \ 1.■ t� ro mt Name: CRIMSON PONDS WEST OTSEGO, MINNESOTA OwneriDevelooer Name: BACKES COMPANIES 7026 Brooklyn Boulevard Brooklyn Center, MN 55429 Profe-- Services: MCLAGAN Planning • CWH Engin q .lard Surveying La,dtcale An hl— • Envlmmm,eal ■ 20 E. Th -q— Avenue -wile 205 N. Paul, Min—, 55118 Telephmr. 165057.3" Fan: (6511957-86/2 w .Duck lagan.mm ©2ooA CADUQualification: C98187E Submittal: 2-15U5 1,.I -n yGy App,wal 31145 Reviwdpn CityC—t Pro essiona Signature: I-w..P.. pwummatlr I OIr E�Ry/�rMwn O c�N Date QualityControl: WBS WBS RPW .�.., o... Sheet Index: Cat TRUE SNLET C14 E%6ING CONDITIONS C1-2 ExisTING CONDITIONS C2-1 PRELIMINARY PIAT C2-2 PRELIMINARY PUT C3.1 PRELIMINARY GRADING PUN C3.2 PREUMNARY GRADING RAN GJ PRELIMINARY MITIGATION PLAN C34 PRELURNARY MITIGATION RAN C41 PRELLMINARYUTILITYPLM C42 PRELIMINARY UTILITY RAN C4I DETAIL WEFT C41C9.3 UTILITY DETAIL SHEETS Sheet Title: PRELIMINARY UTILITY PLAN PrOleCt No.: 1 98187E Sheet No.: EXHIBtT4Dj UTILITY PLAN GENERAL NOTES 1. All sanitary sewer, storm sewer and watennain Utilities shall be furnlehed and installed per the requirements of the specifications, the City and the standard utilities specification of the City Engineers Ass«lotion of Minnesota (CEAM), 1999 edition. All HDPE connections to concrete manholes shall be connected with an internal rubber gasket or by using ADS waterstop gasket. All sanitary sewer main line MI be SDR 35. All sanitary sewer services shall be SDR 26. 2. See Sheet C6–I and the contract specifications for specific utility details and utility service details. 3. All utility pipe bedding shall be compacted sand or fine granular material per the requirements of the City. All compaction shall be performed per the requirements of the CEAM Specification. 4. All connections to existing utilities shall be performed per the requirements of the City. Tha City Department of Engineering and Building Inspections Department and the can action engineer must be notified at least 48 hour prior to any work within the public right of way, or work impacting public utilities. 5. All sanitary sewer and water services shall terminate at the property line unless otherwise noted. S. The contractor shall notify GOPHER STATE ONE CALL at 651-454-0002 at least 48 hours prior to performing any excavation or underground work. 7. The contractor shall field adjust watermain to avoid conflicts with sanitary sewer, storm sewer, and services as required. Insulation of water and sanitary sewer Pales shall be provided where 7.5 feet minimum depth can not be attained. B. All street repairs and patching shall be performed per the requirements of the City. All traffic control shall be provided by the contractor and shall be established per the requirements of the Minnesota Manual of Uniform Traffic Control Devices (MUTCD) and the City. This shall include all signage, barricades, flashers and flogger. as needed. All public streets shall be open to traffic at all times. No road closures shall be permitted without the expressed authority of of the City. 9. All new watery ain must have a minimum of 7.5 feet of cover. 10. Adjust all existing structures, both public and private to the proposed grades where disturbed and comply with all requirements of the utility owner. Structures being reset to paved areas must meet owners requirements for traffic loading. II. Proposed Pipe Materials: Watennain DIP Class 52 No less than 7.5' deep. Water Service COPPER TYPE K,I" Service to property line. Sanitary Sewer PVC SOR 35 No more than 20' deep. Sanitary Sewer PVC SDR26 20' – 25' deep. Sanitary Sewer PVC 4' Service to property line. Storm Sewer RCP CLASS 5 12" to IB" diameter. Oraintile POLYETHYLENE Back of curb. 0 100 200 SCALE IN FEET NORTH ,.1-t Name: CRIMSON PONDS WEST OTSEGO, MINNESOTA wrier eve aper Name: BACKES COMPANIES is 7026 Brooklyn Boulevard Brooklyn Center, MN 55429 Professional Services: MCLAGAN Planning . Civil Engineering .land Surveying Landuape Arthitecture • Enviromw W ■ 20 E. TINx,V n Avenue - Sines 205 N. Paul, Mirvwsoh 55116 Tvkpt— (651)457.3645 F— (651)451-8642 www.laucksnclagan.wm Q2004 CARD Qualification: w �n�rw�•.r.aew rya ryawy'.,e iypww ne nmM. mwrGW rive n.o-•aw,� �� way+ nee.w� �.arMw�cwwe•sawtisw ooew.e �w w" ny: u �r�.wur a unnwaar r...caoo+aaa e. •.w m., r.y u,r row ti•r...w rw.•+r w c•nwr.x nu• xy a n+w+e,rw' C96187E-1-I.dveg Submittal: 1 2-IS05 Pnlim,aY CM App,Wa1 1 -ILLS Reused per City Cone Professions Signature: IMreey awlysa W4 ora, pclM argMw>t MPwe4 W me w ams my e,tla,pNYm veer �em4NrLkw,a4 RaMwW Er rep /.y�bir rMwa I 'eO n. —)N EC -0 T Dae Quality Control: WBS WBS RPW Sheetlndex: Cal TITLE SHEET CI.1 EZISTNG CONDITIONS 02 ER1511NGCONDITIONS C21 PRELIMINARY PIAT C2-2 PRELOAINMY PLAT 0-1 PRELIMINARY CRAOWC PUN O-2 PRELIMINARY CI ADINC PIAN C21 PRELIMINARY WTIGATION PAN 04 PRELLWNARYWIGATIONPUN C41 PREUMINMY UTILITY PUN C4-2 PRRIMINMY UTILITY PLW C&1 MTNL SHEET 0-IL9J UTILITY DETAIL SHEETS Sheet Title: PRELIMINARY UTILITY PLAN Project No.: I 98187E Sheet No.: _. ;XH1B1TC1k2 Review No. 1 ENGINEERING REVIEW Hakanson Residential Subdivision Anderson for the City of Otsego Assoc., Inc. 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 Dennis Backes, Backes Companies Jeff Shopek, Loucks McLagan Reviewed by: Ronald J. Wagner, P.E. Shane M. Nelson, P.E. Date: March 16, 2005 Proposed Development: Crimson Ponds West Street Location of Property: W'/z of SW'/ of NW'/ of S27 and S'/2 of NE'/ of S28, T121, R23. 95 ± Acres east of Odean Avenue NE Applicant: Backes Companies 7026 Brooklyn Boulevard Brooklyn Center, MN 55429 Developer: Backes Companies Owners of Record: Backes Companies Purpose: Single family residential development Jurisdictional Agencies: (but not limited to): City of Otsego, Wright County, U.S. Corp. of Engineers, Minnesota Department of Health, Minnesota Pollution Control Agency Permits Required (but not limited to): NPDES \\Ha01\Shared Docs\MunicipalWotsego22xx\2242\ot2242RVW1.doc ABLE OF CONTENTS INFORMATION AVAILABLE EXISTING CONDITIONS LOT BUILDABILITY STREETS PRELIMINARY PLAT TRAFFIC/ACCESS ISSUE GRADING, DRAINAGE & EROSION CONTROL WETLANDS SURFACE WATER MANAGEMENT SANITARY SEWER COLLECTION SYSTEM WATER DISTRIBUTION SYSTEM ENVIRONMENTAL OTHER CONSIDERATIONS SUMMARY AND/OR RECOMMENDATION \\Ha01\Shared Docs\MunicipalWotsego22xx\2242\ot2242RVW1.doc INFORMATION AVAILABLE Existing Conditions of Crimson Ponds West, 3/11/05, by Loucks McLagan Preliminary Plat of Crimson Ponds West, 3/11/05, by Loucks McLagan Preliminary Utility Plan for Crimson Ponds West, 3/11/05, by Loucks McLagan Preliminary Grading, Drainage & Erosion Control Plan for Crimson Ponds West, 3/11/05, by Loucks McLagan Details for Crimson Ponds West, 3/11/05, by Loucks McLagan Preliminary Sketch Plan of Crimson Ponds City of Otsego Engineering Manual Trunk Stormwater Facilities Study for Portions of Lefebvre Watershed, March 1999 City of Otsego Zoning and Subdivision Ordinances, October 14, 2002 National Wetland Inventory Map, 1991 EXISTING CONDITIONS 1. The total acreage of the proposed plat shall be shown. (21-6-2.B.1) 2. Existing zoning classifications for land in and abutting the subdivision must be shown. (21-6-2.B.2) 3. Boundary lines of adjoining subdivided and unsubdivided land, within 150' of the plat, shall be shown. (21-6-2.B.6) Lot lines for the Crimson Ponds subdivision are not depicted. 4. Adjoining land shall be identified by ownership. (21-6-2.B.6) 5. Existing 100 -year flood elevations shall be provided. (21-6-2.B.9) 6. Any existing small utilities along Odean Avenue NE and on 78th Street NE must be shown on the plan. (21-6-2.B.5) 7. The same line type is used for both the delineated wetland boundary and easement line. Please revise. PAGE 1 \\Ha01\Shared Docs\Municipal\Aotsego22xx\2242\ot2242RVW1.doc LOT BUILDABILITY Temporary piezometers need to be installed to establish the existing and anticipated high groundwater elevations. The anticipated high groundwater elevation shall be determined by a certified geotechnical engineer. STREETS Soil borings need to be preformed and geotechnical data certified by a geotechnical engineer shall be submitted. The report shall include a recommended pavement section for the development and groundwater data. (21-6-2.8.11) 2. Local to collector street intersections shall be rounded by a 30' radius. 3. Where possible, collector streets shall be designed for a 45 mph design speed. We recognize that due to the site constraints of the wetlands with this property a 45 mph design may not be possible. We recommend keeping the current alignment for 75th Street NE/78th Street NE with appropriate signage (speed advisory plates). 4. The horizontal alignments for the local streets appear to meet a 30 mph design, except for at three locations. Street 3 shall be revised to provide for a 30 mph design (250' radius). We recommend allowing the lower design speed curves for Ogden Loop NE as it is not necessary to facilitate for through traffic. PRELIMINARY PLAT A contact name and phone number shall be provided for Backes Companies. (21-6- 2.A.3) 2. Label section lines and'/2 section lines on the plan. (21-6-2.A.2) 3. Drainage and utility easements must be provided for all wetlands and sedimentation basins to the 100 -year elevation. 4. All non -typical drainage and utility easement shall be labeled on the plan. 5. The lots abutting 75th Street NE and Odean Avenue NE shall have an extra 10' of depth overlaid by drainage & utility easement to allow room for screening through bufferyards (20' total drainage & utility easement). (20-16-7.D.1) 6. We recommend the preliminary plat be revised such that the entire 75th Street NE right-of-way is within the plat boundaries. Construction of 75th Street NE at the alignment shown would require obtaining easement from adjacent undeveloped property. A considerable amount of slope easement would also be required. 7. Street 3 shall be revised such that it meets a 30 mph design speed (250' radius). 8. Streets shall be named in accordance with County grid system. (See redlines) PAGE 2 \\Ha01\Shared Docs\Municipal\Aotsego22xx\2242\ot2242RVW1.doc 9. The exception parcel on the west side of the plat shall be "ghost platted", not preliminary platted. The preliminary plat shall be revised to show the current proposed layout for Ogden Avenue NE. 10. We anticipate that the street labeled 76th Court NE would need to be revised to a cul- de-sac on the southeast end if 75th Street NE is realigned. 11. A City street cut directly across from street 10 (Ogren Avenue NE) must be shown for future access to the south. TRAFFIC/ACCESS ISSUE 1. Access will be provided to the proposed plat via an extension of 78th Street NE with a connection to Odean Avenue NE. The developer will be constructing a collector street that extends from Odean Avenue NE to the existing 78th Street NE stub just west of Quaday Avenue NE. 2. Secondary local access will be provided via Padgett Avenue NE (Crimson Ponds) and Ogden Avenue NE (Deer Field Acres). Costs for the removal of the cul-de-sac, reconstruction of driveways and any other construction relative to these connections shall be borne by the developer. GRADING, DRAINAGE AND EROSION CONTROL 1. Erosion control measures shall be in accordance with the Best Management Practices as published by the MPCA and shall meet all requirements of the permit. 2. The contour labels and much of the text is not legible. Please revise. 3. Concrete skimmer structures are required for all sedimentation basins. (See Standard Plate No. 402 & 403) 4. Slopes on the south side of 75th Street NE at approximate station 20+00 appear to be shown at 2:1. Slopes steeper than 3:1 cannot be allowed. Any sloping onto adjacent property will require permission from the landowner. 5. The steep slopes of the proposed swales in the rear yards of Blocks 5, 6 and 7 are an erosion/maintenance concern. The use of rear yard inlets shall be considered or additional erosion control measures shall be taken. 6. Earth berms (minimum 4' high) shall be provided within the drainage and utility easement for buffer yards for lots abutting 75th Street NE and Odean Avenue NE. (20-16-7.D) 7. Maintenance access must be provided to all backyard pond areas and structures. Access paths shall be at a maximum slope of 10% and shall be overlaid by a minimum 20' easement. Label access routes on plans. PAGE 3 \\Ha01\Shared Docs\MunicipalWotsego22xx\2242\ot2242RVW1.doc 8. Emergency overflows shall be provided for all sedimentation basins and wetlands. Sedimentation basins that are adjacent to wetlands or other natural drainage systems shall have rip rap overflows. WETLANDS 1. The wetlands appear to have been delineated. A wetland delineation report and must be submitted. 2. The proposed development does impact site wetlands. A Wetland Replacement Plan shall be submitted in accordance with the Wetland Conservation Act. SURFACE WATER MANAGEMENT 1. Submit a Stormwater Drainage Report, which includes all of the information as discussed in the City Policy on Stormwater Drainage. (See Appendix C of the Engineering Manual) 2. Ponds appear to have sufficient size, although a review could not be completed without the computations. 3. Storm sewer sizing calculations will be required for final review. 4. Inlet spacing and street spread calculations will be required for final review. SANITARY SEWER COLLECTION SYSTEM 1. The extension of trunk sanitary sewer must be provided. The 12" trunk sanitary sewer shall begin at the existing 12" sewer in Page Avenue north of 78th Street. From there, the line shall follow existing drainage and utility easements on the north side of the Pheasant Creek Townhomes and eventually get back to the centerline of 78th Street extended into the project. The 12" trunk sewer shall continue to the creek just east of proposed 77th Street. There the 12" sewer shall be extended north following the east side of the wetlands to the end point at the eastern property line of Lot 8 of Hidden Valley. The design invert elevation at this end point shall be 858.00. 2. An 8" stub to the south shall be provided in the 12" trunk sewer manhole on 78th/75th Street where the 12" trunk makes a turn to the north. The invert of this 8" stub shall be 858.00 or lower. 3. At the intersection of proposed 77th Street and Odean Avenue, provide an 8" sewer line extension under (bore and encasement) Odean Avenue for future connection. The invert of this 8" stub shall be 911.00 or lower. 4. All internal sanitary sewer lines shall be designed to discharge into this 12" trunk sewer. The proposed connection at Padgett Avenue shall be eliminated. PAGE 4 \\Ha01\Shared Docs\Municipal\Aotsego22xx\2242\ot2242RVW1.doc WATER DISTRIBUTION SYSTEM 1. The existing 12" water line in 78th Street shall be extending along 78th/75th Street to Odean Avenue. Using a bore and encasement, extend the 12" water line to the west side of Odean Avenue for future connection to the planned 16" trunk water main that will follow Odean Avenue. 2. At the same point of 75th Street where the 8" sewer stub to the south is to be provided for future connection, provide an 8" water line stub as well. 3. From the end of Street 4, extend an 8" water line to end up beside the 12" sewer stub at the eastern property line of Lot 8 of Hidden Valley. 4. At the intersection of proposed 77th Street and Odean Avenue, provide an 8" water line extension under (bore and encasement) Odean Avenue for future connection to the planned 16" trunk water line. 5. Provide an 8" water line extension for future connection to the projects northern property line in Ogden Avenue. 6. Connection to the existing 8" water line in Padgett Avenue is required. ENVIRONMENTAL A statement certifying the environmental condition of the site including the presence of any hazardous substances as defined in Minnesota Statues 115B.02, Subd. 8 is required. (21-6-2.13.10) OTHER CONSIDERATIONS Benchmarks need to be shown on each sheet. Benchmarks shall be based upon the NGVD 1929 ADJ datum and shall be in agreement with the City benchmark system. 2. Mailboxes will be required to be located in clusters. The side of the street that the clusters are located on shall be determined by the local mail carrier/USPS. SUMMARY AND/OR RECOMMENDATION We consider the submittal incomplete. We cannot recommend approval prior to receiving all of the required submittals (geotechnical data, drainage report, wetland report, environmental statement). The location of the 75th Street NE on adjacent undeveloped property also needs addressing. PAGE 5 \\Ha01\Shared Docs\Municipai\Aotsego22xx\2242\ot2242RVW1.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(:anacplanning.com PLANNING REPORT TO: Otsego Planning Commission FROM: Daniel Licht, AICP RE: Otsego — Crimson Ponds North; Concept Plan REPORT DATE: 15 March 2005 SUBMITTED: 2 March 2005 NAC FILE: 176.02 — 05.05 CITY FILE: 2005-11 BACKGROUND Backes Companies has submitted a concept plan for development of 48.7 acres located east of Odean Avenue between 78th Street and 83d Street. The subject site consists of three separate parcels each developed with one single family dwelling and various accessory buildings. The proposed development titled Crimson Ponds North would consist of 98 single family lots served by sanitary sewer and water utilities. The subject site is located within the Long Range Urban Service Area (LRUSA) designated by the Comprehensive Plan and guided for future low density residential uses. The three properties that comprise the subject site are all zoned A-1, Agriculture Rural Service District. The Subdivision Ordinance makes provisions for proposed developments to be referred to the Planning Commission and City Council for review and informal comment in order to receive direction on issues relevant in the area to be subdivided prior to preparation of detailed plans. The primary issue for subdivision of the subject site is the proposed extension of sanitary sewer and water utilities and resulting urban density development. Although not required by the Subdivision Ordinance, the City Council has directed that the Planning Commission hold a public hearing as part of all concept plan reviews such that adjacent property owners have an opportunity to receive information about proposed projects and present questions or comments. A public hearing to consider the Crimson Ponds North concept plan has been noticed for 21 March 2005. Exhibits: A. Site Location B. Urban Service Staging Plan C. Concept Plan ANALYSIS Comprehensive Plan. The subject site is within the Long Range Urban Service Area designated as part of the urban service staging plan included within the Comprehensive Plan. This area incorporates those portions of the City previously developed with one - acre single family lots served by on-site septic and well systems and several undeveloped parcels, including the three properties comprising the subject site. Further development within the LRUSA utilizing on-site septic systems is not allowed except under defined circumstances: The development will result in completion of an unfinished street network. 2. The development will have the result of correcting or improving a demonstrated area drainage problem. 3. The development provides for dedication of lands to a legitimate public purpose. Development of the subject site will allow for an existing drainage problem resulting from the location of the driveway on the middle property to be corrected. Moreover, the City Council encouraged the developer to pursue acquisition of the subject site to address an existing nuisance and public health safety issue on the southern property that the City could not deal with directly because of liability issues. Based on these factors, it is our opinion that the criteria to allow unsewered subdivision of the property would be met. However, the developer is requesting extension of sanitary sewer and water services to the subject site to allow for subdivision at urban densities. The Comprehensive Plan states that extension of sanitary sewer and water services to parcels within the LRUSA is not anticipated unless mandated by pollution concerns or specifically requested by property owners, as in this situation. The following factors must be considered related to extension of sanitary sewer and water utilities to the proposed development: City policy is that existing adjacent properties utilizing on-site septic systems are not required to connect to sanitary sewer unless requested by the property owner or mandated in the future by pollution issues effecting public health and safety. The developer will bear all costs for the extension of utilities including easement acquisition and construction. The proposed subdivision is an infill development of property surrounded by existing suburban single family uses on one acre lots. Although more dense than the existing single family lots surrounding it at 2.0 dwellings per acre, subdivision of the subject site as shown on the concept plan would result in development of the same type of uses with similar character. 2 In areas where the City has previously approved urban single family subdivisions that abut existing one -acre single family subdivisions, no negative compatibility issues have been documented. The transition between the urban and one -acre subdivisions in other areas of the City and as shown on the concept plan occurs primarily along rear lots lines such that the orientation and focus of each neighborhood is separate and distinct from one another, which is a fundamental planning concept in site design. The City has adequate capacity to serve the proposed development with 2,568 RECs available in the Phase 3 East WWTP. The concept plan is consistent with the policies of the Comprehensive Plan in terms of the type and intensity of the proposed use, which is made possible by extension of sanitary sewer and water utilities. Although concerns are likely to be raised regarding the proposed extension of sanitary sewer and water utilities to the subject site, we concur with the developer that this approach provides the most efficient utilization of land that is in the City's long term interests. Continuation of existing City policies regarding provision of sanitary sewer and water utilities to existing properties utilizing on-site septic systems will be adequate to protect those persons' interests as they have in other similar situations. Zoning. The proposed concept plan would require designation of the site with a zoning district to allow for urban single family uses. The Comprehensive Plan guides that areas designated for low density residential uses be developed in accordance with the requirements of the R-4, Residential Urban Single Family District, which allows single family uses as a permitted use. The R-4 District was developed to be the City's primary urban zoning district for new single family development or resubdivision of existing one - acre parcels with sanitary sewer and water service, when available, and its application to the subject site would be appropriate. Access. The proposed development would be accessed from Odean Avenue, which is designated as a collector street by the Comprehensive Plan, at 81St Street. Access to Odean Avenue must be spaced 660 feet apart in accordance with the recommendations of the Transportation Plan and Section 21-7-4.P of the Subdivision Ordinance. There would be an opportunity for one additional access to Odean Avenue between 81St Street and 83`d Street in conformance with required spacing. The Institute of Transportation Engineers estimates that single family residential dwellings generate approximately 10 vehicle trips per day. Odean Avenue is an improved Minnesota State Aid design street with adequate capacity to accommodate traffic generated by the proposed development. A second potential access to the proposed subdivision is shown by extension of a public street to Outlot B of Deer Field Acres. During preliminary discussions with the developer, it was assumed that this outlot was owned by the City as a reserve for future right-of-way. A review of Wright County property records indicates, however, that Outlot B is owned by the same owner as Lot 3, Block 1 of Deer Field Acres. Extension of a public street to connect the proposed development to 78th Street would require the developer to acquire Outlot B from the private party. Not acquiring Outlot B of Deer Field Acres would require the preliminary plat to have two intersections to Odean Avenue such that the development has two means of access. A third access to the development may be provided if the abutting parcels to the southeast of the subject site are further subdivided extending a street to 78th Street at Outlot A of Deer Field Acres. Lot Requirements. The table below illustrates the minimum requirements of the R-4 District that would be applicable to lots within the proposed development: The lots illustrated on the concept plan generally conform to the minimum lot requirements of the R-4 District, although there are several lots with less than 12,000 square feet of area. All lots illustrated on a subsequent preliminary plat must meet all R-4 District lot requirements. As presented, the average lot size within the proposed development'is approximately 16,600 square feet. Blocks. Section 21-7-3 of the Subdivision Ordinance limits block length to 1,200 feet to encourage neighborhood circulation and access unless existing topography, wetlands or existing subdivisions prevent such connections. The proposed block extending along the west, north and east perimeter of the subject site exceeds the block length limit due to access limitations to Odean Avenue, wetlands prohibiting extension of O'Dell Avenue across existing right-of-way and existing abutting subdivisions. All other blocks are less than 1,200 feet in length. Streets. The concept plan illustrates 60 foot wide right-of-way for internal streets. Public streets within the proposed development will be required to be 28 feet wide with concrete curb and gutter. A five foot wide concrete sidewalk will be required on one side of the through streets. The developer would be responsible for extension of a street to 78th Street if acquisition of Outlot B of Deer Field Acres is required. We would recommend that the street extending from the intersection with Odean Avenue be revised such that the through movement goes to the north with the street extending to 78th Street intersecting at a 90 degree angle as this will be the predominant traffic flow. The layout of the concept plan includes one cul-de-sac extending 250 feet off of the accessing through street. The depth of the cul-de-sac is within the 500 foot limit established by Section 21-7-6.A of the Subdivision Ordinance. Further, the radius of the cul-de-sac meets the 60 foot design requirement of Section 21-7-7 of the Subdivision Ordinance and Engineering Manual. Lots 7-11 that front the turnaround have been designed to exceed a minimum width of 94 feet wide at the front setback line, which is 125 percent of the R-4 District minimum, in accordance with Section 21-7-6.A.3 of the Subdivision Ordinance. 0 Setbacks Front Side Side Corner Rear Wetland Lot Area Lot Width Lot Depth Odean Local Ave. Street 12, 000sf. 75ft. 100ft. 65ft. 35ft. 1 Oft. 35ft. 20ft. 40ft. The lots illustrated on the concept plan generally conform to the minimum lot requirements of the R-4 District, although there are several lots with less than 12,000 square feet of area. All lots illustrated on a subsequent preliminary plat must meet all R-4 District lot requirements. As presented, the average lot size within the proposed development'is approximately 16,600 square feet. Blocks. Section 21-7-3 of the Subdivision Ordinance limits block length to 1,200 feet to encourage neighborhood circulation and access unless existing topography, wetlands or existing subdivisions prevent such connections. The proposed block extending along the west, north and east perimeter of the subject site exceeds the block length limit due to access limitations to Odean Avenue, wetlands prohibiting extension of O'Dell Avenue across existing right-of-way and existing abutting subdivisions. All other blocks are less than 1,200 feet in length. Streets. The concept plan illustrates 60 foot wide right-of-way for internal streets. Public streets within the proposed development will be required to be 28 feet wide with concrete curb and gutter. A five foot wide concrete sidewalk will be required on one side of the through streets. The developer would be responsible for extension of a street to 78th Street if acquisition of Outlot B of Deer Field Acres is required. We would recommend that the street extending from the intersection with Odean Avenue be revised such that the through movement goes to the north with the street extending to 78th Street intersecting at a 90 degree angle as this will be the predominant traffic flow. The layout of the concept plan includes one cul-de-sac extending 250 feet off of the accessing through street. The depth of the cul-de-sac is within the 500 foot limit established by Section 21-7-6.A of the Subdivision Ordinance. Further, the radius of the cul-de-sac meets the 60 foot design requirement of Section 21-7-7 of the Subdivision Ordinance and Engineering Manual. Lots 7-11 that front the turnaround have been designed to exceed a minimum width of 94 feet wide at the front setback line, which is 125 percent of the R-4 District minimum, in accordance with Section 21-7-6.A.3 of the Subdivision Ordinance. 0 Landscaping. Section 20-16-7.D of the Zoning Ordinance requires installation of a landscape bufferyard along Odean Avenue. A landscape plan meeting the requirements of Section 20-16-7.D.3 of the Zoning Ordinance must be submitted with a subsequent preliminary plat application. Park and Trail Dedication. The Park and Trail plan does not identify a need for the City to acquire land from the subject site for development of public parks and trails. As such, a cash fee in lieu of land would be required to satisfy park and trail dedication requirements to be paid at the time of final plat approval. Based on the number of lots shown on the concept plan and on the current cash fee, the required dedication to the City's park development fund would be as shown below: $2,932.00/lot x 98 lots = $287,336.00 Utility Plan. Expansion of the east waste water treatment plant to 1.0 million gpd. of capacity will make available service for new residential developments, including the proposed subdivision. No plans have been submitted for extension of water and sewer utilities to the subject site. Based on initial discussions with the City Engineer, extension of utilities must come from the southeast along the bottom of the drainage - way leading to Lefebvre Creek where trunk lines currently end. Extension of sanitary sewer and water along this route will require acquisition of easements from at least three properties. Acquisition of the easements will be the developer's sole responsibility and cost and would not involve any City action such as condemnation. Grading Plan. No grading plan has been submitted for the concept plan and will be required with any subsequent preliminary plat application. There is an existing ponding area along the west side of Odean Avenue that outlets into a drainage way bisecting the property towards Lefebvre Creek. These existing ponding areas and any wetlands must be identified on the preliminary grading plan. The concept plan illustrates open space outlots in the areas of the subdivision likely to be used for stormwater drainage ponds. The City's practice is to extend lot lines to include the stormwater ponding areas within the private lots for general maintenance with overlying drainage and utility easements to protect stormwater management. Easements. The concept plan does not identify any drainage and utility easements. The preliminary plat must illustrate easements at the perimeter of each lot and over any stormwater drainage ponds and wetlands as required by Section 21-7-15 of the Subdivision Ordinance. All easements are subject to review and approval of the City Engineer at the time of preliminary plat application. RECOMMENDATION The proposed concept plan for Crimson Ponds North is consistent with the policies of the Comprehensive Plan for the anticipated future development of the subject site. Specific to the issue of extending sanitary sewer and water utilities for the proposed subdivision, we believe that such action done in accordance with established City policies regarding financial responsibility and effects to existing properties is in the City's best interests (opposed to development with individual on-site septic systems). Minor changes to the concept plan will be required in preparation of a subsequent preliminary plat to meet all applicable requirements of the Zoning Ordinance, Subdivision Ordinance and Engineering Manual. We recommend that the Planning Commission provide favorable comment on the concept plan as outlined below. POSSIBLE ACTIONS A. Motion to comment favorably on a concept plan for Crimson Ponds North subject to the following conditions: Approval of the concept plan shall not be binding upon the City for any future approvals related to the proposed development. Implementation of the uses shown on the concept plan shall require request for and approval of the following applications as set forth by the Zoning and Subdivision Ordinances: a. Rezoning to R-4 District. b. Preliminary plat. C. Final plat. 2. The developer shall be solely responsible for extension of sanitary sewer and water utilities to the subject site, including but not limited to acquisition of all easements and construction of the services. 3. The developer shall acquire Outlot B of Deer Field Acres for extension of a public street or shall provide a second access to Odean Avenue in the area between 81St Street and 83rd Street in accordance with applicable spacing requirements. 4. All lots shall conform to the minimum requirements of the R-4 District. 5. All streets shall conform to the requirements of the Engineering Manual and are subject to review and approval of the City Engineer. 6. A landscape plan providing for installation of a bufferyard adjacent to Odean Avenue shall be submitted with any preliminary plat application. 0 7. Park and trail dedication requirements shall be satisfied as a cash fee in lieu of land at the time of final plat approval. 8. All grading plans, utility plans and easements shall be subject to review and approval of the City Engineer at the time of any preliminary plat application. 9. Comments of other City staff. B. Motion to comment unfavorably that that the concept plan is inconsistent with the City's policies regarding development within the LRUSA. C. Motion to table. C. Mike Robertson, City Administrator Judy Hudson, City Clerk/Zoning Administrator Andy MacArthur, City Attorney Ron Wagner, City Engineer Dennis Backes, developer Jeff Shopek, Loucks McLagen Dave Hagen, Loucks McLagen Bill Sharbono, Loucks McLagen 7 NAC BASE MAP DATA PROVIDED BY HakanwnAnclwm Asm.,Inc. PREPARED OCTOBER 2001 NOTE: THIS MAP IS FOR PLANNING PURPOSES ONLY AND SHOULD NOT BE USED FOR EXACT MEASUREMENT. :OTSEGO � ON THE GREAT RIVER ROAD a SEGO [EAT RIVER ROAD brvice Plan antial Urban Service Area z Expansion Area mor Fw PM=M% Note: This map is for planning purposes only Map Date: 8 March 2005 M X X •l I,I r------------- 100 — — — — — — — — -- -J I 1-- x - — — — — 1— II I I I I I I I I r — — — r — — I i I 1 I I — T I 1 — — — N � ._L• KI! ;±!! O L� I I I I I I I I ( 1 1 - I I I I I I I I I i-. I I 1 I I ....I . ... .- ..,L: ..1... Ec. ... ... ...... •• n 0-.,••.r G. �°D `i Ici I 1 lol , B lol I lel , 0t P-1 I N W1 , a m , CI lol , rl Icl l____________ , Sl lol , I \ S '—� --� -=---------J III n — N' I � to 1 tjy� 0, �'± I L 31! 1: 0r!0 B59 t to n a M N —1 IIF -------------':o` �-- ---------- I,I r------------- 0 100 200 ILII x � SCALE IN ---------1 , I �'' ^ 1 ��ll� iii OI N � ._L• KI! ;±!! O 0 100 200 ILII x � SCALE IN ---------1 , I �'' ^ 1 ��ll� iii � — � ._L• KI! ;±!! O L� I " IF-I—f-----i-- I I I I I I • n I I - I -- - I r------ I {a N q! lit n �°D IFI I l____________ , I \ S '—� --� -=---------J III n — N' I � to 1 tjy� 0, �'± I L 31! 1: 0r!0 B59 t 0 100 200 ILII x � SCALE IN � FEET F- L - - - - - J - LJ I I 01 1c'1 1 It 1Oi I Yt i^'i I I I : 1 1 I 1 CRIMSON PONDS NORTH OTSEGO, MINNESOTA EAMES COMPANIES ]026 Bwuklyn Buulevrd Brm4lyn Cmla, MN SSIi9 MCLAGAN PRELIMINARY SKETCH PLAN NORTH 98187E .I f L I II II � I " IF-I—f-----i-- I I I I I I • n I I - I -- - I r------ I {a N q! IFI I \ S '—� --� -=---------J CRIMSON PONDS NORTH OTSEGO, MINNESOTA EAMES COMPANIES ]026 Bwuklyn Buulevrd Brm4lyn Cmla, MN SSIi9 MCLAGAN PRELIMINARY SKETCH PLAN NORTH 98187E Hakanson 0 Anderson 3601 Thurston Avenue, Anoka, MN 55303 41 1 Assoc., Inc. Phone: 763/427-5860 Fax: 763/427-0520 MEMORANDUM To: Honorable Mayor & City Council From: Ronald J. Wagner, P.E., City Engineer CC: Mr. Dan Licht, City Planner Mr. Mike Robertson, City Administrator Ms. Judy Hudson, City Clerk Date: March 17, 2005 Re: Crimson Pond North HAA Project No.: OT2298 We have reviewed the above referenced Concept Plan and have the following comments: 1. Overall layout appears adequate. • Has two entrances. • Open spaces for storm ponds. • Horizontal curves appear to meet the 250' minimum radius. 2. Sanitary sewer will need to come from the southeast through private property of Deer Field Acres and/or Hidden Valley Additions. This will require the developer to obtain easements. Wetlands are not shown on the Concept Plan but it appears they have adjusted the layout to minimize any encroachment. 4. Watermain would be required to be looped to the development. This would require water to follow the route of the sanitary sewer from the southeast and the loop point could come up through Odell Avenue in Deerfield Acres. This would require road reconstruction in front of existing homes. 5. The low area near Odean Avenue (Lot 27 to Lot 35) has been an issue during large rainfall events or during spring runoff. The area is drained by a draintile, which at times is either plugged, frozen or lacks the needed capacity. This project would be able to alleviate this issue with the placement of culverts and/or storm sewer. 6. The northern3/4 of the site has only one access point. The access point is approximately 620' long. The maximum cul-de-sac length allowed is 500'. The developer does show future access points when neighboring property develops. ot2298hmcc Hakanson Anderson 2 Assoc., Inc. ITEM 3-3 NORTHWEST ASSOCIATED CONSULTANTS, INC. 4300 Olson Memorial Highway, Suite 202, Golden Valley, MN 55422 Telephone: 763.231.2555 Facsimile: 763.231.2561 plan ners(&unacplanning.com PLANNING REPORT TO: Otsego Planning Commission FROM: Laurie Shives/Daniel Licht RE: Otsego — Kittredge Crossing 91h Addition; Preliminary Plat REPORT DATE: 15 March 2005 APPLICATION DATE: 15 February 2005 NAC FILE: 176.02 — 05.08 CITY FILE: 2005-10 BACKGROUND Darrel A. Farr Development has submitted an application for the 9th Addition of the Kittredge Crossing subdivision. The City Council rezoned the subject site to PUD, Planned Unit Development District along with approval of the 1St Addition preliminary plat and development stage plan on 12 May 2003. The total site consists of 124 acres and the 9th Addition is proposed to be within a 7.6 acre parcel final platted as Outlot K of Kittredge Crossing 1St Addition. The subject site is guided for medium-high density residential land uses within the west sewer district established by the Comprehensive Plan adopted on 22 November 2004. The proposed 9th Addition includes 56 attached townhome units in nine buildings. The application is to be processed, as all previous additions of Kittredge Crossing, as an amendment to the original PUD Development Stage Plan approved with the PUD District. As an amendment to the PUD, a public hearing is required and the application is subject to recommendations of the Planning Commission prior to City Council action. Exhibits: A. Site Location E. Grading Plan B. Development Master Plan F. Utility Plan C. Preliminary Plat G. Building Plans D. Landscape Plan ANALYSIS PUD Development Plan. The PUD District guide plan anticipates the area of the 91h Addition for development of medium to high density residential with a development density of 9 to 12 units per acre. The proposed townhouse units to be constructed in the 9th Addition are consistent with the approved PUD District Plan, having a net density of 7 units per acre. The proposed townhome units are an appropriate use for the site given the location near Kittredge Parkway, across from medium -density housing, a future City park and wetland areas. Lot Requirements. Development of individual sites within Kittredge Crossing is subject to the following lot requirements specified as a part of the PUD District, or the most comparable standard of the City's R-6 District shown in the following table. The proposed unit layout for Outlot K with 56 townhome units allows for 5,912 square feet per unit. This exceeds the required lot area per unit by nearly 1,000 square feet. Setbacks. The following table outlines the required setbacks within the approved PUD district. Front Yard' Single Family or Detached Townhome Multiple Family Commercial Market Side Yard Townhome Between Buildings on Rate Senior Arterial or Minimum Lot Major Minor Base Lot Area or Lot 9,000 s.f. 5,000 s.f. 2,500 s.f. 1,000 s.f. 1.0 acres Area/Unit 65 feet 35 feet 10 feet The proposed unit layout for Outlot K with 56 townhome units allows for 5,912 square feet per unit. This exceeds the required lot area per unit by nearly 1,000 square feet. Setbacks. The following table outlines the required setbacks within the approved PUD district. Front Yard' Side Yard Rear Yard Between Buildings on Private Drives Wetlands Arterial or Local or Major Minor Base Lot Collector Collector 65 feet 35 feet 10 feet 20 feet 20 feet 25 feet 40 feet All lot lines abutting a public right-of-way shall be subject to front setback requirements. Lots 4 through 10, Block 1 encroach into the required 40 foot principal building setback from wetlands. Additionally, there are several units within Blocks 2, 3, 4, 5, 6 and 7 which have units that encroach into the required 20 foot no -disturb wetland buffer as well. However, the developer has had discussions with City Staff that because the proposed units have no walk out basements and if no steps from the decks are installed, the wetland protection areas may be averaged within the boundaries of the project with and have added additional buffering area to the wetland located to the east of Block 1, making up for the encroachment. The encroachments noted for Blocks 2-7 must be eliminated or the plat must be revised to an average buffer setback of 40 feet and include additional no -disturb buffer compensation to the wetland prior to final plat approval. 2 Access. All units within the 9th Addition are proposed to be accessed by private drives located off of Kittredge Parkway. Private drives are required to be constructed to the City's 28 -foot standard. However, due to the realignment of units within Block 1 as recommended by City Staff , the private drive serving those units is to be 24 feet wide with additional landscaping/buffering along Kittredge Parkway. This private drive must also be posted as a fire lane. The private drive serving Blocks 2 through 8 is designed with a 28 foot width. The length of this private drive is more than 500 feet off of Kittredge Parkway requiring provision of adequate turning space at the terminus. The proposed turn -a -round serving units within Blocks 7, 8 and 9 does not allow for the turn radii of large vans and trucks. The proposed preliminary plat must be revised to show an adequate turning radius for larger vehicles and trucks. Guest Parking. The City requires that all townhouse developments allocate at least 0.5 parking stalls per dwelling unit for guest parking. The proposed 9th Addition allows for 28 additional parking stalls for guests, 17 of them being parking stalls off of Kittredge Cove and the remaining 11 spaces are located along the public street, Kittredge Parkway. These additional parking stalls satisfy the requirement for guest parking. Building Design. The proposed townhome buildings are two-story homes with a partially finished basement. Each unit will have a two -car garage with an approximate area of 385 square feet (17.5 feet by 22 feet). The main floor of the unit is approximately 660 square feet (not including the garage) and the upper floor is proposed to be a little over 1,000 square feet. The units will be attached in rows of no more than seven units and will be 34 feet tall to the peak with a 100 square foot deck off the main floor in the rear yard. The exterior finish of the buildings is proposed to be vinyl lap siding with brick, vinyl shakes and shutters accents along the front fagade. Building siding colors will alternate between Suede, Barn Red and Forest, while the trim color will be white, the brick color will be Waterton and the shingle color will be Colonial Slate. Brick and vinyl shake materials were required to be extended to the side elevations of each building as a part of the 4th Addition approval and this requirement should be carried forward to the 9th Addition. Separate colors must be used on the rear building fagade as well, as many of the proposed townhomes can be viewed from 70th Street. Front, side and rear siding colors must be consistent for each unit. Additionally, we recommend that the developer extend the shakes shown on the front fagade to the side elevation within the angled roof area for enhanced design. We also recommend that the developer incorporate additional features to the rear building elevations, as in the front fagade, to break up the continuous line at the peak of the building and to make the units appear more like separate townhome units than a large multifamily building. The developer must vary the roof elevations so that at least every three units will have a different roof elevation, as shown in Exhibit G-2. 3 Landscape Plan. The applicant has submitted a landscape plan for the 91h Addition that is similar to and consistent with the previous additions. The 9th Addition plan incorporates various shade tree and shrub planting clusters along the public street and private drive which will create an attractive streetscape and blend in well with the previous additions. The plan proposes to include alternating shade trees and shrubs between attached buildings as well as a strip of grass between each unit's driveway. Each unit will also receive three ornamental trees to the rear next to the deck and end units will be fully landscaped along the side yard. Unit Ownership/Homeowner's Association. The preliminary plat of this 9th Addition shows individual unit lots for the attached dwelling units along with an outlot for the shared common open space. The developer must submit a Homeowners Association document detailing the homeowner's responsibilities, subject to the approval of the City Attorney. Park and Trail Dedication. The applicant dedicated land to the City as part of the 1St Addition final plat, which partially satisfies the requirements for park and trail dedication as outlined in Section 21-7-18 of the Subdivision Ordinance. The balance of the park and trail dedication requirements is to be satisfied as a cash fee in lieu of land equal to 56.5 percent of the current cash fee in effect at the time of final plat approval for subsequent additions. The calculation of the required cash fee in lieu of land for the proposed 9th Addition is as follows: 9th Addition: $2,932/unit x 56.5% x 56 units = $92,768 Utilities. The proposed 9th Addition is to be served by municipal sanitary sewer and water service. There are currently 456 RECs available for residential development within the City's west waste water treatment plant in addition to the units the dwelling units previously approved. As such, there is adequate utility capacity for the proposed 9th Addition. Construction Plans. Plans for construction of streets, utilities and stormwater improvements have been submitted for the 9th Addition and are subject to the review and approval of the City Engineer. Easements. The remaining outlot, Outlot A, which is to be shared common open space for the residents within the 9th Addition, must be overlaid with by a drainage and utility easement. All easements are subject to the review and approval of the City Engineer. Development Contract. The applicant is required to enter into a development contract with the City prior to final plat approval by the City Council and provide all fees and securities required by it. The development contract is subject to approval by the City Attorney. C! Final Plat. A Final Plat for Kittredge Crossing 9th Addition has been submitted, however, it will not be considered by the City Council until the Preliminary Plat has received all necessary review and approvals by City Staff, Planning Commission and City Council and revised plans are submitted. RECOMMENDATION The proposed Kittredge Crossing 9th Addition PUD Development Stage Plan and Preliminary Plat is consistent with the Comprehensive Plan and PUD District, as well as the previous approved additions of the Kittredge Crossing subdivision. Our office recommends approval of the proposed preliminary plat as outlined below. Consideration of the final plat by the City Council will be delayed until such time as the developer has made all required revisions and a development contract executed. POSSIBLE ACTIONS A. Motion to approve the PUD Development Stage Plan and Preliminary Plat of Kittredge Crossing 9th Addition, subject to the following conditions: Approval of the preliminary plat shall not guarantee access to sanitary sewer service. The City shall only allocate sanitary sewer capacity to approved final plats with signed development contracts to assure the City of timely development. 2. Encroachments into the required wetland buffer amongst Blocks 2, 3, 4, 5, 6 and 7 must be eliminated and/or the plat must be revised to show an average buffer setback of 40 feet and include additional buffer compensation to the wetland to make up for the encroachments. 3. The proposed turn -a -round serving units within Blocks 7, 8 and 9 must be revised to show an adequate turning radius for larger vehicles and trucks. 4. The building elevation plans must be revised to show the extension of brick material along the sides of the buildings. 5. The rear and side elevations must be revised to show colored siding consistent with the front of each unit. 6. Side elevation drawings must be revised to show wicker shakes within the area between the angled roof. 5. The rear building elevation must be revised to show varied elevation designs to break up the long sight line and to add architectural interest to the rear of the building. 5 6. Developer must submit Homeowner's Association documents, subject to review and approval of the City Attorney. 7. The applicant shall pay a cash fee in lieu of land equal to $92,768 to satisfy park and trail dedication requirements for the proposed 9t" Addition with the final plat. 8. Outlot A must be overlaid with a utility and drainage easement. 9. All grading, drainage, utilities and construction plans and easements are subject to the review and approval of the City Engineer. 10. The applicant shall execute a development contract with the City prior to approval of the final plat 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 the request is inconsistent with the Comprehensive Plan and PUD District. C. Motion to table. cc. Mike Robertson Judy Hudson Andy MacArthur Ron Wagner Lucinda Gardner Brian Johnson 11\ �y igsaasa • t aaaa �aaaag+ 9 '4 opqo o' u CA tea` am .1 H t 5 w o k ~ ^ OUWUyUOOp N N 4 N♦ N �►'��`�j'���� E iiia $ Of v 3 o �'����1 a 11\ �y igsaasa • t aaaa �aaaag+ 9 '4 opqo o' u CA tea` am .1 H t 5 w o k ~ ^ OUWUyUOOp N N 4 N♦ N gg $ Of v 3 o a w� x Typical Townhome Foundation Planting Detail SCALE: 1" = 10 0x5 -m ]-s<} �w v O AIL Or, :L, Yxla•u1x111x[11 - MY . xpenq.. / nxkrr„. wge.n.w. '•rr.•N: O crWrci n c_. e cNe urr. pl«•r e«p«b InunMrgA .M1.ra«N.. 'u:a.rr prams t LS cMemrmd:W , S%Ws .'G....urL /I ctrl. II cWl. t A.xl un. Yn L. / S«Yrae pelMp 'baa x•n' IS c— ] IMS xrcn „M Spar. / Spuero 11—'r„r. nM /I cool ] oxs a«I nr..r sr„e / w<e• .en. bwe A ctrl. s le Yxe„1 wYr.n„ / aMp rceenldb M.Ir x„q.l' n e«r1 SU Sewrd« .Amb« / .Ymb„....YYre Sarrme' �1 5 TY tmmlrr ,.. / r.w.. m.w, a.uetm IS eml. 7 6 5 4 3 2 1 O O 0 O O .. 1-0x5 Evergreen Detail Tree Detail Shrub Detail I "..�e..._..,Y.Molesional„Servkes.lnc — ""r"n — — ---- I ^•q'„aLx` %� . " Darrel A. Farr m�/ef L6a5d q..gww os .Le.n Lv--ecepe Townhome Foundation Planting Schedule er,. x1r C—/BO1Mnc•L N•uL AIL Or, :L, Yxla•u1x111x[11 - MY . xpenq.. / nxkrr„. wge.n.w. '•rr.•N: /� crrl. c•c a..wkrr nre.rr ard. / vb•..«rr w•wr.r g..er crWrci n c_. e cNe urr. pl«•r e«p«b InunMrgA .M1.ra«N.. 'u:a.rr prams t LS cMemrmd:W , S%Ws .'G....urL /I ctrl. II cWl. t A.xl un. Yn L. / S«Yrae pelMp 'baa x•n' IS c— ] IMS xrcn „M Spar. / Spuero 11—'r„r. nM /I cool ] oxs a«I nr..r sr„e / w<e• .en. bwe A ctrl. s le Yxe„1 wYr.n„ / aMp rceenldb M.Ir x„q.l' n e«r1 SU Sewrd« .Amb« / .Ymb„....YYre Sarrme' /d eWl. 5 TY tmmlrr ,.. / r.w.. m.w, a.uetm IS eml. Planting Notes • ro emr..m�l^gw om M«r1F wipe nal'une.e n. r�. r4.a•.�w�.r.�. a-q•w rr°/e n r Serc year N•Y M«. lu Al le rein ,e1b m n. i„. I� y is•Nred r.re.r n.e....e • Y«gnl „«rt. 1. m.e. •.r«.« Arree.e b +wr stW. ar 1 ro «.d wr. W„wa Vu .a.«rr.r II r.a. Mwrlwq ..a W b„. .M 6' a ww. I.re.. wa wtlw.r •r m). A. [rrl.Wls .rrN1 Y Ysalir.. .IR ! u1.K. pN Is •xla.ler M VW„ Stsp el ben WIYw; ..p..NY.. N MI prrr.w .Ilw w ro W .. r.nln-ewY.s b.n-Intw W «A Imllr.. Nw. •Y •..a . OpW IW vl wrlW a N r..tx'sk .ar.r.„ p„ W p.nN gwr1.: Wat N bM .prl p„ Mla R«re pbnl. „ n„ y - pr „wewd q brcl 1• crn„ pv VrrNYq. cwbx� >” M pml .r„rM 1. In. pbrrt k Mr „la„INrN. O.r« mL ra.be .•Ir Ir es.M1rclr. r IrWrwY r+, a dr prrrlN ym r.pd „ .:1.. e.e^Y Mn w r.elr4. n ... x w ^ m1Yrq ON. (oueWe uN.n«„�) wM n In. Waseca Me •.— —1 yed/NI mgl«M M.IBNIb.. N M N<NIN r•l.v .pprW N re-r„I.d .11M lw1.aW. „ Y . L We CmlrWlw rM H Int .ubN„len M IM ee •N/« prolexwr, q� 20 ]V' 6A.t Kittredge Crossing 03/07/0503/07/05ao.Z 9th Addition Foundation .lace Plan R X IBIT D-2 moiE1 \ li,i� 7 M / w YA aL WETLAND 4 NO. 58 100 YEAR = 956.9 NORMAL = 954.5 368,098 SF 8.45 AC POND 6 - NWL=956.0 2 -YR HN. = 9 10 -YR HWL = 100 -YR HWL = Y iuii$�� 7 FENCE (IMP.) weestMMood Professional Services. Inc. I rW4 a, = „• � I "'" o,,,, NWPNd Eor. FFki h s � NW b 2" EXTRA STRENGTH FILTER FA TYPE II - ADD WIRE MESH BACKING ,IPE IX - ADD WIRE MESH AND HAY BALES �rnN STEEL OR WOOD POST 10-01 MAX SPACING WM CURE SUPPORT FENCE 5'-0' MAK SPACING WITHOUT WIRE SUPPORT FENCE PONDING HEIGHT S• WAX. FILTER FABRIC RFCONNENDED ATTACH SECURELY STORAGE EIGHT Sm OR TO UPSTREAM PONDING HEIGHT 36' WON MAX SIDE OF POST. MOW POST RUNOFF RUNOFF If• WN. 1'NI' TRENCH 12• MN. NTH COMPACTED 1_ 5• BACKER, tltAXE1 STANDARD DETAIL TRENCH NTH NAIVE SACNI ALTERNATE DETAIL TRENCH NTH GRAVEL NOTE: I. INSPECT AND REPAIR FENCE AFTER EACH STORY EVENT AND REMOVE SEDIMENT WIIEH NECESSARY. 3. REMOVED SEDBIENT SHALL SE DEPOSITED TO M MEA MAT WILL NOT CONTWBUIE MOMENT OFT -SITE AND CAN BE PERMANENTLY STADIUM 1 MLT FENCE SH UL BE PIACEO ON SLOPE CONTOURS TO MI PONDING I .. o p�OgNg. GOPHER STATE ONE CALL Trip City A— 651-451-0002 M, TdI Fro. 1-600-252-1166 NOTE- ROM OTE ROCK CONSTRUCTION ENTRANCE SHWLD BE A YINIYUY HENRT OF TO AND CONTAIN MAXIMULI SIDE SINES OF 4:1. ROCK CONSTRUCTION ENTRANCE GENERAL GRADING& DRAINARE unirc • .A44 LEGEND' GRADES UNIFSS OMERNS NOTED. 0 DENOTES SOIL BORING PUT FOR POST CURRENT • REFER TO THE SIE PNSKINS DENOTES SLI FENCE HORIZONTAL SHE gYENSONS D LAT. AND AA DENOTESHEAVY DUTY SILT FENCE • THE CONTRACTOR SHALL VERI'Y THE EOCATION AND ELEVA,,A OF EMSTNG � WB DENOTES EXISTING CONTOURS UTIUTES AND TOPOGRAPHICAL'EATERIES ON 111E OWNERS AND REIO-KAIF'Y DENOTES PROPOSED CORI PRIOR TO CONSTRUCTOR. THE CONTRACTOR SHALL NANEDIATELY N0T4 THE ENGINEER OF ANY DISCREPANtlES OR VAWATONS FROM PLM, [f-w� DENOTES EXISTING STORY SEWER • AEL RCP FON STONY SEWER SHALL BE CLAW R MILESS OTHRUSE NOTED DENOTES PROPOSED STORY SEWER DENOTES ENSTNG TREE LINE ALL CATCH BASINS ANO MANHOLE CASTINGS N PALED MEAS SHALL RE $LIMPED DENOTES APPROXWATE TREE GTO FEET. RN ELFVATNNS ON %.NIS REFUCT THE SUPPED ELEVATIONS. REMOVAL UNITS SHALL CONFORM LOCAL RULES • ALL CONPOSITIVE �.. 4 DRUCTION—AGE • POSITVE OIAWAIZ FROM THE 91E MUST BE PRONDED AT ALL TINES. ES DENOTES BIO -ROLL EROSION CHECKS Co.F. DENOTES EMERGENCY OVEWUDW EROSION CONTROL NOTE5� ELEVATOR Y iuii$�� 7 FENCE (IMP.) weestMMood Professional Services. Inc. I rW4 a, = „• � I "'" o,,,, NWPNd Eor. FFki h s � NW b 2" EXTRA STRENGTH FILTER FA TYPE II - ADD WIRE MESH BACKING ,IPE IX - ADD WIRE MESH AND HAY BALES �rnN STEEL OR WOOD POST 10-01 MAX SPACING WM CURE SUPPORT FENCE 5'-0' MAK SPACING WITHOUT WIRE SUPPORT FENCE PONDING HEIGHT S• WAX. FILTER FABRIC RFCONNENDED ATTACH SECURELY STORAGE EIGHT Sm OR TO UPSTREAM PONDING HEIGHT 36' WON MAX SIDE OF POST. MOW POST RUNOFF RUNOFF If• WN. 1'NI' TRENCH 12• MN. NTH COMPACTED 1_ 5• BACKER, tltAXE1 STANDARD DETAIL TRENCH NTH NAIVE SACNI ALTERNATE DETAIL TRENCH NTH GRAVEL NOTE: I. INSPECT AND REPAIR FENCE AFTER EACH STORY EVENT AND REMOVE SEDIMENT WIIEH NECESSARY. 3. REMOVED SEDBIENT SHALL SE DEPOSITED TO M MEA MAT WILL NOT CONTWBUIE MOMENT OFT -SITE AND CAN BE PERMANENTLY STADIUM 1 MLT FENCE SH UL BE PIACEO ON SLOPE CONTOURS TO MI PONDING I .. o p�OgNg. GOPHER STATE ONE CALL Trip City A— 651-451-0002 M, TdI Fro. 1-600-252-1166 NOTE- ROM OTE ROCK CONSTRUCTION ENTRANCE SHWLD BE A YINIYUY HENRT OF TO AND CONTAIN MAXIMULI SIDE SINES OF 4:1. ROCK CONSTRUCTION ENTRANCE GENERAL GRADING& DRAINARE unirc • • ALL CONTOURS AND SPOT ELEVATIONS ARE SHOWfN TO NNISNED SIRFACE/CGTER LEGEND' GRADES UNIFSS OMERNS NOTED. 0 DENOTES SOIL BORING PUT FOR POST CURRENT • REFER TO THE SIE PNSKINS DENOTES SLI FENCE HORIZONTAL SHE gYENSONS D LAT. AND AA DENOTESHEAVY DUTY SILT FENCE • THE CONTRACTOR SHALL VERI'Y THE EOCATION AND ELEVA,,A OF EMSTNG � WB DENOTES EXISTING CONTOURS UTIUTES AND TOPOGRAPHICAL'EATERIES ON 111E OWNERS AND REIO-KAIF'Y DENOTES PROPOSED CORI PRIOR TO CONSTRUCTOR. THE CONTRACTOR SHALL NANEDIATELY N0T4 THE ENGINEER OF ANY DISCREPANtlES OR VAWATONS FROM PLM, [f-w� DENOTES EXISTING STORY SEWER • AEL RCP FON STONY SEWER SHALL BE CLAW R MILESS OTHRUSE NOTED DENOTES PROPOSED STORY SEWER DENOTES ENSTNG TREE LINE ALL CATCH BASINS ANO MANHOLE CASTINGS N PALED MEAS SHALL RE $LIMPED DENOTES APPROXWATE TREE GTO FEET. RN ELFVATNNS ON %.NIS REFUCT THE SUPPED ELEVATIONS. REMOVAL UNITS SHALL CONFORM LOCAL RULES • ALL CONPOSITIVE DENOTES EASTNG SPOT ELEVANIN DENOTES PROPOSED SPOT aEVATION DRUCTION—AGE • POSITVE OIAWAIZ FROM THE 91E MUST BE PRONDED AT ALL TINES. ES DENOTES BIO -ROLL EROSION CHECKS Co.F. DENOTES EMERGENCY OVEWUDW EROSION CONTROL NOTE5� ELEVATOR • ALL SWT FENCE AND OTHER EROSCN CONTRCL FEATURES SHALL BE N -PLACE PPogi TO ANY EXCAVATON/CONSTRUCTON AND SHALL BE NUNTAINED ENTL N.VBIE TURF OR GROUND IHAS BEEN ESTABLISHED. EXISTING SILT FENCE ON-SITE SHALL BE NALNTAINE0 AND OR REMOVED AND SHALL BE CONSIDERED NCIOENTN TO EHE CAAOING CONTRACT. IT IS CF EXTREME NPglTANCE RI BE AWARE OF CURRENT F ELD CONDIMROL MONS NM RESPECT TO EROS. CONT MnNPORY PONDING. ONES. MAY BALES. ETC. REQUIRED BY TIE .1 SHALL RE INCIDENTAL TO ME GRADING CONTRACT. • ALL STREETS DISTURBED - NO WAI HORS MUST BE CIEANEO AT THE ENO DF.,WORIONG DAY. A ROCU ENTRANCE TO THE SITE NUST BE PRONDW ACCDRONG TO DETAILS TO REDUCE TRACKING O' ORT ONTO PUNIC ST TS, f�TREET CENIFAUNE 14' CL b BACK 1/4• PER FT. —�_ zap, O' S0' 100' 1•.A FYASHEG GRADE I.6• -WEAN 2— LVYe4w.TGB NOT FOR CONSTRUCTION 2.0• _ MON-WEAR 23W CONCRETE CURB k GUTTER ATE ASE ((0308 a' CLASS 5 AORECAIE BASE (TINT CRUSHER) OR RECYn cn CONCRETE 29' WDM EXHIBIT E TVPICAI- PRIVA Ia' Yn00T 1135-1, CLASS 3 AOIRECRATE GN APPROVED SUBGRAOE -1 WHOM �F-CTION LE 1 x0 SCALE E-2.2-- D.I• 02/14/05 m..E 3 a 4 JA4I Kittredge Darrel A. Farr 9th Addition Preliminary -.Darrel .D AF02ArION Grading. Drainage & t3a EE..Ir . E.s.L W+I.Ww.N sswo ON.R.. NMPw••.m E{roaion Control Plan MH RE =982.8 IE -952.6 MH -- RE -963.3 IE -953.7 4 -9813 -Mae Westwood Professional Services, Inc.IIA. �� �'--„�^^� I� ��_ I � I ►E.p.FAVl tm GT/WM 2YM CNI 45 Hour. fie/Nre Uiggl.g: GOPHER STATE ONE CALL Twin City Ar.a 651-454-0002 M, . TWI Free 1-800-252-1166 GENERAL UTILITY NOTE5.; • ME CONTRACTOR SHAH VERIFY ALL EXISTWG CONMTONS PRIOR TO CONSTRUCTION AND NOTIFY THE OWNER OF ANY DIFFERENCES. • UNLESS OTHERWSE NOTED, ALL MATERIALS, CONST. MCHWOUES AND TESTING SHALL CONFORM TO ME 1998 E. OF THE -STANDARD UTILITIES SPECIFICATIONS FOR WATER MAIN AND MRMCE LONE INSTALLATION AND SANITARY SEWER AND STORM SEWER INSTALLATION BY ME CITY ENGNEERING ASSOCIADON OF MINN.' AND TO ME 'STANDARD SPECIFICATION FOR HIGHWAY CONSTRUCTION' IUNN. DEPT. OF TRANS., .UNE 9,1988 INCLUDING ME CURRENT ADDENDUM. ME CONTRACTOR SHALL BE REQUIRED TO FOLLOW ALL PROCEDURES AS OUTLINED BY ME LOCAL AGENCY. • ME CONTRACTOR SHALL RECON ME NECESSARY PERWTS FOR ALL WORK OUTSIDE OF ME PROPERTY LWITS. • SEE ARCH. PLAN FOR EKACT BLDG. LOCATION. SFE SITE PLAN FOR LAYOUT DIMENSIONS. MRMCE ENTRY LOCATIONS TO BE COOREMATED WITH ME ANCWTECT. • -Y EXISTING INVENT LOC. N EL EV. PRION TO BEGINNING CONSTRUCRON. • ME WATER M"CE SHALL BE INSTALLED WITH A MIN. OF 1.5 FT. OF COVER. THE CONTRACTOR SHALL VERIFY THE CITY AS -BUILT CONSTRUCTION PLANS TO CHECK LOCATION AND MATERIAL TYPE. • ALL STOFOA SEWER PIPE SHALL BE CLASS 5 UNLESS ORERWISE NOTED. • ME CONTRACTOR SHALL CONTACT'GOPNFR STATE ONE CALL' FOR FOR UTILITY LOCATIONS PRIOR TO UTILITY WSTALLADON. X LEGEND EYJ6IWG STORM SEVER EIISTING SANITARY SEVER ELSTWG WATERMAW, HYDRANT, AND VALVE EMSTNG OVEWIEAO(OHE) "'T" NE PDVER "" AND GUY MRE m O( A EAISING UNDERCFWND GAS LINE Gaf EgS1WC BURIED iEl£YIIONE UNE PROPOSED'RDPDSED SANITASTDRURY SERER PROPOSED WAIERuurvWR -nom 0' 50' 100' 150 PROPOSED NYMANT E VALVE E NOT FOR CONSTRUCTION Kittredge 02/14'05 4 W 4 Darrel A. Farr 9th Addition Preliminary L 0' H E N'• C C R 10 R A"ION Utility Plan mB`aM Hand, bllvnnota 55719 OMego, ADNAeaoW EXHIBIT F miss. ilk, -9813 -Mae Westwood Professional Services, Inc.IIA. �� �'--„�^^� I� ��_ I � I ►E.p.FAVl tm GT/WM 2YM CNI 45 Hour. fie/Nre Uiggl.g: GOPHER STATE ONE CALL Twin City Ar.a 651-454-0002 M, . TWI Free 1-800-252-1166 GENERAL UTILITY NOTE5.; • ME CONTRACTOR SHAH VERIFY ALL EXISTWG CONMTONS PRIOR TO CONSTRUCTION AND NOTIFY THE OWNER OF ANY DIFFERENCES. • UNLESS OTHERWSE NOTED, ALL MATERIALS, CONST. MCHWOUES AND TESTING SHALL CONFORM TO ME 1998 E. OF THE -STANDARD UTILITIES SPECIFICATIONS FOR WATER MAIN AND MRMCE LONE INSTALLATION AND SANITARY SEWER AND STORM SEWER INSTALLATION BY ME CITY ENGNEERING ASSOCIADON OF MINN.' AND TO ME 'STANDARD SPECIFICATION FOR HIGHWAY CONSTRUCTION' IUNN. DEPT. OF TRANS., .UNE 9,1988 INCLUDING ME CURRENT ADDENDUM. ME CONTRACTOR SHALL BE REQUIRED TO FOLLOW ALL PROCEDURES AS OUTLINED BY ME LOCAL AGENCY. • ME CONTRACTOR SHALL RECON ME NECESSARY PERWTS FOR ALL WORK OUTSIDE OF ME PROPERTY LWITS. • SEE ARCH. PLAN FOR EKACT BLDG. LOCATION. SFE SITE PLAN FOR LAYOUT DIMENSIONS. MRMCE ENTRY LOCATIONS TO BE COOREMATED WITH ME ANCWTECT. • -Y EXISTING INVENT LOC. N EL EV. PRION TO BEGINNING CONSTRUCRON. • ME WATER M"CE SHALL BE INSTALLED WITH A MIN. OF 1.5 FT. OF COVER. THE CONTRACTOR SHALL VERIFY THE CITY AS -BUILT CONSTRUCTION PLANS TO CHECK LOCATION AND MATERIAL TYPE. • ALL STOFOA SEWER PIPE SHALL BE CLASS 5 UNLESS ORERWISE NOTED. • ME CONTRACTOR SHALL CONTACT'GOPNFR STATE ONE CALL' FOR FOR UTILITY LOCATIONS PRIOR TO UTILITY WSTALLADON. X LEGEND EYJ6IWG STORM SEVER EIISTING SANITARY SEVER ELSTWG WATERMAW, HYDRANT, AND VALVE EMSTNG OVEWIEAO(OHE) "'T" NE PDVER "" AND GUY MRE m O( A EAISING UNDERCFWND GAS LINE Gaf EgS1WC BURIED iEl£YIIONE UNE PROPOSED'RDPDSED SANITASTDRURY SERER PROPOSED WAIERuurvWR -nom 0' 50' 100' 150 PROPOSED NYMANT E VALVE E NOT FOR CONSTRUCTION Kittredge 02/14'05 4 W 4 Darrel A. Farr 9th Addition Preliminary L 0' H E N'• C C R 10 R A"ION Utility Plan mB`aM Hand, bllvnnota 55719 OMego, ADNAeaoW EXHIBIT F FLASHING NOTE ALL OPENINGS TO EXTERIOR MUST BE CAULKED I FLASHED FLASHING 15 REQUIRED WHERE ALL ROOF AND VERTICAL SURFACES MEET. OR WHERE SIDING MATERIAL CHANGES. HOUSE NUMBERS: THE APPROVED ADDRESS SHALL BE DISPLAYED. PLAINLY VISIBLE I LEGIBLE FROM THE STREET FRONTING THE PROPERTY. 1' HIGH NUMBERS WILL BE USED. SUBJECT TO CITY REQUIREMENTS. ICE DAM PROTECTION I LAYER OF 101 COATED ROOFING OR COATED GLASS G BASE SHEET SHALL BE APPLIED FROM THE EAVES TO A LINE 21' INSIDE THE EX TENOR WALL LINE WITH ALL LAPS CEMENTED TOGETHER DO NOT OCCUPY BUILDING UNTIL CERTIFICATE OF OCCUPANCY HAS BEEN ISSUED. LEGIBLE $ET OF MANUFACTURER$ BEGPOSTED ON JOB SITEI BY PERMIT. I.vlr I cmc v H I Ivry SCALE: 1/1" - 1'-0" ATTIC V_ ENATION PROVIDE ATTIC VENTILA TNNI. NET FREE AREA TO BE EDWLO TO V160TH OF ATTIC AREA OR I/!00TH OF ATTIC AREA PROVIDED AT LEAST 60% IS IN SPPE PORTION OF ROOF WITH BALANCE PROVIDE PROPER DRAINAGE AWAY FROM BUILDING. BUYER NOTICE SCALE: 1/8" =1'-O" SCALE: 1/8" =1'-O" 4TION )OF ELEVATION DUE TO THE VARIOUS SITE CONDITIONS OF INDIVIDUAL LOTS, THE GRADE LINES REFLECTED BY THIS PRINT ARE FOR ILLUSTRATIVETOP °� �DOF FMTm �• ° EXHIBIT G-2 UN6 URAFl7nc ka°N, PURPOSES ONLY. AND DO NOT REFLECT ACTUAL ' lCIIfRT s (763)T 689-32" FINISH GRADE OR ELEVATIONS. (� PLAN NAH¢, TOWNHOM! AM Nmlo R. BIG LAKE SG309 DATE: Ti -01 DATE I A-2 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. Shane M. Nelson, P.E. Brent M. Larson Date: March 14, 2005 Proposed Development: Kittredge Crossings 9th Addition Street Location A portion of the south '/z of Section 26, T121 N, R24W, of Property: 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 55 unit multi -family 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 TABLE OF CONTENTS INFORMATION AVAILABLE FINAL PLAT PRELIMINARY PLANS COVER SHEET SITE PLAN/PARKING PLAN PRELIMINARY GRADING, DRAINAGE, & EROSION CONTROL PLAN PRELIMINARY UTILITY PLAN STORM SEWER AND INLET SPREAD CALCULATIONS HYDROLOGY OTHER CONSIDERATIONS SUMMARY AND/OR RECOMMENDATION Page 2 of 5 \\Ha01\Shared Docs\MunicipaMotsego23xx\2304\ot2304RVW1.doc INFORMATION AVAILABLE Existing Conditions and Boundary, dated 4/1/03, by McCombs Frank Roos Associates, Inc. Kittredge Crossings 9th Addition Final Plat, sent 2/15/05, by Westwood Professional Services, Inc. Kittredge Crossings Final Plat, by McCombs Frank Roos Associates, Inc. Preliminary Plans for Kittredge Crossings 9th Addition, 2/14/05 revision, by Westwood Professional Services, Inc. Construction Plans for Kittredge Crossings Phase II, 12/8/04 revision, by Westwood Professional Services, Inc. Final Grading, Drainage and Erosion Control Plan for Kittredge Crossings, 1/25/05 revision, by Westwood Professional Services, Inc. Storm Sewer Design Calculations for Kittredge Crossings Phase Il, sent 2/23/05, 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. Page 3 of 5 \\Ha01\Shared Docs\Municipal\Aotsego23xx\2304\ot2304RVW1.doc FINAL PLAT It has been suggested that the town homes in Blocks 1, 2, 3, & 4 be reconfigured to have the front of the units facing Kittredge Parkway NE. Reconfiguring these townhomes would require the City to allow a lesser wetland setback (20' vs. 40') and would also cause encroachment upon 20' wetland buffer (no mow zone). If a 20' wetland setback is allowed in lieu of the alternative (i.e. having the sides of the homes facing Kittredge Parkway NE) the developer shall agree to replace the impacted area with an additional buffer strip of equal area elsewhere within the 9th Addition. 2. Drainage and utility easement is needed over Outlot A. 3. Sufficient easement is not provided for the sanitary sewer near the NE corner of Block 5, Lot 6. PRELIMINARY PLANS COVER SHEET Include a signature line for Ronald J. Wagner, P.E. City Engineer. SITE PLANMARKING PLAN (SHEET 2) The layout of the townhomes along Kittredge Parkway NE (Blocks 1-4) has been revised. 2. Providing parking stalls along Kittredge Parkway NE is not allowed to cover the required parking for Kittredge Crossings 91h Addition. PRELIMINARY GRADING, DRAINAGE AND EROSION CONTROL PLAN (SHEET 3) 1. The rip -rap E.O.F. elevation for pond 6 must be above the 2 -yr HWL. 2. A legend is needed to explain the townhome elevations and types. Example WO(3). 3. The grading around the townhomes adjacent to Kittredge Parkway NE must be revised to accommodate the suggested change in townhome layout. 4. The contours are confusing. Currently there are three sets of contours depicted on the grading plans. Please revise to show only one set of existing contours and one set of proposed contours. PRELIMINARY UTILITY PLAN (SHEET 4) Utilities for Kittredge Crossings 9th Addition are included in Kittredge Crossings Phase II Construction Plans. The preliminary utility plan submitted with Kittredge Crossings 9th Addition has altered the layout and inverts of the utilities serving the 9t Addition. The Phase II Construction Plans must be revised to reflect these changes. Page 4 of 5 \\Ha01\Shared Docs\Municipal\Aotsego23xx\2304\ot2304RVW1.doc 2. We suggest revising the alignment of the sanitary sewer at the north end of Kittredge Cove NE. Currently, the sanitary sewer crosses the watermain twice and comes too close (within 20') of the building pad of Block 5, Lot 7. We realize that realigning the sanitary sewer will require the removal of a portion of curb and bituminous, however, we feel that it will provide a better design. 3. Depict water and sanitary sewer services. 4. The 8" gate valve in the street near the south end of Block 9 appears to conflict with the storm sewer crossing. Please revise the location of the valve. STORM SEWER AND INLET SPREAD CALCULATIONS The Storm Sewer and Inlet Spread Calculations for Kittredge Crossings 9th Addition was submitted and found acceptable with Kittredge Crossings Phase I & II. HYDROLOGY REPORT The Hydrology Report for Kittredge Crossings 9th Addition was submitted and found acceptable with Kittredge Crossings Phase I & II. OTHER CONSIDERATIONS 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. Page 5 of 5 \\Ha01\Shared Docs\Municipal\Aotsego23xx\2304\ot2304RVW1.doc ITEM 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 ner&'wnacplanning.com PLANNING REPORT TO: Otsego Planning Commission FROM: Daniel Licht, AICP RE: Otsego — City Campus Addition Preliminary/Final Plat REPORT DATE: 9 March 2005 NAC FILE: 176.08 — 04.01 BACKGROUND The City of Otsego has signed a purchase agreement to acquire 30.29 acres of land located at the northwest corner of Nashua Avenue and 90th Street for the purpose of developing a public works facility. The subject site is part of a 62.70 acre site owned by Mr. Randall Begin. The City of Otsego/Otsego EDA owns 68.30 acres of land at the southwest corner of Nashua Avenue and 90th Street consisting of three parcels developed as City Hall and Prairie Park. To facilitate the transfer of the property to be acquired by the City, the City Council has initiated a preliminary/final plat application to divide Mr. Begin's property into two parcels. As part of the transaction, the City will combine 5.11 acres of its existing property located on the north side of 90th Street to the parcel to be retained by Mr. Begin to create such that the resulting parcel has required public street frontage. In addition to the land acquisition/transfer, the preliminary plat involves resubdivision of the existing City property that includes City Hall, Prairie Park, future development sites and Outlot A of Hidden Creek Trails to formalize the boundaries between parcels to be utilized for public/quasi-public uses and park uses. The Begin property and Outlot A of Hidden Creek Trails are currently zoned A-2, Agriculture Long Range Urban Service District. The existing City property is zoned IND District. The City Council also directed that a Zoning Map amendment be processed to rezone the parcel acquired from Mr. Begin and Outlot A of Hidden Creek Trails as INS, Institutional District reflecting public ownership and use. Exhibits: A. Site Location B. Preliminary/Final Plat ANALYSIS Zoning. The City's existing property including City Hall and Prairie Park are zoned INS District, which allows for City administrative offices and park uses as permitted uses. Mr. Begin's property and Outlot A of Hidden Creek Trails are zoned A-2 District. The A-2 District allows single family dwellings and City parks as permitted uses. A public works facility would be allowed a conditional use in either the INS District or A-2 District. However, to reflect City ownership Outlot A and pending ownership of Lot 2, Block 2, a Zoning Map amendment has been initiated. The Zoning Map amendment is to be considered based upon (but not limited to) the criteria outlined in Section 20-3-25 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 existing property is guided for public uses, whereas Mr. Begin's property is guided for future low density residential uses. The Comprehensive Plan directs that the City is to develop necessary facilities and services to meet basic municipal needs of residents and property owners. The proposed preliminarynal plat will allow the City to acquire a site suitable for development of a public works facility that will meet existing and future service needs. The central location of the site and proximity to other municipal offices is also positive from a service delivery and cost efficiency standpoint. 2. The proposed use's compatibility with present and future land uses of the area. Comment: The subject site is surrounded by rural residential uses to the north, west and south. The area east of City Hall across Nashua Avenue has developed with single family dwellings on one -acre lots. The area of the parcel to be acquired by the City for a future public works facility as well as mature trees on the property provides necessary separation and screening to ensure compatibility with existing or future uses in the area. 3. The proposed use's conformity with all performance standards contained in the Zoning Ordinance (i.e., parking, loading, noise, etc.). Comment: All of the proposed lots will conform to the requirements of the Zoning and Subdivision Ordinances. 4. The proposed use's effect upon the area in which it is proposed. Comment: The proposed subdivision will allow for a positive consolidation of City operations at a single central location without impacting the surrounding area. 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. 6. Traffic generation by the proposed use in relation to the capabilities of streets serving the property. Comment. The proposed subdivision is adequately served by improved public streets accessing the proposed lots. 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 will increase the City's immediate and future service capacity by providing a site for a public works facility to meet the City's growing needs. Future Development Rights. Mr. Begin's existing 62.70 acre parcel retains five development rights (including the existing single family dwelling) based on the allowances of the Comprehensive Plan, A-2 District and past subdivisions. The City's agreement with Mr. Begin allows that all five development rights are to be retained by Lot 2, Block 2. The use of Lot 1, Block 2 will be limited to only public purposes and deed restricted that no residential uses be allowed without amendment of the Comprehensive Plan and/or Zoning Ordinance. Access. The existing City property has frontage to Nashua Avenue and 90th Street. Access to City Hall is provided off of two driveways from Nashua Avenue, whereas primary access to Prairie Park is from 90th Street. Mr. Begin's property has frontage to Nashua Avenue, Napier Avenue and 90th Street. The driveway to Mr. Begin's existing single family dwelling is parallel to the north line of the property and enters onto Napier Avenue. Access to the existing City properties is not anticipated to change as a result of the proposed preliminary/final plat. Access to a future public works facility on Lot 1, Block 1 will be off of 90th Street. The development agreement for Hidden Creek Trails requires that developer to be reimbursed a proportional share of the costs for constructing 90th Street upon approval of a subdivision utilizing 90th Street. The City will pay these costs for Lot 1, Block 2 of the Otsego City Campus Addition as a condition of approval. The preliminary/final plat includes a 20 foot easement on Lot 1, Block 2 overlying Mr. Begin's existing driveway to allow for continued access to Napier Avenue for the single family dwelling. The existing driveway is within an existing utility easement for overhead power lines making this area of the property unusable for the City's long-term purposes. This easement is to terminate upon approval of any subdivision of Lot 2, Block 2 with access to the existing single family dwelling and any additional residential dwellings provided directly to 90th Street. Approval of any subsequent development of Lot 2, Block 2 requiring access to 90th Street will require reimbursement of any remaining portion of the cost of 90th Street to the Hidden Creek Trails developer. Lot Area/Width. The INS District requires a minimum lot size of five acres for public uses, whereas lots established in the A-2 District after 14 October 2002 must have a minimum area of 20 acres. There is no minimum lot width required for lots in the INS District. The minimum lot width required in the A-2 District is 450 feet. The area and width of the proposed lots of the Otsego City Campus Addition are shown below: Setbacks. Setbacks applicable to the lots within the proposed preliminary/final plat are shown in the table below. All of the existing principal buildings within the subject site conform to applicable setback requirements. Block 1 Block 2 Side Rear Wetlands Lot 1 Lot 2 Lot 3 Lot 4 1 Outlot A Lot 1 Lot 2 Use City Hall Future Prairie Park Public Works Single Family Zoning INS INS INS INS INS INS A-2 Lot Area 5.45ac. 6.43ac. 30.29ac. I 16.77ac. 4.60ac. 30.29ac. 37.52ac/ Lot Width NA NA 1,380.95ft. Setbacks. Setbacks applicable to the lots within the proposed preliminary/final plat are shown in the table below. All of the existing principal buildings within the subject site conform to applicable setback requirements. It is noted that the existing volleyball court within Lot 3 does not meet a typical 10 foot setback requirement from the side lot line with Lot 1 due to the need to include the City Hall drainfield within that parcel. Also, the common lot line between Lot 2 and Lot 3 of Block 1 has been drawn down the centerline of the existing east driveway to 90th Street to anticipated shared access to both parcels in the future. Park and Trail Dedication. The subdivision of Mr. Begin's existing parcel would typically trigger park dedication requirements. In that the City is acquiring the newly created parcel and that there is no change in the intensity of the use on the parcel retained by Mr. Begin as a result of the proposed preliminary/final plat, we recommend the City waive these requirements. Any future subdivision of Lot 2, Block 2 will be subject to park dedication requirements in effect at the time of approval. Easements. The preliminary/final plat illustrates drainage and utility easements at the perimeter of each lot in accordance with Section 21-7-15.A of the Subdivision Ordinance. Drainage and utility easements are also shown over all wetland areas identified within Lot 2, Block 2. No easements are to be recorded over the wetland areas within the existing City property to be platted as Lots 3 and 4, Block 1 or Outlot A. 4 Front Side Rear Wetlands Nashua Ave. Napier Ave. 8,90th St. INS District 65ft. 50ft. 50ft. 50ft. 40ft. A-2 District 65ft. 35ft. 1Oft. 50ft. 40ft. It is noted that the existing volleyball court within Lot 3 does not meet a typical 10 foot setback requirement from the side lot line with Lot 1 due to the need to include the City Hall drainfield within that parcel. Also, the common lot line between Lot 2 and Lot 3 of Block 1 has been drawn down the centerline of the existing east driveway to 90th Street to anticipated shared access to both parcels in the future. Park and Trail Dedication. The subdivision of Mr. Begin's existing parcel would typically trigger park dedication requirements. In that the City is acquiring the newly created parcel and that there is no change in the intensity of the use on the parcel retained by Mr. Begin as a result of the proposed preliminary/final plat, we recommend the City waive these requirements. Any future subdivision of Lot 2, Block 2 will be subject to park dedication requirements in effect at the time of approval. Easements. The preliminary/final plat illustrates drainage and utility easements at the perimeter of each lot in accordance with Section 21-7-15.A of the Subdivision Ordinance. Drainage and utility easements are also shown over all wetland areas identified within Lot 2, Block 2. No easements are to be recorded over the wetland areas within the existing City property to be platted as Lots 3 and 4, Block 1 or Outlot A. 4 Grading Plan. No grading plan has been prepared for development of the City parcels. The City Engineer has completed soil tests of the parcel the City is acquiring from Mr. Begin and determined that it is suitable for a future public works facility. A grading plan will be developed as part of a future public works site plan for Lot 1, Block 2. Utility Plan. City Hall and Mr. Begin's existing single family dwelling are both served by individual septic and well systems. Future development of a public works facility or further development of Prairie Park will also utilize on-site utilities to be designed in accordance with the City Code at the time of site development. Development Contract. No public improvements are to be installed as part of this project and any improvements that are required would be undertaken by the City. As such, no development contract is required. RECOMMENDATION The acquisition of 30.29 acres by the City of Otsego for a future public works facility located north of City Hall is a positive step to provide improved services in a cost effective manner to support on-going development within the City. The proposed Zoning Map amendment and preliminary/final plat of the Otsego City Campus Addition that allows for acquisition of this parcel is consistent with all applicable policies of the Comprehensive Plan and all performance standards of the Zoning and Subdivision Ordinances. Our office recommends approval of the applications as outlined below. POSSIBLE ACTIONS Decision 1 — Zoning Map Amendment A. Motion to approve a zoning map amendment including land within the Otsego City Campus Addition within the INS District based on a finding the action is consistent with the Comprehensive Plan. B. Motion to deny the application based on a finding that the action would be inconsistent with the Comprehensive Plan. C. Motion to table. Decision 2 — Preliminary/Final Plat A. Motion to approve a preliminary/final plat for the Otsego City Campus Addition, subject to the following conditions: Lot 2, Block 2 shall retain and be deed restricted to five development rights (including the existing single family dwelling) based on the Comprehensive Plan and allowances of the A-2 District. 2. Lot 1, Block 2 shall be deed restricted to prohibit any residential development unless allowed by changes to the Comprehensive Plan. 3. The City shall reimburse the Hidden Creek Trails developer for the proportional share of the cost to construct 90th Street as set forth in the Hidden Creek Trails development contract applicable to Lot 1, Block 2. 4. The 20 foot driveway access easement granted across Lot 1, Block 2 in favor of Lot 2, Block 2 shall terminate upon any additional subdivision of Lot 2, Block 2 with direct access for any existing or proposed use being constructed directly to 90th Street and together with payment of any applicable reimbursement for the cost of 90th Street to the developer of Hidden Creek Trails. 5. Comments of other City Staff. B. Motion to deny the application based on a finding that the action would be inconsistent with the Comprehensive Plan. C. Mike Robertson Judy Hudson Andy MacArthur Ron Wagner Randal Begin Russ Martie NAC BASE MAP DATA PROVIDED BY Hakonson Fill Anderson / soc.,inc. PREPARED OCTOBER 2001 NOTE: THIS MAP IS FOR PLANNING PURPOSES ONLY AND SHOULD NOT BE USED FOR EXACT MEASUREMENT. � O T S E G O =a ON THE GREAT RIVER ROAD 8� i 4 � •Jo4� oii �'n ii s� yy rc r o 3 208 s 4 e5o Mr 58. gS e o g Q S oo_S�F:aae�aS. S° @:L i W a seg_gs_" Eb; cc 3 s `2. `a ej W 0 dZ ofa� fi ij b OTSEGO CITY CAMPUS ADDITION SHEET 2 OF 4 SHEETS EXHIBIT B-2 R=333.00 NOO'O7'42"E 6=01'09'47eSO0'07'42"W ^r A N7 �ilwc_I� 57s 68.16 2s')y 1\ (S« aR«t 3 0 4 9R«ta) L=6.76 146..4 MATCH LINE A---, A-19w,w DRAFT 3/8/05 tt\\ 29-22 _ mulls Ap1,gN q It r � ` — $JScErna �uii'2WW W � ,\\ xo2es L=3715f tiw ��g to: u1 a. -e .e s« M 1.,11. R u jyv' p. 01�M \� ' _ 1 F y5 37's'zai a tl`u. \-- ' 31za3 9�1 SN*42'32'E N b 8-67735 R=677.00 q 'i�Pioi 2 i (y >?,t o. ig 7 \ e7 Or Iso E, t (VA •1 610.18 •`•// �! 1d�" I ` /.-1r'.r-I( 5 /�, \ s�`7!' ` `•` I � V A \p•31 •ad oa � Lx � 589 4Y'30 l(jy i� 1 < ,1`yJ'�P,[ 7t?s =ryH�O G 00 .ea6 W nJ''Ib go'r i i TFlA II ^ yi11� _ � 1 h.,lL.:: � s 0 TLOT A „ ,r LC vv1 4 ,, 3 1� r - 509'45'38"E 415.00 n 1eo.z4 N89 -52-18-W a.—A 1a00a71 CREE,t 1RNL4 W S a N W n o 0 t0 O O o Z M M o N �pp 188 720.60 1200.93 1930.61 �gR»elwxeu� —'dqe Rgwtrtl aRA91A(S AN9 uruTM S89'45'56'E =« m T.L m I2f. R. L EASEYwrs ARE sgaY nus: o.w« 1a.ia n�enn.nl. 0 oaw« 1/1 of w ,. Yf .« n0aenent naYM aq YM«ae dear Ra Isco qet w a «t .n9q 1 yev a M neasp a tw plot. _�_ __sl— �T 1` I fa W pulp«« a qY p1e, a- aRt M d the Saiq Rtl1 a 106Mta001 aN NpMa Mn�il M a tlN S«q•W Ona1r a 9«1. 17. T. 111. x 2; Waylt aeon �plmelly« Yet Cant% Yane«4 Y w N a ffeeww I« 0 100 p00 '—_ o f% 0019'!1' EoeL BCYE q 1t1T IN 0 A6tOt., OC. SHEET 2 OF 4 SHEETS EXHIBIT B-2 OTSEGO CITY CAMPUS ADDITION DRAFT 3/8/05 (SN =1 4 *1 4 .Mbb) 1'� /lF 1)tr ^111 1// A i 1 <; vv r i�n\i�l AVIA I — MIMSwa.wlgwlr.l–^1 VL_IVII"ll\.: V�\L_L_I \..IVL_ I"IVUIIIVIV NNAW,W AW UNLIT) EASEIEHrs ANE 910NN wa -J -- •-A v*v b Y.1 w .ra rN a/p11p r Yw. ona Io I..t n .laa �rm�a r.taMl,c •N..1 In.. w-..ea.M.. am1.. row m-ImI.n1. 0 0—m 1/2 YNA by 14 YMI Yon mrun-t mMu4 Na YM.wb lk-- Nw IN120 a.l .b b ..1 .lal, 1 rot W 11,. r.crGlp al a4 pet Fr pol a..on M W srraw.l Oor1r N f.cL t), L 12t, R —w. -Y31' w.- Ed,l Crnt% IIY.,sI. M aM.M. b Mor se.a E-1. -�-x- 4 >m 110:0112011 EI IFET � ANOC.,� . SHEET 3 OF 4 SHEETS EXHIBIT B-3 OTSECO CITY CAMPUS ADDITION DRAFT 3/8/05 I — I I f- A 1 11: n ,., 1 A �v 1 I I SauN Ouellm Cntt- N Bon 11, L 121, L y I I V, L_ n V I I 1I V Y Y , n V S N-Nwl txn,.r a em —& Mf — — — — S00o1913111E as am xnln an.l. Deme a so 2tA x.121. I % ; t/ " I R 24 a -sat Canty CaN can Wemsnl 5 I':Ilt I Eal 8m a the NaM wt � et 1322.65 tl----------1G11 965.26E .-Is ra"'r"ma0.°�i`a I vvTi.vT ---------------- 965.26 ----_= --j --1 NASHUA AVENUE NE -A — �nw_rrwr — — - '- 'per 8 `i_\Jv AD 8 - — - —A NUS NB 2sa21 s000s•2e•w T4s TT? -V- _� 1__ _—S \ _ — _ _ ' LJ I 430.13 Meas. 1 470.53 �I Y ;�_ eamy -' — — — — — —�— t !1 SOO'48'31'W Meas. / / 430.92 Deed V y 347.71 535.00 1 SOOOY26'W y „cp eQ,?J; S0075'28•WDeed Nomai°ia°0E� 3 f \?F lV I n 1, A t 9/ A EXCEPTION S k/1. O'Oi90 fO }: ^V I� L \% l�'<? I V VY I/ `1 - I� ryV-n0 Q. \ eOee.� I LOo�Ot eb ; I �a� I e \ ;m yRy I Y 8 1 - w ilia 11, to a o \va �I Oi, i co j 1 b5rF I \\ EXCEPTION I w (D'n 0)m ELLg a Rte„ c�+c g s�,�. F ��2pp d N� iso N00'14'30'W Dead b •��y 4�. 0 N001801'E Maas. I � I SOO�o'S8'E ,5 bt P79.18 ; 535.01 vI 2 O ___i -_____ — ----- 1 SO(nr28'W 230.00 h��eo rn l 1df.`--- a"i a :°'iasa w � �nlA MATCH LINE B • os w t wf of 1 ry� n /--F $ 8 (See sheet 2 of 1 sheets) � I- Ssc 2q T. 121• R. 23 M O I E' S0010'WE i-sn n1 OD to 2 - I �a� I i Shayy cgsg. / 1 E16 I Ib,E ��2pp �bi3 —tAI '1 / A I SO(nr28'W 230.00 YY I/`Y J{ER I 1---- MATCH LINE B s (See Meet 2 of 4 rhoste) ¢tE 1 S0019'54'E 1328.84 -- MATCH LINE C (See sheet 3 of 4 sheets) S0001.35'E 3521 -4x- tee o tee im srJ.2 iFE1 pRAR1A0L AND UDLITY EAY-at15 ANF Sntw INUS etAY 4 Net N WN en0 V lol W,11 aMf 10 /sa F ae1R aq WpinYy Wwl l'nM w ro wa.nlr„«. new aenaw an pa aAa.. lama mmesneAl. o D.w1� 1/2 na er 11 nal see mee,meA ms,we pN wm..et. tkrw 11a tam that NI M M amn 1 yur a we w.,etp a eNt pet. fa en lm1 a a a 1p1 pa u,e .oa Ins s,e Soem wl a We SwmeM Oumta Sect ti, 1. 21,. 2 R. J. a.0,cants N.e,.w1. n amee.o a Inn s -n arts'n' Ewl pmN0�(On3011 A ars. Assoc., nc. SHEET 4 OF 4 SHEETS EXHIBIT B-4