04-18-05 PCITEM 3-1
r NORTHWEST ASSOCIATED CONSULTANTS, INC.
4800 Olson Memorial Highway, Suite 202, Golden Valley, MN 55422
Telephone: 763.231.2555 Facsimile: 763.231.2561 plan ners(a,nacplanning.com
MEMORANDUM
TO:
FROM:
RE:
REPORT DATE:
NAC FILE:
Otsego Planning Commission
Daniel Licht, AICP
Otsego — Kittredge Crossings 10th Addition
30 March 2005
176.02 — 05.09
60 -DAY DATE: 29 June 2005
CITY FILE: 2005-14
Darrel A. Farr Development Corporation has submitted plans for Kittredge Crossings
10th Addition. The Planning Commission opened and continued a public hearing to
consider the application at their meeting on 4 April 2005 based on the need for the
developer to address several significant issues related to the project.
City staff and the developer had met on 4 April 2005 prior to the Planning Commission
meeting to discuss these issues. Revised plans were to be submitted by 12 April 2005
in advance of the Planning Commission meeting on 18 April 2005.
Revised plans were received late in the day on 13 April 2005, which did not allow
sufficient time for staff review. As such, we recommend that the Planning Commission
again continue the application to the 2 May 2005 meeting.
C. Mike Robertson
Judy Hudson
Andy MacArthur
Ron Wagner
Lucinda Gardner
Brian Johnson
ITEM 3-2
NORTHWEST ASSOCIATED CONSULTANTS, INC.
4800 Olsor Memorial H igh\niay, Suite 202, Golder Valley, NI N 55422
Telephone: 763.231.2555 Facsimile: 763.231.2561 plan nersf,�unacplanning.corn
PLANNING REPORT - addendum
TO:
FROM:
RE:
REPORT DATE
NAC FILE:
BACKGROUND
Otsego Planning Commission
Daniel Licht
Otsego — Crimson Ponds West; Preliminary Plat
13 April 2005 ACTION DATE: 15 June 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. A public hearing was opened on 21 March 2005 to consider the applicant's
request. City staff had recommended the application be tabled to resolve several
outstanding issues and after taking initial public comments, the Planning Commission
continued the public hearing.
City staff and the developer met on 31 March 2005 to discuss those issues raised in the
application review and the comments made at the public hearing. The developer has
submitted a letter dated 12 April 2005 stating that they have met with the property
owners to the south regarding 75th Street, which they (and City Staff) consider to be
properly located. The letter further states that no modifications to the proposed
preliminary plat have been made and that the applicant is seeking action on the request
as presented.
Exhibits:
A.
Site Location
B.
Preliminary Plat
C.
Landscape Plan
D.
Grading Plan
E.
Utility Plan
ANALYSIS
The following paragraphs address the specific issues that have been raised in regard to
the proposed preliminary plat:
Lot Area. The Planning Commission has expressed concerns about the transition
between sewered and non-sewered subdivisions. As discussed during the
Comprehensive Plan update process, the best way to provide for this transition is by
requiring one -tier of larger, wider lots along the abutting plat lines. These larger, wider
lots would be subject to the proposed "Large Lot" standards with a minimum area of
16,000 square feet and 90 feet wide.
The effect of these standards on the plat would require the lots within Blocks 5 and 11
to be increased in depth by 30 feet and 15 feet in width, requiring major revision to the
overall plat design. If the Planning Commission intends to require the larger lots
abutting the existing non-sewered subdivisions to the north, the application should be
tabled again with direction to the applicant to revise the plat and re -submit for review at
a future Planning Commission meeting.
751h /78 th Street. City staff met with the developer regarding the location of 75th Street
along the south plat line. The abutting property owners to the south, Mr and Mrs.
Morrisette, also attended this meeting. The abutting property owner to the south has
been given several concepts illustrating the development potential of their property
based on the proposed location of 75th Street. As a collector street, it is common that
the impacts for such a roadway are shared by multiple properties given the limitations
on direct lot access and the overriding issue of major roadway corridor spacing. City
staff believes that the location of 75th Street as shown on the preliminary plat is
appropriate to provide good access and circulation in this area of the City, including
future extension of 75th Street west of Odean Avenue. A matter to be resolved prior to
final plat approval is the timing of construction for the full length of 75th Street to Odean
Avenue.
The exception parcel at the proposed southeast corner of 75th Street and Odean
Avenue will be buffered somewhat from the impacts of the proposed intersection by the
addition of a 9,281 square foot outlot to the north side of the property on which trees or
shrubs may be planted for screening. Furthermore, efforts may be made at such time
as the balance of the property south of 75th Street develops to better integrate this
exception as part of that neighborhood. This is not a unique situation, however, with
similar rural parcels at the corner of Page Avenue and 85th Street or Odean Avenue and
CSAH 37.
Padget Avenue. Residents at the southern end of the existing Crimson Ponds
neighborhood spoke at the public hearing in opposition to Padget Avenue being
extended into Crimson Ponds West and connected to 75th/78th Street. Padget Avenue
was constructed as a temporary dead-end street without provision of right-of-way for a
permanent or temporary cul-de-sac by the applicant to provide future utilities and
2
access to this current project. The Public Works Department added gravel to the side of
the paved area to allow garbage trucks or plow trucks to turn around after receiving
complaints from residents about these vehicle using private driveways. Establishment
of Padget Avenue as a cul-de-sac at its current terminus would exceed the maximum
500 foot length allowed by the Subdivision Ordinance.
O'Dell Avenue. The proposed preliminary plat would provide for a connection to O'Dell
Avenue at its current terminus within Dear Field Acres. O'Dell Avenue within Deerfield
Acres is a rural section street with ditches on both sides, whereas the street within
Crimson Ponds west would be a 28 foot wide street with curb and gutter. The
developer is required to construct the connection between the two street sections with a
transition as approved by the City Engineer. It should also be noted that if the proposed
Crimson Ponds North development goes forward, the developer would have to
reconstruct O'Dell Avenue in order to install water utilities required to be looped
between the projects.
Grading and Drainage. Concerns were raised about drainage issues along the north
plat line abutting Deer Field Acres, Hidden Valley and Crimson Ponds. Drainage in
these areas generally flows south into LeFebvre Creek, away from the existing
developments. The grading plan is subject to review and approval by the City Engineer
and no concerns have been noted with regarding to ponding along the north plat line.
Utility Plans. The City Engineer had raised issue with the proposed utility plan not
providing for extension of services west of Odean Avenue and also not showing
extension of utilities to the proposed Crimson Ponds north development. These issues
will be revised as part of future construction plan submissions and are subject to further
review by the City Engineer.
RECOMMENDATION
We recommend approval subject to the conditions outlined below. The Planning
Commission may elect to table the application and direct the applicant to make
revisions to the lots within Block 5 and 11 for an improved transition to existing non-
sewered subdivisions and resubmit revised plans for review.
POSSIBLE ACTIONS
Decision 1 — Zoning Map Amendment
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 75th
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.
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
4
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
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98187E
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'/2 of SW'/ of NW'/4 of S27 and S'/z 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\Municipal\Aotsego22xx\2242\ot2242RVW1.doc
TABLE 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
\1Ha011Shared DocslMunicipallAotsego22xx122421ot2242RVW1.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. (21-6-2.13.6)
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. (21-6-2.13.5)
7. The same line type is used for both the delineated wetland boundary and easement
line. Please revise.
PAGE 9
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LOT BUILDABILITY
1. 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.
STRFFTR
1. 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.B.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
1. A contact name and phone number shall be provided for Backes Companies. (21-6-
2.A.3)
2. Label section lines and Y2 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
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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.
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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 78t'/75 1h
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
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WATER DISTRIBUTION SYSTEM
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.B.10)
OTHER CONSIDERATIONS
1. 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
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ITEM 3_3
NORTHWEST ASSOCIATED CONSULTANTS, INC.
. 4800 Olson Memorial Highway, Suite 202, Golden Valley, MN 55422
Telephone: 763.231.2555 Facsimile: 763.231.2561 plan nersa,nacplanning.com
PLANNING REPORT - addendum
TO: Otsego Planning Commission
FROM: Daniel Licht, AICP
RE: Otsego — Crimson Ponds North; Concept Plan
REPORT DATE: 13 April 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 83 d 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.
A public hearing to consider the Crimson Ponds North concept plan was opened on 21
March 2005. The Planning Commission continued the public hearing and directed the
developer to address several issues raised by the Planning Commission and the public
and resubmit plans for review. City staff and the developer met on 31 March 2005 to
discuss those issues raised in the application review and by the comments made at the
public hearing. The developer has submitted a letter dated 12 April 2005 and a revised
concept drawing.
Exhibits:
A. Original Concept Plan
B. Revised Concept Plan
ANALYSIS
Density. The Planning Commission directed that the density of the proposed
development be decreased so as to be more compatible with surrounding
neighborhoods. The original concept plan illustrated 98 single family lots, whereas the
revised plan shows 93 lots. The changes in the concept plan reduce the density from
2.01 dwelling units per acre to 1.91 dwelling units per acre.
Lot Requirements. The Planning Commission directed that the area and width of the
lots at the north, east and south perimeter of the plat be increased so as to be more
compatible with surrounding neighborhoods. The applicant has revised the concept
plan at City staff's direction to increase the minimum width of the lots at the perimeter of
the subject site to 90 feet. We would also expect these lots to be at least 16,000
square feet in area, but there are several that do not meet this standard. The change in
lot width at the perimeter of the subject site is the primary cause for the reduction in the
lot count from 98 to 93 lots. The average lot size within the proposed development is
17,562 square feet, which is an increase of almost 1,000 square feet from the original
concept plan.
One of the primary concerns raised by adjacent property owners was the number of
houses that would be abutting their properties. While the increase in lot width at the
perimeter of the subject site will address this issue, it must also be understood that the
depth of the lots, especially along the south plat line creates more than adequate
separation. The all but two of the lots along the south property line have at least 120
feet between the rear of the building pad and the plat line. The lots along the north and
east plat lines have at least 70 feet of depth behind the building pad, which will increase
if the lots are required to meet a minimum area of 16,000 square feet.
Access. The proposed access to the subdivision has not changed significantly. The
applicant has revised the street design in the area just east of the Odean Avenue
intersection to improve traffic flow. Furthermore, the developer has been in contact with
the owner of Outlot B, Deerfield Acres regarding acquisition of that parcel for necessary
street and utility extensions. Formal acquisition of Outlot B of Deerfield Acres is not a
prerequisite for concept plan approval, but would be required prior to any preliminary
plat approval.
Grading. The level of detail required to present a concept plan does not allow for a
thorough evaluation of grading. Detailed grading plans will be required as part of a
preliminary plat application and are subject to review and approval by the City Engineer.
City staff has worked with the developer on their concept plan layout to be respectful of
the natural features of the property, including existing ponding areas and wetlands.
However, it must be understood that significant grading will be required to develop this
property in order to provide access to Odean Avenue and utility extensions.
Utilities. The developer has been in contact with several property owners regarding
acquisition of easements required to extend utilities to the subject site. There may also
be existing drainage and utility easements to the south of 781`' Street that the developer
could use for extension of utilities. Acquisition of utility easements is not considered to
2
be a prerequisite for concept plan approval, but would be required prior to approval of a
preliminary plat.
RECOMMENDATION
City staff supports the proposed concept plan for Crimson Ponds North as consistent
with the policies of the Comprehensive Plan for the anticipated future development of
the subject site. 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,
except that the lots at the north, east and south perimeter of the subject
site shall have a minimum width of 90 feet, minimum depth of 180 feet and
minimum area of 16,000 square feet.
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.
?. 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
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Hakanson 3O
Anderson 3601 Thurston Avenue, Anoka, MN 55303
Assocnder ern 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:
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.
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 northern 3/4 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 2
Hakanson
Anderson
Assoc., Inc.