08-15-05 PCITEM 3_1
NORTHWEST ASSOCIATED CONSULTANTS, INC.
4800 Olson Memorial Highway, Suite 202, Golden Valley, MN 55422
Telephone: 763.231 .2555 Facsimile: 763.231 .2561 planners gnacplanning.com
PLANNING REPORT
TO: Otsego Planning Commission
FROM: Daniel Licht, AICP
RE: Otsego — Featherwind Farms; Preliminary Plat
REPORT DATE: 10 August 2005 ACTION DATE: 16 September 2005
NAC FILE: 176.02 — 05.23 CITY FILE: 2005-38
BACKGROUND
Shadow Creek Corporation has submitted plans for a 117 lot rural cluster development
on approximately 325 acres of land located north of CSAH 39 between Mason Avenue
and CSAH 19. The proposed lots are all to be single family homes, with 18 of the lots
established to allow keeping of horses as part of an equestrian theme for the overall
project. The development plan includes 160 acres of public or private open space and
over two miles of pedestrian and equestrian trails.
The subject site is guided by the Comprehensive Plan for rural residential uses. The
property is currently zoned A-1 Agriculture Rural Service District and WS, Wild, Scenic
Recreational River Overlay District. The applicant is requesting a Zoning Map
amendment rezoning the subject site to R -C, Residential Rural Cluster Open Space
District and a preliminary plat for the project. A PUD -CUP is also requested to allow for
the keeping of horses within the plat, establishment of private driveways for certain lots
and density increases from the maximum allowances of the R -C District.
Exhibits:
A.
Site location
B.
Existing Conditions
C.
Site Plan
D.
Preliminary Plat
E.
Grading Plan
F.
Landscape Plan
ANALYSIS
Zoning. The proposed development requires an amendment of the Zoning Map to
include the subject site within the R -C District. The existing WS District Overlay is not
effected by the proposed Zoning Map amendment. A PUD -CUP has also been
requested to allow for the keeping of horses and for use of shared private drives for
access on certain lots within the plat and increased density above that allowed within
the R -C District. The criteria by which these requests are to be evaluated include (but
are not limited to) the following:
The proposed action's consistency with the specific policies and provisions of the
official City Comprehensive Plan.
Comment: The Comprehensive Plan designates the subject site for rural
residential uses as part of the Rural Residential Preserve Area established along
the Mississippi River north of CSAH 39. The subject site is one of the most
significant parcels in this area, if not the entire City based on its overall area, the
extent of river frontage, and natural amenities. The Comprehensive Plan
encourages creative development of the subject site to maximize the interrelation
between natural features of the site and new single family dwellings, which the
proposed plat achieves.
2. The proposed use's compatibility with present and future land uses of the area.
Comment. The subject site is bordered by a proposed R -C District development
to the east, CSAH 39 to the south and rural residential parcels and a commercial
conference center to the west. The proposed development will be compatible
with these uses. The Mississippi River abuts the north boundary of the subject
site and the existence of a DNR wildlife easement, establishment of permanent
HOA open space and dedication of land for a public park will ensure protection
and enhancement of the river corridor.
3. The proposed use's conformity with all performance standards contained in the
Zoning Ordinance (i.e., parking, loading, noise, etc.).
Comment: The proposed development is required to conform to all applicable
performance standards of the Zoning and Subdivision Ordinance, subject to
modifications approved by the PUD -CUP.
4. The proposed use's effect upon the area in which it is proposed.
Comment: The proposed use is anticipated to have a positive effect to the area
establishing a neighborhood with extensive open space, unique amenities and
public spaces.
5. The proposed use's impact upon property values of the area in which it is
proposed.
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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 use is not anticipated to generate any additional traffic.
7. The proposed use's impact upon existing public services and facilities including
parks, schools, streets, and utilities and its potential to overburden the City's
service capacity.
Comment: The proposed use is not anticipated to have a negative impact to the
City's service capacity.
Density. The Comprehensive Plan establishes a base density of one dwelling unit per
10 acres for parcels within the Rural Residential Preserve area. The Comprehensive
Plan also establishes an allowance for density bonuses to be approved to encourage
creative designs or amenities for rural cluster subdivisions. Section 20-60-1 of the
Zoning Ordinance establishes 12 dwelling units per 40 acres as the maximum density
within the R -C District. With 117 dwellings on 324 acres, the density of the proposed
preliminary plat is over 14 dwelling units per 40 acres. Conformance with the density
allowances of the R -C District would require elimination of 21 lots.
The five other developments approved under the R -C District requirements have all
been held to the 12 dwelling units per 40 acre standards of the R -C District. Although
the structure of the density standard is such that the Planning Commission and City
Council can consider allowing more units as part of a PUD -CUP, this type of action
should only be considered for an extraordinary project that far exceeds the City's
minimum expectations and base requirements of the R -C District. Lacking such
justification would potentially establish precedence for increased levels of development
within the rural residential preserve area not consistent with the City's goals for the area
or the City's overall growth management efforts.
The north half of the subject site as well as the portion of the site east of the central
access to CSAH 39 is within Subdistrict A of the WS District. The allowed density
within Subdistrict A of the WS District is one dwelling per 2.5 acres. The applicant must
submit a density analysis showing that the proposed number of building pads within the
WS District is consistent with the 1 dwelling unit per 2.5 acre standard. Based on a
cursory review of this issue, we do not expect that the plat will be found to exceed the
density allowances of the WS District.
Open Space. Section 20-60-7 of the Zoning Ordinance established requirements for
permanent open space to be established for R -C District developments. A minimum of
50 percent of the buildable area within a proposed subdivision must be platted as
outlots an restricted as permanent open space. The preliminary plat identifies the net
buildable area of the subject site as 294.95 acres making the required open space
147.48 acres. The preliminary plat proposes 160.4 acres of public and private open
space, shown in the table below. The net area of the open space outlots must be given.
Use
Outiots
Area
City park/greenway
K, M, O
76.9ac.
Neighborhood recreation
C, L
7.2ac.
Landscape areas
A, E, H, I, J, N
and medians
2.3ac.
DNR wildlife easement
B, Q, R
43.4ac.
Pedestrian Corridors
D, F, G, S
11,1 ac.
Equestrian
P
19.3ac.
Total
160.4ac.
The development plan also illustrates extensive trails within the open space area for
both people and horses. Trails constructed by the developer within Outlots K, M and O
must be 10 feet wide. Those trails constructed to be maintained by the homeowners
association should be at least six feet wide. We also recommend use of asphalt for all
of the pedestrian trails for long-term maintenance reasons, including those within Outlot
B that are within the DNR wildlife easement and WS Overlay District.
Lot Standards. The location of lots within the R -C District is subject to the design
criteria outlined by Section 20-60-8 of the Zoning Ordinance. Lots have been clustered
in groups of at least five lots, except Block 32 which is acceptably limited to four lots
based on topography and the tree line along Northwest Creek. Furthermore, all of the
lots are oriented towards or abutting common open spaces. One potential issue with
the proposed lot configuration which leads us to question the increased density is the
proximity and visibility of the homes in Block 1, 4 and 34 to CSAH 39. Section 20-60-
8.A.1 of the Zoning Ordinance states that neighborhood clusters are encouraged to be
located to minimize the visual impact of the development on the landscape to the
greatest extent possible.
The R -C District establishes a net minimum lot size of one acre and net maximum lot
size of 2.5 acres (excluding wetlands, floodplain, steep slopes). All of the lots within the
proposed subdivision conform to these requirements. The average lot size is 1.2 acres.
The width of lots within the R -C District must be 100 feet on through streets and 125
feet on cul-de-sacs. All of the proposed lots meet this standard as well.
Setbacks. Setbacks applicable within the R -C District are shown below:
Front
Side
Rear
NW Creek
Bldg. Septic
35ft.
10ft.
50ft.
100ft. 1 75ft.
The preliminary plat shows a side yard setback of 15 feet, whereas 10 feet is the
minimum requirement. Any accessory buildings larger than 150 square feet must be
behind the rear line of the principal building and conform to principal building setbacks.
The R -C District also requires that any detached accessory building larger than 150
Ll
square feet be located within 150 feet of the principal building. We recommend waiving
this requirement for the 18 horse oriented lots.
Horses. The 18 lots within the "Dancing Branch" area of the preliminary plat are to be
equestrian oriented lots intended to accommodate keeping of horses and utilization of
shared trails, pasture and riding areas within the common open space of the
development. Section 20-26-4 of the Zoning Ordinance allows keeping of horses in the
R -C District as part of the requested PUD -CUP provided that:
The minimum lot size upon which the horses are to be located shall be two and
one-half acres.
2. The horses are not confined in a pen, feedlot or building within 200 feet of any
residential zoning district, other than an R -C District not owned by the operator.
3. The density of horses does not exceed one (1) horse per acre.
4. A shelter or stable facility shall provide a minimum of one hundred (100) square
feet of enclosed area per horse.
Under the PUD -CUP, the preliminary plat proposes to meet the minimum lot area
requirement based on each individual lot being at least two acres with access to the
19.3 acre equestrian area established as Outlot P, resulting in an average lot size
greater than 2.5 acres.
The provision of shelter for the maximum two horses per lot is further subject to the
limitations on detached accessory building space of the R -C District. The R -C District
allows for construction of up to two detached accessory buildings with a maximum area
of all detached structures based on the table below. No single detached accessory
building within the R -C District can exceed 1,500 square feet.
Lot Area
Maximum Total Floor Area of All
Detached Accessory Structures
0.00 to 1.00 ac.
1,000sf.
1.01 to 2.00 ac.
1,500sf.
2.01ac. or larger
2,000sf.
Access. The proposed development has three accesses to CSAH 39. The primary
access to the development will be at a location on CSAH 39 where the MacIver Avenue
corridor intersects. This location is appropriate for long-term spacing of intersections
along CSAH 39 based on the Northeast Wright County Transportation Plan and the
City's plan to eventually extend MacIver Avenue from 80th Street north to CSAH 39.
A second access to CSAH 39 from the development is provided approximately one-
quarter mile east of CSAH 19. This access is appropriately located for current traffic
conditions. The one-half mile spacing requirements for CSAH 39 established by the
Northeast Wright County Transportation Plan suggest that this intersection will
ultimately be closed to right-in/right-out access only. However, even with future
restricted turning conditions, access to the proposed development is adequate.
A third easterly access serves only the lots within Blocks 33 and 34 via a shared street
with the abutting Mississippi Cove development intersecting CSAH 39 at Mason
Avenue. The configuration of this street has been recommended by City staff to allow a
north leg to be established accessing the park parcel the City is to acquire from the
Mississippi Cove development. Depending on the timing of construction, the developer
will be required to escrow funds for construction of one-half of Mason Avenue north of
CSAH 39 or construct the street and receive credits for the one-half of the street that the
Mississippi Cove developer is responsible for.
There is a need to provide a connection from within the subject site to the abutting
parcels to the west such that future development of those properties would have
adequate access. We recommend that the preliminary plat be revised to provide a
public street right-of-way to the west plat line in the area of Lots 2-3, Block 1 and that
the lots south of this right-of-way be eliminated.
Future access to the 28 acres fronting CSAH 39 existing as two exception parcels can
be provided with an extension of Large Court north of CSAH 39 and provision of a
second access overlaying the property line between the easterly parcel and Outlot K.
The preliminary plat must be revised to establish 30 feet of the west edge of Outlot K as
a separate outlot for future right-of-way use. No credit to the R -C District open space
requirements will be granted for this outlot. The spacing of these two access points at
Large Court and the east edge of the exception parcels is adequate to meet the spacing
requirements of the Northeast Wright County Transportation Plan and maintain at least
one full movement intersection.
Two smaller exception parcels fronting CSAH 39 exist to the east of the proposed
primary entrance to the development. Due to the size of these parcels and the
topography on their west, north and east sides, it is not practical to extend public streets
to these properties from within the project. The development potential of these
exceptions will be limited to the two existing single family dwellings due to the access
allowed by Wright County to CSAH 39.
Finally, there is an exception parcel along the Mississippi River at the center of the
subject site. Section 21-7-5.0 of the Subdivision Ordinance requires that a proposed
subdivision give access to all abutting unsubdivided parcels, which is typically by
extension of public right-of-way. The exception parcel is currently accessed by an
ingress/egress easement. The preliminary plat establishes Outlot R to provide for
access to the exception parcel from "Featherwind Parkway". We view this access as
acceptable provided that Outlot R is deeded to the exception property owner and that
an easement in favor of the Featherwind Farms HOA is established over Outlot R to
provide for access to Outlot Q. No credit to the R -C District open space requirements
will be granted for Outlot R.
Streets. The proposed primary entry way to the development at MacIver Avenue is to
be a divided median section and the crossing of Northwest Creek is to appear as a
bridge with space for trail connections under the roadway. The general public streets
within the subdivision are shown to be a rural section design having 24 foot driving
lanes with two foot shoulders within a 60 foot right-of-way. The City Engineer has
recommended that R -C District developments utilize a curbed street section for that
portion of the roadway fronting the single family lots to facilitate property maintenance
and access. A requirement for concrete curb within the proposed subdivision will be
subject to review by the City Engineer.
There are two roundabouts and two cul-de-sacs with center islands within the proposed
preliminary plat. The roundabouts have been provided for aesthetic purposes and are
not required for traffic management. The islands within the roundabouts and cul-de-sacs
are platted as outlots to allow for HOA ownership and maintenance, but street, utility
and drainage easements to the City are required.
The 15 of the 18 horse oriented lots are all to be accessed by shared private drives from
perimeter public streets. The private drives are acceptable given the limited number of
lots, the size of the lots allowing on-site turnarounds and the integrated nature of the
lots with the common equestrian spaces. The private drives are designed as a rural
section with an 18 foot wide paved surface, two foot shoulders on each side within a 50
foot easement. A result of the shared private drives is that eight of these lots do not
have direct frontage to a public street, and thus the City will require a drainage and
utility easement over each of the shared private drives.
The preliminary plat indicates proposed street names for the subdivision that are
inconsistent with the Wright County grid pattern. The City has varied only once from the
Wright County grid, and only when the alternative street name was still alphabetically
consistent with the grid. The developer's efforts to establish a unique sense of place for
their project is not distinct from the intent of others and does not outweigh the public
safety issue for which the grid is established. The street names must be revised to be
consistent with the Wright County Grid.
Landscaping. A landscape plan for the streetscapes and HOA and public outlots has
been submitted. Overall, the landscape plan has appropriate plant materials and sizes
for the proposed locations. We would recommend that Outlots A, B, D and K be planted
with seedlings as part of a prairie restoration effort intended to provide more a natural,
dense vegetation pattern that provides greater privacy and buffering long-term.
A second major element of the landscape treatment is construction of black split -rail
fencing at the entry areas, along CSAH 39 and Outlot K and within the "Dancing
Branch" equestrian area. The entryway treatment should also be extended to the
access at Mason Avenue.
Environmental Review. Based on the area of the project, an environmental
assessment worksheet is required to evaluate the potential significant effects resulting
from the proposed development. An EAW has been prepared and published in the
EQB Monitor on 15 August 2005. The EAW identified no potential significant
environmental effects that would not be otherwise addressed as part of the City's
established development policies and regulations. The EAW is subject to a 30 -day
comment period ending 14 September 2005. At the end of the comment period, the
City must respond to any submitted comments as to the potential for significant
environmental effects and determine if there is a need for an Environmental Impact
Statement to be prepared. The preliminary plat may be approved contingent on these
actions to occur at a future Planning Commission meeting.
Park Dedication. Section 21-7-8 of the Subdivision Ordinance requires dedication of at
least 10 percent of the gross area of the subject site for park and trail purposes. The
required dedication is 32.5 acres based on the gross 325.43 acre area of the subject
site. The City's Future Parks and Trails plan identifies establishment of a greenway
corridor along Northwest Creek extending through the subject site from CSAH 39 to its
outlet to the Mississippi River on the adjacent property to the east.
The proposed preliminary plat dedicates Outlots K, M and O to the City for Park
purposes. Outlots K and M overlay Northwest Creek and are the desired greenway
segments, along with a portion of Outlot O. Most of Outlot O includes that portion of the
subject site encumbered by a DNR wildlife easement meaning it cannot otherwise be
developed. The combined area of Outlots K and M is approximately 36.9 acres, which
exceeds the minimum required dedication and is acceptable to satisfy the required
dedication (provided that the standard density limits of the R -C District are met). The
preliminary plat illustrates trails constructed within Outlots K and M, which the developer
may provide at their cost subject to City approval.
Easements. The preliminary plat illustrates drainage and utility easements at the
perimeter of all of the single family lots as required by Section 21-7-15.A of the
Subdivision Ordinance. Drainage and utility easements are also required over all of the
open space outlots or other ponding and wetland areas outside of those parcels
dedicated to the City. All easements are subject to review and approval of the City
Engineer.
Grading Plan. The applicant has submitted a grading plan for the proposed preliminary
plat. The grading plan is subject to review and approval of the City Engineer. One
planning related issue with the proposed grading plan is that the ponding and wetland
mitigation within Outlot K cannot interfere with the City's plan for development of a
greenway and trail along Northwest Creek. The applicant must illustrate grading for a
trail corridor adjacent to these proposed ponds as part of their final construction plans.
Utility Plan. The proposed single family homes will be served by individual on-site
septic and well systems. The grading plan identifies locations for a primary and
secondary septic drainfield on each lot and the applicant has provided preliminary soil
test information. Utility plans are subject to review and approval of the City Engineer.
RECOMMENDATION
The proposed Featherwind Farms plan is consistent with the intent of the
Comprehensive Plan for the one of the most significant parcels within the Rural
Residential Preserve Area of the City. While the subdivision is well designed, we
question as to whether the proposed density increase is justified or consistent with the
City's overall growth management policies and past approvals within the R -C District
under similar circumstances. Subject to the comments of other City staff, we
recommend approval of the applications as outlined below.
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 -C District based on a finding that the request is consistent with the
Comprehensive Plan.
B. Motion to deny the request based on a finding that the application is inconsistent
with the Comprehensive Plan.
C. Motion to table the application.
Decision 2 — Preliminary Plat/PUD-CUP
A. Motion to approve the preliminary plat and PUD -CUP for Featherwind Farms,
subject to the following conditions:
Approval of the preliminary plat is subject to a decision by the City Council
in response to the submitted EAW that the project does not have the
potential for significant environmental effects and that an EIS is not
required.
2. The preliminary plat must be revised to eliminate 21 lots.
3. A density analysis must be submitted illustrating compliance with the
allowed density of one dwelling per 2.5 acres within the WS District.
4. The developer shall identify the net area of the parcels set aside as
permanent open space. Outlots B, C, D, F, G, L, P, Q, R and S shall be
restricted by conservation easement as permanent open space to be
regulated by Section 20-60-7 of the Zoning Ordinance and subordinate to
City drainage and utility easement rights.
9
5. Trails constructed by the developer within Outlots K, M or O must be 10
feet wide utilizing asphalt material. Those trails constructed to be
maintained by the homeowners association shall be at least six feet wide
utilizing asphalt material.
6. The keeping of horses shall be an allowed accessory use of the lots within
Blocks 17-31 subject to the following conditions:
a The density of horses does not exceed one (1) horse per acre.
b. A shelter or stable facility shall provide a minimum of one hundred
(100) square feet of enclosed area per horse.
C. Detached accessory buildings used to shelter or stable horses shall
conform to the accessory building limits of the R -C District, except
that such buildings are not required to be within 150 feet of the
principal building on the same lot.
7. The preliminary plat shall be revised to extend right-of-way to the west plat
line through the area of Lots 2-3, Block 1.
8. The preliminary plat shall be revised to establish 30 feet of the west edge
of Outlot K as a separate outlot for future right-of-way use.
9. Outlot R shall be overlaid by an easement allowing the Featherwind
Farms HOA access to Outlot Q and then conveyed to the owner of the
abutting exception property.
10. All public street and share private drive designs shall be subject to
approval by the City Engineer.
11. All shared private drives shall be overlaid by drainage and utility
easements, subject to approval by the City Engineer.
12. Street names illustrated on the preliminary plat shall be revised to conform
to the Wright County grid.
13. Outlots K, M and O shall be dedicated to the City in satisfaction of park
and trail dedication requirements subject to conformance with standard R-
C District density allowances. Improvements illustrated within these
outlots shall be constructed by the developer at their cost subject to
approval by the City.
13. The applicant shall illustrate grading for a trail corridor adjacent to the
proposed ponds and wetland mitigation areas within Outlots K and M as
part of their final construction plans, subject to approval by City staff.
10
15. Drainage and utility easements shall be established over Outlots A, B, C,
D, E, F, G, H, I, J, L, N, P, Q, R and S.
16. All easements, grading plans and utility plans are subject to review and
approval by the City Engineer.
B. Motion to deny the request based on a finding that the application is inconsistent
with the Comprehensive Plan, Zoning Ordinance and Subdivision Ordinance.
C. Mike Robertson, City Administrator
Karee Rowell, Deputy City Clerk
Andy MacArthur, City Attorney
Ron Wagner, City Engineer
Roger Stradal, DNR
Wayne Fingleson, Wright County
Lucinda Gardner, Shadow Creek Corporation
Mike Gair, MFRA
Kathleen O'Connell, MFRA
Brian Johnson, Westwood Professional Services
11
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PREUNINARY LANDSCAPE PLAN
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, City Administrator
Judy Hudson, City Clerk,
Dan Licht, City Planner
Andy MacArthur, City Attorney
Lucinda Gardner, Shadow Creek Corp.
Brian Johnson, P.E. Westwood Professional Services, Inc.
Reviewed by:
Ronald J. Wagner, P.E.
Shane M. Nelson, P.E.
Joseph J. MacPherson, E.I.T.
Date:
August 10, 2005
Proposed
Development:
Featherwind Farms
Street Location
A 325 acre portion of the northwest'/4 of Section 18, T121 N,
of Property:
R23W, and the north '/2 of Section 13, T121 N, R24W,
north of CSAH 39, and south of the Mississippi River.
Applicant:
Lucinda Gardner
Shadow Creek Corporation
172 Hamel Road
Hamel, MN 55340
Developer:
Shadow Creek Corporation
Owners of Record: Vernon C. Kolles & Sons
Purpose: Featherwind Farms is a 117 unit single-family residential
open space cluster development on approximately 325 acres
in the City of Otsego, Wright County, Minnesota. The
proposed development will be served with private septic
systems, private wells, storm sewer, and public streets typical
of a rural setting.
Jurisdictional Agencies: City of Otsego, Wright County, Minnesota Department of
(but not limited to) Health, Minnesota Department of Natural Resources,
Minnesota Pollution Control Agency, Wright Soil and Water
Conservation District.
Permits Required: NPDES, Minnesota Pollution Control Agency
(but not limited to)
\\Ha01\shared docs\Municipal\Hotsego23xx\2307\ot2307RVW1.doc
C1
TABLE OF CONTENTS
INFORMATION AVAILABLE
NATURAL FEATURES AND SURVEY
SITE PLAN
PRELIMINARY PLAT
PRELIMINARY GRADING, DRAINAGE AND EROSION CONTROL PLAN
STREETS
TRAFFIC/ACCESS ISSUES
WETLANDS
SURFACE WATER MANAGEMENT
ENVIRONMENTAL
SANITARY SEWER COLLECTION SYSTEM
OTHER CONSIDERATIONS
SUMMARY AND/OR RECOMMENDATION
\\Ha01\shared docs\MunicipalWotsego23xx\2307\ot2307RVW1.doc
INFORMATION AVAILABLE
Natural Features and Survey, revised 8/01/05, by Westwood Professional Services, Inc.
Site Plan, revised 8/01/05, by Westwood Professional Services, Inc.
Preliminary Plat, revised 8/01/05, by Westwood Professional Services, Inc.
Preliminary Grading and Drainage Plan, revised 8/01/05, by Westwood Professional Services,
Inc.
Preliminary Landscape Plan, revised 8/01/05, by Westwood Professional Services, Inc.
Environmental Assessment Worksheet Draft, 7/12/05, by Westwood Professional Services,
Inc.
Wetland Delineation Report, July 2005, by Westwood Professional Services, Inc.
Flood Insurance Rate Map, 9/30/92, by Federal Emergency Management Agency
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.
NATURAL FEATURES AND SURVEY (SHEET C-2)
1. Existing zoning classifications for land in and abutting the subdivision shall be shown on
the plan (Section 21-6-2.B.2).
2. Existing 100 -year flood elevations shall be shown on the plan (Section 21-6-2.B.9).
3. Location, size, and elevations of existing storm sewer and culverts, or any other
underground facility within 150 feet of the proposed plat, shall be shown on the plan
(Section 21-6-2.B.5).
4. Boundary lines of adjoining unsubdivided or subdivided land need to be identified by
name and ownership (Section 21-6-2.B.6).
5. The flood fringe zones shall be shown on the plans.
6. The limits of the Shoreland Overlay District shall be shown on the plan.
\\Ha01\shared docs\Municipal\Aotsego23xx\2307\ot2307RVW1.doc
SITE PLAN (SHEET C-3 TO SHEET C-4)
The ROW width for Featherwind Parkway at stations 12+30 (sheet C-3) and 3+33
(sheet C-4) is depicted incorrectly. The ROW width at these locations is 90'.
2. The typical section for the private drives shall depict a bituminous width of 24' per City
of Otsego Standard Plate No. 100.
3. Lot 1, Block 34 requires a 35' building setback along both streets.
4. Cul-de-sacs shall not exceed 500 feet in length (Section 21-7-6.A).
5. Blocks shall not exceed 1200 feet in length (Section 21-7-3.13).
6. The septic system, drain field locations are shown on the plans; however, they shall be
labeled as primary and secondary.
PRELIMINARY PLAT (SHEET C-5 TO SHEET C-6)
The easement and ROW shall be rounded at intersections parallel to back of curb to
allow for utility installation (111.13.).
2. Featherwind Parkway shall be renamed Lamont Parkway NE, Highmark Trail shall be
renamed 98th Street NE, Millway Run shall be renamed 96th Street NE, Rosewater Trail
shall be renamed 97th Court NE, Thistledown Curve (southern most stretch between
Featherwind Parkway and Rosewater Trail) shall be renamed 96th Street NE, Legacy
Turn shall be renamed 96th Circle NE, Ashdon Court shall be renamed Mackenzie Court
NE, Thistledown Curve (northern most section between Featherwind Parkway and
Rosewater Trail) shall be renamed 99th Street NE, Deepwater Curve shall be renamed
99th Circle NE, Burning Rock Road shall be renamed 99th Court NE and Plum Creek
Trail shall be renamed 96th Court NE.
3. Location, dimensions, and purpose of all proposed easements shall be shown on the
plans (21-6-2.C.5.).
4. Locations and widths of pedestrian ways shall be shown on plans (Section 21-6-2.C.2.).
5. Lots abutting collector streets shall have an additional 10' of width or depth to be
overlaid with a drainage and utility easement for a landscape buffer yard (20-16-7-D).
PRELIMINARY GRADING, DRAINAGE AND EROSION CONTROL (SHEET C-
7 TO SHEET C-8)
It appears that not all lots are to be custom graded. All proposed grading shall be
shown on the plans. More detail is required to determine locations of post construction
drainage swales, cross drainage between lots and lot grades.
2. The invert elevations, pipe sizes and pipe lengths shall be depicted on the plans.
Ma01\shared docs\Municipal\Aotsego23xx\2307\ot2307RVW1.doc
3. The 100 year water elevation of the Mississippi River shall be shown on the plans.
4. The inside slope along rural streets shall be 4:1 or flatter per City of Otsego Standard
Plate No. 100.
5. Soil boring locations shall be shown on plans. Also, the soil boring and perculation test
results shall be submitted for review.
6. Normal water elevations and 100 -year peak elevations shall be labeled for all ponding
areas. Also, 2 -year and 10 -year peak elevations shall be labeled for each of the
stormwater ponds (6.0.B.).
7. Runoff water shall be diverted to a sedimentation basin before it is allowed to enter the
natural drainage system (Section 21-7-16.F.).
8. An earth berm at least four feet in height shall be installed in all designated buffer yards
(20-16-7-D.3.b.).
9. It appears that the 100 -year water elevation of the Mississippi River will directly affect
the septic system drain fields of Lots 1-4, Block 32, and the lowest opening elevations of
Lots 3 and 4, Block 32. Also, it appears that a section of Thistledown Curve between
stations 31+00 and 34+00 are within one foot of the 100 -year flood elevation of the
Mississippi River.
10. The 100 -year elevation of the creek which runs through the development shall be
shown on the plans. At this time, the City has not completed a study of said creek. The`
developer will be responsible for determining the 100 -year water elevation. The City will
review this report.
STREETS
1. The bituminous, base and subbase thicknesses shall be shown in the typical sections
on plans.
2. A detail shall be included in the plans for the walking path and horse trail.
TRAFFIC/ACCESS ISSUES
1. The County will have to evaluate the necessity for right turn lanes, by-pass lanes and
left turn lanes along CSAH 39.
WETLANDS
1. Avoidance of wetlands must be attempted. If wetlands must be disturbed or filled they
must be mitigated as per WCA requirements (Section 20-16-9.E.2).
• 2. A protective buffer of natural vegetation at least 20' wide from the delineated edge shall
surround all wetlands. A principal building setback of 40' from the delineated edge of all
wetlands or 20' from the protective buffer easement, whichever is greater, shall be
provided. Some proposed structures do not meet this setback (Section 20-16-9.E).
\\Ha01\shared docs\Municipal\Aotsego23xx\2307\ot2307RVW1.doc
i
3. The normal and 100 year water levels of the wetlands shall be shown on the plans.
SURFACE WATER MANAGEMENT
A complete stormwater drainage report shall be submitted as outlined in the City of
Otsego Engineering Guidelines, Appendix C, Policy on Stormwater Drainage Submittal
Requirements for Developer.
ENVIRONMENTAL
The Environmental Assessment Worksheet has been completed. It has been submitted
for publication in the EQB Monitor and is going through the 30 -day comment period.
SANITARY SEWER COLLECTION SYSTEM
It appears that the proposed location of the sanitary drain fields for Lots 4 and 5, Block
2, and Lot 2, Block 3, may conflict with the driveway. Please verify.
2. All sanitary drain fields shall be located a minimum of 10' away from all property lines
(Chapter 7080).
3. The soil boring and perculation test results for the septic system areas need to be
submitted for review. Also, the locations of said tests shall be shown on the plans.
OTHER CONSIDERATIONS
Geotechnical data shall be submitted for review. Also, the geotechnical report shall
include pavement recommendations (Section 21-6-2.13.11).
SUMMARY AND/OR RECOMMENDATION
Revise and resubmit for City review/approval.
Ma01\shared docs\MunicipalWotsego23xx\2307\ot2307RVW1.doc
ITEM 3-2
NORTHWEST ASSOCIATED CONSULTANTS, INC.
4800 Olson Memorial Highway, Suite 202, Golden Valley, MfJ 55422
Telephone: 763.231 .2555 Facsimile: 763.231 .2561 planners ainacplanning.com
PLANNING REPORT
TO: Otsego Planning Commission
FROM: Laurie Shives/Daniel Licht
RE: Otsego — Duke Realty/Rolling Meadows Development, LLC;
Industrial Park Concept Plan Review
REPORT DATE: 10 August 2005 APPLICATION DATE: 03 August 2005
NAC FILE: 176.02 - 05.27 CITY FILE: 2005 - 46
BACKGROUND
Duke Realty Corporation, on behalf of Rolling Meadows Development, LLC and Dr.
Tom Jurgens has submitted a concept plan for an industrial park located east of TH 101
between 60th Street and 70th Street consisting of approximately 180 acres. The
applicant is proposing to develop approximately 1.2 million square feet of industrial and
business warehousing uses within multiple principal buildings.
A preliminary plat was previously approved for the area of the subject site between 65th
Street and 75th Street, which included rezoning of property for industrial development.
A final plat application was not submitted within one year of preliminary plat approval
and that approval expired. The 1-2, General Industrial District zoning approved with the
preliminary plat remains in effect. The balance of the property is zoned A-1, Agriculture
Rural Service District.
The purpose of the concept plan review is to provide informal, non-binding comments
regarding the proposed general land use and identify issues to be resolved with more
detailed development plans. The City Council has directed that concept plans be
processed with a public hearing to inform adjacent property owners of potential
development and solicit addition comments and questions.
Exhibits:
A. Site Location
B. Proposed Zoning
C. Site Plan
ANALYSIS
Comprehensive Plan. The Comprehensive Plan guides the area of the subject site
abutting TH 101 for industrial uses. The Comprehensive Plan further anticipates
development of medium-high density residential and low density residential uses east of
an extension of Queens Avenue between 60th Street and 70th Street. The proposed
concept plan would expand the industrial uses generally one-eighth of a mile to the
east. A transition between the expanded industrial area is shown to occur by moving
Queens Avenue farther east as well. The feasibility of this roadway corridor is yet to be
determined. Even if the industrial use abuts future residential areas, a transition can be
provided along abutting property lines through building orientation, landscaping and/or
topography.
Zoning. Current zoning of the concept plan area includes 1-2, General Industrial from
the expired Rolling Meadows preliminary plat, B-3, General Business for the existing
Anoka Equine Clinic and A-1, Agricultural -Rural Service District for the balance of the
site. The implementation of the concept plan would require rezoning the area of the
industrial uses to 1-2, General Industrial District and the area shown as single family lots
to R-4, Residential Urban Single Family District. There is also potential for a higher
density use along Queens Avenue to transition from the proposed industrial uses to
single family neighborhoods, which would be implemented under the allowances and
standards of the R-6, Residential Townhouse, Quadraminium and Low -Density Multiple
Family District. The existing Anoka Equine property would remain in the B-3, General
Business District.
Lot Requirements and Setbacks. The plans submitted for review were not to scale so
proposed lot configurations and setbacks were not measured. Given that significant
changes to the site plan will likely be required to address topographic and wetland
issues with development of the site, such a review is not critical for the concept plan.
The following table outlines the setback requirements of the 1-2, R-4 and R-6 Districts.
Lot
Area
Lot
Width
Setbacks
Front
Side
Rear
Principal/Collector Local
Street Street
1-2 2 acres
200ft.
30ft. 30 ft.
20ft.
25ft.
R-4 12,000 sq. ft.
75 ft.
65 ft. 35 ft.
10 ft.
20 ft.
R-6 12,000 sq. ft.
75 ft.
65 ft. 35 ft.
10 ft.
20 ft.
Access. The proposed development will access off of Queens Avenue upon its
extension north of 60th Street to 70th Street. The proposed alignment of Queens
Avenue and the location for its intersection with 70th Street is to be reviewed by the the
City Engineer. The alignment of the roadway shown on the concept plan does
adequately avoid impacts to existing wetlands towards the north of the property and it
may be necessary for the street to be redirected to the east to accommodate the
• wetlands. City staff believes that the 10 -acre parcel located immediately to the east of
the proposed development at 70th Street may need to be acquired to allow for
extension of Queens Avenue. City staff met with this property owner at the Staff
Development Meeting on 11 August 2005 to discuss their questions regarding the
process and indicated that the developer will likely be contacting them as the project
moves forward.
The Northeast Wright County Transportation Plan designates 70th Street (CSAH 37)
east of TH 101 as a local collector street. Accesses to this portion of 70th Street are to
be spaces at one-eighth mile intervals. Based on the proposed location of the exit ramp
from northbound TH 101 to 70th Street, the proposed intersection of Queens Avenue at
70th Street is appropriately spaced. Furthermore, a street at this location will allow
truck/trailers from Anoka Equine to drive through that site by making a right -turn off of
70th Street into the site and then exiting the site to the new street extension and back to
70th Street improving circulation for that use. Another potential access to 70th Street is
anticipated approximately one-eighth mile to the east of the intersection shown on the
concept plan where Rottlund Homes would have the primary access to their anticipated
development.
Building Design. Proposed building elevations have not been submitted. Section 20-
17-4 the Zoning Ordinance requires all buildings to be 35 feet in height or less and that
the exterior building finish of any one wall shall consist of at least seventy-five (75)
percent Grade A materials (i.e., brick, rock face, glass, stone, stucco) and not more than
ten (10) percent of the facade of any one wall shall be Grade D (wood) materials.
Off -Street Parking. Industrial uses are required to furnish one parking space for each
one and one-half (1 '/2) employees on shift of greatest employment, plus one (1)
additional space for each seven thousand five hundred (7,500) square feet of floor area
pursuant to Section 20-21-9.Y of the Zoning Ordinance. The proposed development
shall submit parking configurations at the time of preliminary plat submission.
Landscape Plan. No landscaping plan has been submitted with the concept plan,
however, upon submission of a preliminary plat a landscape plan must be included,
subject to Section 20-16-7.Cof the Zoning Ordinance. Additionally, a residential buffer
strip will be required along the proposed residential parcel to provide screening from the
industrial park and Queens Avenue.
Signs. No signage has been proposed as a part of the concept plan. Any signs that
are located on the property must be in compliance with Section 37 of the Zoning
Ordinance and will require issuance of a permit prior to placement on the subject site.
Park and Trail Dedication. Platting of the subject site triggers park and trail dedication
requirements. Section 21-7-18 of the Subdivision Ordinance requires dedication of 10
percent of the gross area of an industrial subdivision or payment of a cash fee in lieu of
land at $3,500 per gross acre to meet park dedication requirements for this project.
Additionally, since the developer is not proposing to dedicate any land for park and trail
• needs a cash fee in lieu of land equal to the park dedication fee in effect at the time of
the final plat must be paid per dwelling unit platted.
3
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.
Grading, Drainage and Utilities. No grading or utility plans have been submitted.
Sanitary sewer and water utilities are not currently available to the property. The City
Engineer is currently undertaking a study financed by the applicant, Rottlund Homes,
Inc. and Orrin Thompson Homes, Inc. to determine how utilities and major roadways will
be extended to the southeast Otsego area.
As part of their utility planning, the City Engineer has determined that the best location
for a future City water tower is within the subject property due to it being a high point in
elevation for the area. The applicant will be required to set aside approximately one -
acre of the property to accommodate the water tower facility at a location acceptable to
the City Engineer. The applicant would receive WAC credits as compensation for the
land dedicated to the City for the water tower site. All grading, drainage and utility
issues are subject to the review and approval of the City Engineer.
RECOMMENDATION
The proposed concept plan is consistent with the policies of the Comprehensive Plan
for the anticipated future development of the subject site. Potentially major 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 effecting the configuration of the site plan and the alignment of
Queens Avenue. 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 1-2, R-4 and/or R-6 District.
• b. Preliminary plat.
C. Final plat.
M
r:
2. The timing and cost responsibilities 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 shall be determined by the
City Council.
3. The timing and cost responsibilities for the extension of and required
improvements to Queens Avenue, including land acquisition, shall be
determined by the City Council.
4. All lots shall conform to the minimum requirements of the 1-2 District, R-4
and R-6 Districts, as applicable.
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 including the installation of a bufferyard adjacent to
Queens Avenue along the residential portion of the site shall be submitted
with any preliminary plat application.
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 development policies as outlined in the Comprehensive Plan, Zoning
Ordinance and/or Subdivision Ordinance.
C. Motion to table.
C. Mike Robertson, City Administrator
Karee Rowell, Deputy Clerk
Ron Wagner, City Engineer
Andrew MacArthur, City Attorney
David Bade, Duke Realty Corp.
Kevin Evensen, adjacent property owner
5
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Hakanson 30
1 Anderson 3601 Thurston Avenue, Anoka, MN 55303
Assoc., Inc. Phone: 763/427-5860 Fax: 763/427-0520
MEMORANDUM
To: Honorable Mayor & City Council
From: Ronald J. Wagner, Otsego City Engineer
Date: August 11, 2005
Re: Otsego Industrial Park — Concept Plan
cc: Mike Robertson, City Administrator
Judy Hudson, Clerk
Dan Licht, City Planner
Andy McArthur, Esq.
David Bade, Duke Realty Corp.
Upon reviewing the Concept Plan, I have the following comments:
Frontage Road
Long range planning has the frontage road connection on CSAH 37
located 3/8 mile east of 101 ramp connection, to accommodate traffic flow
and vehicle stacking. This is a County Road with access permitting
controlled by Wright County. Access to the site from Wright CSAH 37 will
likely require adding turn lanes on CSAH 37 for the traffic turning on the
frontage road (Queens Avenue).
Access to the frontage road should be limited to one every 500' to
minimize traffic conflicts. Street connections will be required for the
parcels east of this project. Street grades for the roads shall not exceed
7%. Access drives should enter the frontage road at minimum grade.
With almost 30' being graded off the high spot of the site, concern about
matching the grades on the adjacent properties should be addressed.
The frontage road will require 100' of R/W with a 10 TON street section
design and 66.67' B -B to accommodate a three lane design.
2. Wetlands
A wetland report and delineation will be required to document the existing
. wetland areas.
G:\Municipal\Aotsego22xx\2267\ot2267memo8-9-05.doe
The concept plan has complete wetlands being removed. Current WCA
laws require avoidance first, minimization second and impact third with 2
to 1 replacement mitigation. Wetland impacts will require mitigation
areas for replacement. The wetland review agencies will require
alternatives to minimize the impacts.
3. Water
City water is not located with -in the project site or adjacent to the project.
Some preliminary discussions have placed a water tower on this parcel
adjacent to Hwy. 101. A site located west of the frontage road near the
crest in the frontage road would provide the desired elements for a new
water tower to service the area. The water main would be required to
connect the water tower at 70th street, west of Hwy. 101 and to service
areas to the south of this development.
4. Sanitary Sewer
City sanitary sewer trunk mains do not extend to the parcels. Trunk
service lines have been planned to service the 2/3 portion of the project by
gravity to Lift Station #1 located at Quaday Avenue. These trunk lines are
planned for installation as development moves closer to this location from
the north.
The residential and south general industrial areas have a proposed
sanitary sewer route which is south along the frontage road or East across
the adjacent property owners to the sewer treatment plant. This
connection route will require agreements and coordination between the
city and the developer to provide the connection.
5. Storm Sewer
All storm water runoff must be routed through a water quality pond and the
rate of peak runoff from the site must not exceed the pre -developed
condition as outlined in the Otsego Engineer Manual. Discharge from the
south wetland is routed through an existing residential area to the south
with some buildings located near the water levels. The central portion
discharges east along 65th Avenue. The northern wetlands are semi
confined basins with overflow locations located '/4 mile north of 70th
Avenue.
G:\Municipal\Aotsego22xx\2267\ot2267memo8-9-05.doc
Hakanson
Anderson
Assoc., Inc.
0
6. Buildings
The concept floor elevations require considerable elevation changes from
adjacent buildings. With the access roads routed between the buildings
considerable retaining walls will be required to meet the street access
requirements.
Proposed buildings located on existing wetlands will require wetland
impact approval and additional construction considerations prior to
approval.
G:\Municipal\Aotsego22xx\2267\ot2267memo8-9-05.doc
halHakanson
Anderson
Assoc., Inc.
ITEM 3-3
NORTHWEST ASSOCIATED CONSULTANTS, INC.
4800 0,on ryr Mem<)6i 11 I•�€cit waw, Suite 2,12, Golden Valley NAN 5,5422
y''
glee -:l one, f63.2J1.25 } f'acsirn le, 763.2131 501 ;�l r�rer� r�zc i�r?t1€13 1,c.;-yn-r
MEMORANDUM
TO: Otsego Planning Commission
FROM: Daniel Licht, AICP
DATE: 9 August 2005
RE: Otsego — Comprehensive Plan; Riverwood National WWTP
NAC FILE: 176.08
BACKGROUND
The City Council adopted Resolution 2005-39 at their meeting on 25 July 2005
regarding future connection and expansion of the waste water treatment plant to be
constructed at Riverwood National. City staff had requested approval of the resolution
to clarify City policy with respect to the use of the facility to serve lands outside of
Riverwood National. Upon acting on the resolution, the City Council directed that the
Planning Commission consider formal amendments to the Comprehensive Plan to
establish these policies as part of the City's official development policy.
Exhibits:
A. Resolution 2005-39
B. Draft resolution amending Comprehensive Plan
ANALYSIS
Since the Riverwood National PUD was approved, City staff has responded to
numerous informal inquiries regarding the ability to expand the service area of the
Riverwood National Wastewater Treatment Plant (RN-WWTP) including the following:
• On 12 May 2005, Mr. Bulow, Elk River School District Superintendent Alan
Jensen and representatives of a second development company attended the
• Development Staff Meeting to discuss potential development of the Weidenbach
property located north of 80th Street and mostly west of CSAH 19. This
proposed development would include expansion of the RN-WWTP and extension
of sanitary sewer service for approximately 500 homes, school facilities and a
potential community park.
Another developer attended the staff meeting on 19 May 2005 to discuss
potential development of the five acre exception to Riverwood National at the
corner of CSAH 39 and Kadler Avenue with townhouse uses. Utility pipes have
been constructed with the initial Riverw000d National development to ensure that
future service can be provided without impacting the golf course. Entitlements to
development of this exception parcel were not included in the PUD District
approvals.
• Mr. Bulow faxed to our office a sketch showing redevelopment of the existing
Vintage Golf Course with 75 single family lots served by sanitary sewer service
from the RN-WWTP requesting a zoning compliance letter stating that the sketch
plan would be within the allowances of the Comprehensive Plan and Zoning
Ordinance.
The response to these and other inquiries about the potential expansion of the RN-
WWTP has been that such action would be inconsistent with policies established by the
Comprehensive Plan and PUD District approvals for Riverwood National and in the
case of the Vintage Golf proposal, past zoning approvals for that project as well.
• The Comprehensive Plan and development policy adopted by the City Council
limits sewered development to an average of 400 new dwellings per year for
period of 1999 to 2008 — it is impractical if not impossible to open third node of
sewer development served by the RN-WWTP and maintain targeted levels of
development.
The proposed development of lands adjacent to Riverwood National with urban
density development is out of sequence with the staging plan established by the
Comprehensive Plan, which designates the area as the fourth expansion area of
the west sewer district. Such leap -frog development has significant
consequences beyond provision of utilities including street capacity/maintenance,
park development/maintenance, general City administrative capabilities as well
as school facilities.
• Approval of Riverwood National and its waste water treatment plant was granted
under provisions established in the 1998 Comprehensive Plan allowing "greater
density with City approved sewer and water'. This "loophole" was removed in
from the Comprehensive Plan in the subsequent 2002 update.
• The waste water treatment plant yet to be constructed in Riverwood National is to
be an interim facility. Within 20 to 25 years when the West Waste Water
Treatment Plant (W-WWTP) and its collection system are extended to include
• Riverwood National, the RN-WWTP will likely be decommissioned. It would be
inefficient for the City to operate three waste water treatment plants to provide
sewer to areas that can be adequately serviced by staged expansion of the City's
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two existing waste water treatment plants in accordance with the Comprehensive
Plan and sanitary sewer and water plans.
The City cannot collect second SAC fees for connection of the properties in
Riverwood National to the west waste water treatment system, requiring the City
to absorb these costs when the Riverwood National treatment plant is
decommissioned. These future costs make adding more users to the Riverwood
National treatment plant beyond the current approved development more
financially burdensome to the City in the future.
Use of the RN-WWTP to serve land beyond Riverwood National has only been
anticipated by the City to occur if there were to be a demonstrated environmental
need from existing development in close proximity to the facility that cannot be
feasibly served by the W-WWTP. The expectation for this situation would be
limited to requests for service from existing older one -acre single family lots in
the Island View Estates or Riverwood Conference center. No connection to the
single family lots in Grenins Mississippi Hills or the Vintage Golf facility is
anticipated to be required, but could be accommodated under similar
environmental needs requests. Expansion of capacity and the collection system
of the RN-WWTP in only this situation would be consistent with policies
established by the Comprehensive Plan.
In order to formalize the statements outlined above, adoption of the draft resolution
amending the Comprehensive Plan attached hereto as Exhibit B is recommended.
CONCLUSION
The Planning Commission will hold a public hearing on 15 August 2005 at 7:00 PM to
consider the recommendation of City staff to amend the Comprehensive Plan
addressing the Riverwood National WWTP. City staff recommends approval of the
proposed amendment.
C. Mike Robertson, City Administrator
Judy Hudson, Zoning Administrator/City Clerk
Andy MacArthur, City Attorney
Ron Wagner, City Engineer
Chris Bulow
C
RESOLUTION NO. 2005-39
CITY OF OTSEGO
WRIGHT COUNTY, MINNESOTA
A RESOLUTION STATING THE POLICY OF THE CITY OF OTSEGO AS TO
EXPANSION OF THE PLANNED RIVERWOOD NATIONAL WASTE WATER
TREATMENT PLANT AND EXTENTION OF SERVICE TO LANDS BEYOND
RIVERWOOD NATIONAL.
WHEREAS, the City Council approved a PUD Development Stage Plan
and Preliminary Plat for Riverwood National on 8 July 2002; and,
WHEREAS, these approvals allowed for approval of a final plat on 22
September 2003 for development of 157 single family dwellings and an 18 hole
golf course and ancillary facilities within Riverwood National; and,
WHEREAS, these approvals provide for the allowed uses within
Riverwood National to have sanitary sewer service by a wastewater treatment
plant to be constructed by the project developer,
WHEREAS, the design of the Riverwood wastewater treatment plant is
approved by the City Council to provide capacity only as required for the project
and is subject to approval by the City Engineer; and,
WHEREAS, upon construction of the Riverwood National wastewater
treatment plant and establishment of operations, said facility is to be dedicated to
the City for long-term ownership, operation and maintenance; and,
WHEREAS, the project developer has yet to begin construction of the
proposed Riverwood National wastewater treatment plant to provide service to
the development; and,
WHEREAS, the City has adopted a Comprehensive Plan that includes a
staging plan for expansion of sanitary sewer service and extension of sanitary
sewer to lands adjacent to or in proximity of Riverwood National would be
inconsistent with these plans and would negatively impact the City's service
capabilities; and,
WHEREAS, the lands adjacent to or in proximity of Riverwood National
would be anticipated to be provided sanitary sewer service from the City's
• established West wastewater treatment plant and the operation and maintenance
of two wastewater treatment plants where one facility is adequate is inherently
inefficient; and,
WHEREAS, the City cannot collect additional fees or assess charges to
existing users of the Riverwood National wastewater treatment system for
construction of capacity at the West wastewater treatment plant at such time as
the Riverwood National wastewater treatment system is integrated with the West
wastewater treatment system; and,
WHEREAS, the expansion of the Riverwood National wastewater
treatment plant and its collection system to service additional users beyond
Riverwood National increases the future costs to the City to integrate the
Riverwood National wastewater treatment system with the West wastewater
treatment System; and,
WHEREAS, the City has received numerous informal inquiries as to the
potential to expand the capacity of the Riverwood National wastewater treatment
plant and its collection system to provide service beyond the Riverwood National
project; and,
WHEREAS, the City Council is to definitively memorialize its policy and
intent regarding the potential expansion of the capacity of the Riverwood National
wastewater treatment plant and its collection system to provide service beyond
the project by this resolution.
NOW THEREFORE BE IT RESOLVED by the City Council of the City of
Otsego that:
At such time as the City's established West wastewater treatment plant
and collection system are expanded to include Riverwood National in
accordance with the Comprehensive Plan, the Riverwood National
collection system is anticipated to be connected to the West wastewater
treatment system and the Riverwood National wastewater treatment plant
decommissioned; and,
2. Expansion of the capacity of the Riverwood National wastewater treatment
plant and its collection system to provide service beyond the boundaries of
the Riverwood National development approved on 8 July 2002 by this
resolution shall be allowed ONLY under the following conditions:
a. Extension of sanitary sewer service mandated by public health
safety concerns related to failed or failing on-site sewage treatment
systems servicing existing developed parcels.
2
b. By petition of owners of existing developed properties served by
existing on-site sewage treatment systems.
C. Benefiting property owners shall assume all of the improvement
and service costs.
ADOPTED by the Otsego City Council this 25TH day of July, 2005.
CITY OF OTSEGO
BY•
Lar r F urnier, Mayor
ATTES
J tl Hud o , Zoning A minis rator/City Clerk
Aye/Nay:
Fournier:
Heidner:
Scharber:
Stockcamp:
Thorstad:
•
3
•
RESOLUTION NO. 2005 -
CITY OF OTSEGO
WRIGHT COUNTY, MINNESOTA
A RESOLUTION AMENDING THE CITY OF OTSEGO COMPREHENSIVE
PLAN REGARDING THE PLANNED RIVERWOOD NATIONAL WASTE
WATER TREATMENT PLANT AND EXTENTION OF SERVICE TO LANDS
BEYOND RIVERWOOD NATIONAL.
WHEREAS, the City Council approved a PUD Development Stage Plan
and Preliminary Plat for Riverwood National on 8 July 2002; and,
WHEREAS, these approvals allowed for approval of a final plat on 22
September 2003 for development of 157 single family dwellings and an 18 hole
golf course and ancillary facilities within Riverwood National; and,
WHEREAS, these approvals provide for the allowed uses within
Riverwood National to have sanitary sewer service by a wastewater treatment
plant to be constructed by the project developer;
WHEREAS, the design of the Riverwood wastewater treatment plant is
approved by the City Council to provide capacity only as required for the project
and is subject to approval by the City Engineer; and,
WHEREAS, upon construction of the Riverwood National wastewater
treatment plant and establishment of operations, said facility is to be dedicated to
the City for long-term ownership, operation and maintenance, and,
WHEREAS, the project developer has yet to begin construction of the
proposed Riverwood National wastewater treatment plant to provide service to
the development; and,
WHEREAS, the City has adopted a Comprehensive Plan that includes a
staging plan for expansion of sanitary sewer service and extension of sanitary
sewer to lands adjacent to or in proximity of Riverwood National would be
inconsistent with these plans and would negatively impact the City's service
capabilities; and,
WHEREAS, the lands adjacent to or in proximity of Riverwood National
would be anticipated to be provided sanitary sewer service from the City's
established West wastewater treatment plant and the operation and maintenance
of two wastewater treatment plants where one facility is adequate is inherently
inefficient; and,
WHEREAS, the City cannot collect additional fees or assess charges to
existing users of the Riverwood National wastewater treatment system for
construction of capacity at the West wastewater treatment plant at such time as
the Riverwood National wastewater treatment system is integrated with the West
wastewater treatment system; and,
WHEREAS, the expansion of the Riverwood National wastewater
treatment plant and its collection system to service additional users beyond
Riverwood National increases the future costs to the City to integrate the
Riverwood National wastewater treatment system with the West wastewater
treatment System; and,
WHEREAS, the City has received numerous informal inquiries as to the
potential to expand the capacity of the Riverwood National wastewater treatment
plant and its collection system to provide service beyond the Riverwood National
project; and,
WHEREAS, the City Council is to definitively memorialize its policy and
intent regarding the potential expansion of the capacity of the Riverwood National
wastewater treatment plant and its collection system to provide service beyond
the project by this resolution.
NOW THEREFORE BE IT RESOLVED by the City Council of the City of
Otsego that Page 144 of the Otsego Comprehensive Plan is hereby amended to
read as follows:
A third sanitary sewage treatment system is being to be
constructed by a private developer in conjunction with the
Riverwood National golf course subdivision located at Kadler
Avenue and CSAH 19 in the northwest corner of the City. This
system ha&=been is to be designed to provide service only to this
development,
dQQQ fn
d arises to PM iaQ
Upon construction and successful
establishment of the treatments system, the developer is required
to turn the waste water treatment plant over to the City for long-
term ownership, operation and maintenance.
2
The City anticipates that this system will be maintained as an
interim facility until such time as the City's current west wastewater
treatment plant, collection system and water system is expanded to
include the Riverwood National development in accordance with
the Urban Service Stagina Plan. At that time it is anticipated that
the Riverwood National Treatment Plant would be decommissioned
for operational efficiency. Because the City cannot collect SAC
fees from new development outside of Riverwood National and
then collect such fees again when the Riverwood National
Wastewater treatment plant isdecommissioned. it is financial
unwise for the City to allow for additional connections beyond those
already approved. Furthermore, allowance of additional
connections to the Riverwood National Wastewater treatment plant
beyond those already approved would compromise the City's
established growth management policies creating a third node of
development and increasing the potential number of new dwellings
that may be constructed requiring additional City Services.
Therefore. the City has resolved that.-
1.
hat.
1. At such time as the City's established West wastewater
treatment plant and collection system are expanded to
include Riverwood National in accordance with the
Comprehensive Plan. the Riverwood National collection
system is anticipated to be connected to the West
wastewater treatment system and the Riverwood National
wastewater treatment plant decommissioned: and.
2. Expansion of the capacity of the Riverwood National
wastewater treatment plant and its collection system to
provide service beyond the boundaries of the Riverwood
National development approved on 8 July 2002 by this
resolution shall be allowed ONLY under the following
conditions.
a. Extension of sanitary sewer service mandated by
public health safety concerns related to failed or
failin on-site sewage treatment systems servicing
existing developed parcels.
b. By petition of owners of existing developed properties
served by existing on-site sewage treatment systems.
C. Benefiting property owners shall assume all of the
improvement and service costs.
L1
ADOPTED by the Otsego City Council this 22nd day of August, 2005.
CITY OF OTSEGO
m.
ATTEST:
Karee Rowell, Deputy City Clerk
Aye/Nay:
Fournier:
Heidner:
Scharber:
Stockcamp:
Thorstad:
C!
Larry Fournier, Mayor