03-06-06 PC��em3•�
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: Otsego Planning Commission
FROM: Daniel Licht, AICP
DATE: 1 March 2006
RE: Otsego — Rottlund Homes; Revised site plan
NAC FILE: 176.02 — 04.35
BACKGROUND
The Planning Commission held a public hearing on 6 February 2006 to consider the
applications of The Rottlund Company, Inc to develop 82 acres located northeast of TH
101 and CSAH 37 with single family and townhouse dwelling units. After closing the
public hearing and Planning Commission discussion, the application was tabled. The
tabling of the application was to allow for the developer to provide examples of other
projects they have developed utilizing the design standards proposed as part of the
Otsego project for City officials to field inspect independently. City staff and the
developer also met on 16 February 2006 to discuss other outstanding project issues. A
revised site plan dated 24 February 2006 has been submitted in advance of the
Planning Commission meeting on 6 March 2006.
Exhibits:
A. Private drive profiles
B. Revised site plan
ANALYSIS
Plat Name. The developer is proposing to change the name of the development from
"Pinnacle Crossing" to "Wildflower".
Site Plan. The revised site plan illustrates 286 dwelling units, whereas the original plan
had 305 dwelling units. The 19 unit decrease in the number of proposed dwellings is
due to the area of the proposed neighborhood park being increased to 6.38 acres to
better accommodate typical facilities for that type of park. The revised breakdown in the
number of units is as follows:
Unit Type
Initial
Plan
Revised
Plan
Change
55' Sin le Family
70
67
-3
65' Sin le Family
65
49
-16
Townhouse
170
170
0
Total
205
286
-19
Townhouse Standards. The site plan has not been revised with respect to the
townhouse portion of the project. The design standards the City typically requires for
townhouses, those proposed by the developer and those of the example projects
submitted by the developer are illustrated on Exhibit A. The Planning Commission is to
consider whether the proposed private drive standards and the setbacks applied from
those private drives are appropriate from a functional as well as aesthetic perspective.
City staff believes that the proposed design is functional and that the design of the
proposed building is such not to cause the aesthetic issues often cited in the Stonegate
Estates subdivision.
Townhouse Garages. The proposed garages have an interior wall dimension of 18.5
feet, which is 0.5 feet wider than the minimum width required by the City for off-street
parking stalls. It must be noted that in an outdoor parking lot, there is no wall that
prevents a car door from going beyond the defined parking stall to ease entry/exit.
There is space to the front or side of the parking area within the garage for storage of
personal property and garbage cans, but the Planning Commission is concerned that
the width of the garage is too restrictive for parking two vehicles when one may be as
large as a full-size truck. City staff suggested that the developer present additional
information regarding the functionality of the garages for review, which is both a
practical issue and one that effects the sustainability of the dwelling units.
CSAH 37 Exceptions. Comments were made by the public at the Public Hearing
regarding the ability to subdivide the exception parcels fronting CSAH 37 along the
south line of the subject site. The revised site plan illustrates resubdivision of these
parcels in accordance with the uses guided by the Comprehensive Plan and standard
Zoning Ordinance lot requirements. No change has been made on the revised site plan
to Outlot H, west of Quenroe Avenue or to the location of Quigley Avenue south of 72nd
Street, with which City staff concurs.
Park and Trail Dedication. The Comprehensive Plan establishes the need for a
neighborhood park within the area of the subject site. The Parks and Receration
Committee reviewed the alternates presented by the developer for a playlot and for a
neighborhood park and recommended the larger facility be required. The site plan has
been revised to increase the size of the proposed park parcel from 1.79 acres to 6.38
acres (not including the abutting 1.46 acre Outlot C overlying the existing gas line
2
easement). The proposed park parcel as shown on the revised site plan meets the
City's need for a neighborhood park. Outlot C should be dedicated to the City.
The proposed 6.38 acres is less than the 10.68 acres of land required to be dedicated
by Section 21-7-18.H.1 of the Subdivision Ordinance. The balance of the required park
and trail dedication will be met by payment of a cash fee in lieu of land calculated as
follows using the current cash fee in lieu of land:
(1 - land dedicated/land required) x cash fee x du final platted = payment
(1-6.38/10.68) x $3054 x 286 = $351,668
The revised site plan illustrates a 20 car parking lot on the west side of the park, which
could be constructed by the developer when they build streets for the development and
this cost credited against the required proportional cash fee in lieu of land. City staff
has recommended that a trail be constructed along the east side of Quenroe Avenue
from CSAH 37 to 72nd Street to improve access to the park. The cost of this trail would
also be a credit towards the required proportional cash fee in lieu of land. City staff
believes that construction of the neighborhood park could occur as soon as 2007
making the proposed developer installed improvements a favorable consideration.
We would also note that based on the expansion of the park parcel, we concur with the
developer on the location of the sidewalk along Queens Avenue and Quigley Avenue to
the inside of the looped street.
RECOMMENDATION
Subject to the direction of the Planning Commission on the townhouse development
standards, our office recommends approval of the applications as outlined below.
POSSIBLE ACTIONS
Decision 1 - Zoning Map Amendment
A. Motion to approve a Zoning Map amendment rezoning the subject site from A-1
District to R-6 District and R-7 District based on a finding that the action is
consistent with the Comprehensive Plan.
B. Motion to deny the application based on a finding that the request is inconsistent
with the Comprehensive Plan.
C. Motion to table.
Decision 2 — PUD-CUP/Preliminary Plat
A. Motion to approve a PUD-CUP/Preliminary Plat for Pinnacle Crossing, subject to
the following conditions:
Approval of the preliminary plat shall not guarantee access to sanitary
sewer service. The City shall only allocate sanitary sewer capacity to
approved final plats with signed development contracts 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 developer shall specify four distinct color packages (siding, trim, and
shutters) for the proposed townhouse buildings, with no scheme used for
more than 30 percent of the building exteriors.
4. The site plan is revised to provide a 28 foot wide street section with eight -
foot wide bump out parking stalls on the south side of the street from the
west plat line to Quenroe Avenue, subject to approval of City staff.
5. No parking zones from 2:OOAM to 6:OOAM on the south side of 72nd Street
and 24 -hours on the north side of 72nd Street between the west plat line
and Quenroe Avenue and both sides of Quenroe Avenue south of 72nd
Street shall be established by resolution of the City Council with the final
plat.
6. The street section west of 75th Street to 72nd Street must be renamed as
Queens Avenue.
7. All private drives shall be designed to be 28 feet wide consistent with the
Engineering Manual unless approved by the City Council.
8. All single family lots shall be subject to the following minimum
requirements:
Min.
Lot
Setbacks
Width
Front Side Rear
Bldg. Garage Corner
Interior Interior CSAH 42
55ft.
25ft. 30ft. 25ft.
1 7ft. 30ft. 65ft.
9. Townhouses shall be subject to the following minimum setback
requirements unless otherwise approved by the City Council:
4
10. Plans shall be submitted for establishment of appropriate landscaping and
grass seed mixtures for all outlots to be retained by a homeowners
association, subject to approval by City staff.
11. Decorative fence structures shall be provided at the intersections of
Outlots D, F and I with public streets subject to review and approval by
City staff.
12. Approval of the preliminary plat is contingent upon the City entering into a
contract for construction of improvements to extend trunk sanitary sewer
and water utilities to the subject site. All utility plans are subject to review
and approval by the City Engineer.
13. All easements are subject to review and approval by the City Engineer.
14. Park and trail dedication requirements shall be satisfied by dedication of
Oultot G and payment of a proportional cash fee in lieu of land based on
the fee in effect at time of final plat approval, minus credits for any
developer installed improvements. Outlot C shall also be dedicated to the
City but shall not be considered for park dedication credit.
15. An 8' bituminous trail shall be added to the east side of Quenroe Avenue
from CSAH 37 to 72nd Street, subject to approval of the City Engineer with
a cost credit to the developer.
16. All grading, drainage, utilities, easements, streets, street names and
rights-of-way shall be subject to review and approval of the City Engineer.
17. A complete set of preliminary plat plans revised in accordance with the
site plan dated 24 February 2006 and as modified herein shall be
submitted and are subject to City staff review and approval.
B. Motion to deny the application based on a finding that the request is inconsistent
with the Comprehensive Plan, Zoning Ordinance, Subdivision Ordinance and
Engineering Manual.
C. Mike Robertson, City Administrator
Judy Hudson, City Clerk/Zoning Administrator
Andy MacArthur, City Attorney
Ron Wagner, City Engineer
Theresa Greenfield, The Rottlund Company, Inc.
R -O -W
Interior
Perimeter
Between
Bldgs.
Private
Drives
Proposed
25ft.
30ft.
30ft.
25ft.
10. Plans shall be submitted for establishment of appropriate landscaping and
grass seed mixtures for all outlots to be retained by a homeowners
association, subject to approval by City staff.
11. Decorative fence structures shall be provided at the intersections of
Outlots D, F and I with public streets subject to review and approval by
City staff.
12. Approval of the preliminary plat is contingent upon the City entering into a
contract for construction of improvements to extend trunk sanitary sewer
and water utilities to the subject site. All utility plans are subject to review
and approval by the City Engineer.
13. All easements are subject to review and approval by the City Engineer.
14. Park and trail dedication requirements shall be satisfied by dedication of
Oultot G and payment of a proportional cash fee in lieu of land based on
the fee in effect at time of final plat approval, minus credits for any
developer installed improvements. Outlot C shall also be dedicated to the
City but shall not be considered for park dedication credit.
15. An 8' bituminous trail shall be added to the east side of Quenroe Avenue
from CSAH 37 to 72nd Street, subject to approval of the City Engineer with
a cost credit to the developer.
16. All grading, drainage, utilities, easements, streets, street names and
rights-of-way shall be subject to review and approval of the City Engineer.
17. A complete set of preliminary plat plans revised in accordance with the
site plan dated 24 February 2006 and as modified herein shall be
submitted and are subject to City staff review and approval.
B. Motion to deny the application based on a finding that the request is inconsistent
with the Comprehensive Plan, Zoning Ordinance, Subdivision Ordinance and
Engineering Manual.
C. Mike Robertson, City Administrator
Judy Hudson, City Clerk/Zoning Administrator
Andy MacArthur, City Attorney
Ron Wagner, City Engineer
Theresa Greenfield, The Rottlund Company, Inc.
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EXHIBIT
DEVELOPER CONTACT
(651)6]8-0500
THERESA GREENFI�lrl
;ETCH PLAN
THE ROIL GNU pOMPANY, INC. PINNACLE CROSSING
Noaevulx,uu,"newrN�a°ii-un ursmo, ulNNtwrA dI
FEB. 2.2006 1:07PM
N0.955 P. 2/8
Review No. 2
ENGINEERING REVIEW
Hakanson Residential Subdivision
Anderson fc.or the City of Otsego
by
Hakanson Anderson Associates, Inc,
Submitted to: Honorable Mayor and City Council
cc: Mike Robertson, Administrator
Judy Hudson, City Clerk
Dan Licht, City Planner
Andy MacArthur, City Attorney
Bruce Pankonin, The Rottlund Company, Inc.
Brian J. Krystofiak, P.E., Pioneer Engineering
Reviewed by: Ronald J. Wagner, P.E.
Shane M. Nelson, P.E.
Brent M. Larson
Date: February 2, 2006
Proposed
Development: Pinnacle Crossing
Street Location A portion of the S '/ of S26, T121, R23. 82,12 Acres
of Property: southwest of CSAH 42, east of Hwy 101 and north of CSAH
37.
Applicant: The Rottlund Company
3065 Centre Pointe Dr.
Roseville, MN 55113-1130
Developer: The Rottlund Company
Owners of Record: The Rottlund Company
Purpose: Pinnacle Crossing is a proposed 135 lot single-family and
170 multi -family residential development on 82t acres in the
City of Otsego, Wright County, Minnesota. The proposed
development will be served with municipal water, sanitary
sewer, storm sewer, and public streets typical of an urban
setting.
Jurisdi(;tional Agencies: City of Otsego, Wright County, Minnesota Department of
(I)ut not limited to) Health, Minnesota Department of Natural Resources,
Minnesota Pollution Control Agency, Wright Soil and Water
Conservation District,
Permits Required: NPDES, Minnesota Department of Health (water), and
(brut not limited to) Minnesota Pollution Control Agency (sanitary sewer)
NO. 955 P. 41a
INFOF,ZMATION AVAILABLE
Existinle) Conditions of Pinnacle Crossing, 1/13/06 revision, by Pioneer Engineering
Preliminary Plat of Pinnacle Crossing, 1/13/06 revision, by Pioneer Engineering
Preliminary Utility Plan for Pinnacle Crossing, 1/13/06 revision, by Pioneer Engineering
Preliminary Grading, Drainage & Erosion Control Plan for Pinnacle Crossing, 1/13/06
revision, by Pioneer Engineering
Storm Sewer Design for Pinnacle Crossing, 12/7/05 revision, by Pioneer Engineering
Inlet Spread Calculations for Pinnacle Crossing, 1/17/06 revision, by Pioneer Engineering
Hydrology Report for Pinnacle Crossing, 1/16/06 revision, by Pioneer Engineering
Phase 1 Environmental Site Assessment, 2/4104 revision, by Braun Intertec Corp.
Geotecihnical Report for Pinnacle Crossing, 1/29/04 revision, by Braun Intertec Corp.
Wetland Delineation Report for Pinnacle Crossing, 11/6/03 revision, by Pioneer Engineering
City of Otsego Engineering Manual
Trunk tiitorrnwater Facilities Study for Portions of Lefebvre Watershed, March 1999
City of Otsego Zoning and Subdivision Ordinances, October 14, 2002
National Wetland Inventory Map, 1991
PAGE I
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FEE. 2.2006 1: BePM
N0.955 P.6/8
(Highways that go directly to trunk Highway 101. However the city is building or has
�alans to build several collector roads near Pinnacle Crossing that may have some
benefit. The city has also been required to pay approximately 7.5% of the
construction cost of the interchange upgrade. We recommend a report be completed
'to determine a proper Collector Road Access Fee specifically for Pinnacle Crossing.
'"rhe plat may be considered premature based upon the results of the report. The
report will be drafted with the objective of arriving at a mutually agreeable road
0ccess fee for Pinnacle Crossing.
WET NDS
1. jell wetlands have been identified and the wetland delineation report has been
received. No wetland impacts are proposed.
2. 1,' Private Driveway J and the adjacent retaining wall shall not extend into the 20' "no
dlisturb zone" protective buffer of the adjacent wetland.
SURF, NCE WATER MANAGEMENT
1. The hydrology report, storm sewer design calculations, and inlet spread calculations
have been received. Comments will be included in the final plat review.
2. The infiltration basin along CSAH 42 will not be allowed, Earth berms (minimum 4'
high) shall be provided within the drainage and utility easement for buffer yards for
ll,►ts abutting CSAH 42. (20-16-7.D)
3. Proposed discharge of 11.24 cfs to the north will be reviewed for impact to the
a;xisting storm sewer system. The proposed design of the storm sewer outlet from
Fond 100 carrying this discharge requires that the developer obtain a permanent
easement from the adjacent landowner. The easement must be secured and
dpcuments must be provided prior to any consideration for final plat approval.
4. The developer has requested that this storm sewer be installed with the City of
Otsego's Trunk Watermain and Sanitary Sewer project long the west side of CSAH
Q. Due to the configuration of the existing downstream sanitary sewer of the mobile
hiame park, removal of a portion of the existing sanitary sewer pipe will be required
Prior to the installation of the proposed storm sewer, The proposed storm sewer
connot be completed until the mobile home park is connected to an operational
sanitary sewer system. Consequently the north pond (Pond 100) will have no outlet
until such time as the City portion of watermain and sanitary sewer is complete and
operational. The developer will be responsible for constructing the proposed storm
s�.Mer as well as the cost of removing the abandoned sanitary sewer line and
associated structures.
SANITJNRY SEWER COLLECTION SYSTEM
1. Ni:) comments.
WATEI1 DISTRIBUTION SYSTEM
0.
PAGE 3
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FEB. 2.2006 1:08PM N0.955 P.8i8
2. (Mailboxes will be required to be located in clusters. The side of the street that the
;,lusters are located on shall be determined by the local mail carrier/USPS. The
developer's engineer has acknowledged this comment.
3. Fencing or landscaping is required across the underground gas easements where
they intersect public streets to discourage snowmobile use along these easements.
ii he developer is willing to install either fencing or landscaping in these areas with the
approval of the gas company.
SUMMARY AND/OR RECOMMENDATION
We reoDmmend approval contingent on the above comments being addressed.
PAGE 5
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NORTHWEST ASSOCIATED CONSULTANTS, INC.
4800 Olson Memorial Highway, Suite 202, Golden Valley, M11 55422
Telephone. 763.231.2555 Facsimile. 763.231.2561 plan ners(d!nacplanning.com
PLANNING REPORT
TO: Otsego Planning Commission
FROM: Daniel Licht, AICP
RE: Otsego — Great River Centre; PUD/Preliminary Plat/Phase 1
REPORT DATE: 2 March 2006
NAC FILE: 176.02 — 05.30
BACKGROUND
Terra Development has submitted an application for a Zoning Map amendment, PUD
Development Stage Plan and preliminary plat for the Great River Centre. The proposed
92.98 acre commercial development is located northeast of CSAH 42 and 85th Street,
west of TH 101. The PUD Development Stage Plan/Preliminary plat consists of 11 lots
and four outlots. Site and building plans have been submitted for the first phase of
development on Lots 2 and 3, Block 1 to include construction of 212,190 square feet of
general merchandise/grocery and retail floor area.
The developer had previously proposed of development stage applications for the north
17.46 acres of the subject site, which was approved by the City Council on 26
September 2006. The current proposal would supersede those previous approvals and
include the entirety of the former Dare and Kolles properties. The preferred location of
the 173,890 square foot anchor user at the northwest corner of the site has
necessitated the changes to the overall development plan.
The Comprehensive Plan guides the majority of the subject site for commercial uses. A
small area of the subject site south and east of 85th Street is guided for office uses. As
a result of the previous approvals, the north 17.46 acres of the subject site is zoned
PUD, Planned Unit Development District with the balance of the site zoned A-1,
Agriculture Rural Service District.
Fxhihitc-
' A. GRC PUD Development Stage Booklet dated 28 February 2006
ANALYSIS
PUD District. The proposed development plan describes general retail, restaurant and
office commercial uses. The B-3, General Business District allows for the widest
possible range of commercial uses appropriate for this area of the City. However, the
proposed development plan illustrates unique lot configurations, shared accesses to
public streets and anticipated cross parking arrangements as well as unique
development requirements and guidelines intended to be over -and -above standard
Zoning Ordinance provisions. For these reasons, we recommend establishment of a
PUD District based upon the B-3 District to allow for the proposed development.
Establishment of a PUD District for the subject site is to be evaluated based upon (but
not limited to) the criteria set forth by Section 20-3-2.F of the Zoning Ordinance:
The proposed action's consistency with the specific policies and provisions of the
official City Comprehensive Plan.
Comment: The Comprehensive Plan identifies the area surrounding the
intersection of CSAH 39 and Parrish Avenue as the City's primary commercial
center. The proposed development is consistent with the objectives for
establishment of a wide range of commercial uses to service local and regional
patrons and the 173,890 square foot general merchandise/grocery user will be
an anchor for the overall commercial area.
2. The proposed use's compatibility with present and future land uses of the area.
Comment: The subject site is surrounded by the existing/planned uses shown in
the table below. The proposed development presents no compatibility issues
with these uses.
Direction
Land Use Plan Zoning Ma
Existing Use
North
Commercial B-3 District
Institutional INS District
Bank
Church
East
NA NA
TH 101
South
Commercial A-1 District
Agriculture
West
Commercial A-1 District
Farmstead
Single Family
Undeveloped
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 will conform to the requirements of the
Zoning Ordinance, Subdivision Ordinance and specific PUD Development Stage
Plan approvals.
4. The proposed use's effect upon the area in which it is proposed.
Comment: The proposed development is an expansion of commercial business
opportunities within the City utilizing available City infrastructure and expanding
the City's tax base for a positive overall effect.
The proposed use's impact upon property values of the area in which it is
proposed.
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 will generate additional traffic that has been studied
as part of an AUAR for this area of the City. Improvements to major roadways
within the area will be constructed with Phase 1 to accommodate increasing
levels of 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 utilizes in-place City infrastructure intended to
allow for this type and intensity of development. No negative impacts to City
infrastructure or services are anticipated.
PUD Development Stage Plan/Preliminary Plat. The proposed PUD Development
Stage Plan/Preliminary Plat establishes 11 lots and four outlots. Of the 11 lots, only the
four in Block 1 are being developed as part of Phase 1. The remaining lots will likely be
platted as outlots with the first final plat and their entitlements extended as part of a
phased development defined by the development contract. It is also expected that the
seven lots intended for future development may be subdivided further to fit specified
users without issue provided that overall project parameters are maintained. Future
phases will be processed as site and building plan reviews and not as separate
development stage plans subject to compliance with the requirements of the Zoning
Ordinance, Subdivision Ordinance, Engineering Manual and final GRC PUD booklet.
Environmental Review. The scale of the overall development triggered preparation of
an Alternative Urban Area Review to determine potential environmental effects of
development in the area between TH 101, CSAH 39 and CSAH 42. The findings,
recommendations and abatement measures outlined by the North Highway 101 Otsego
Final AUAR dated 3 October 2005 and adopted by the City Council on 14 November
2005 have been incorporated as part of the development plan.
Streets. Access to the subject site is to be provided off of CSAH 42. Anticipated traffic
generation by the overall project and by Phase 1 initially has triggered the need to
expand CSAH 42. The City Engineer is preparing plans and specifications for
construction of CSAH 42 to a four -lane urban roadway with signalized intersections at
85th Street and 87th Street as a City project. The section design for CSAH 42 and
location of all access points along CSAH 42 have been agreed to by Wright County. As
part of the improvements, the existing intersection of CSAH 42 and 88th Street will be
limited to right-in/right-out only as required by the Northeast Wright County
Transportation Plan. The proposed roadway construction and signal installation is to be
operational by Spring 2007.
The developer will provide for construction of public streets within the preliminary plat
including extension of 88th Street/Quaday Avenue, the 85th Street/Quaday Avenue/87th
Street loop and Parson Avenue between 85th and 87th Streets as described/illustrated
on pages 4 and 5 of the GRC PUD booklet. Parson Avenue is expected to carry
minimal traffic and will be designed to allow for on -street parallel parking, whereas the
other public streets will provide for two traffic lanes and a continuous left center lane.
Quaday Avenue is anticipated to be extended south of 85th Street, eventually reaching
CSAH 42. However, the location of this roadway through Lot 2, Block 4 has not been
determined and City staff recommended not showing the right-of-way with the initial
preliminary plat. The development agreement will need to specify the right of the City to
require dedication of right-of-way for the extension of Quaday Avenue if required for
access to undeveloped properties to the south in accordance with the intent of
Subdivision Ordinance requirements.
Sidewalks/Trails. Pedestrian access to and within the GRC is a critical design element
of the project. To this end, bituminous trails will be provided along the east side of
CSAH 42 from 85th Street to CSAH 39, along 85th Street from west of Park Avenue all
the way around to the extension of 88th Street/Quaday Avenue and continuing along
881h Street to CSAH 42. Six foot concrete sidewalks will be provided on all other
internal streets except along the north side of Block 1 to past the most southeasterly
loading access to avoid interaction between pedestrians/bicycles and delivery traffic.
Lot Requirements. As a PUD District, no specific lot area and width requirements are
applicable. The size of the lots within the project will be dependent upon structure size,
setback compliance and provision of off-street parking/loading areas.
Setbacks. As a PUD District, specific setback requirements are to be defined for
development of the lots/blocks within the development:
a. All structures shall be setback at least 30 feet from the right-of-way of CSAH 42.
b. Except as required above, all structures shall be setback at least 10 feet from
public rights-of-way.
'
C. All off-street parking and drive aisles shall be setback at least 10 feet from public
rights-of-way.
0
d. All signs shall be setback 10 feet from any property line
Note that these setbacks allow for the zero lot line arrangement of the general
merchandise user and abutting in-line retail users on Lots 2 and 3, Block 1 that is a
typical situation for commercial developments. Each of the lots may be individually
owned by the occupant of the building space.
The proposed Phase 1 site plan for Lots 2 and 3, Block 1 conform to these setback
requirements.
Building Design. Section 5 of the GRC PUD Booklet establishes architectural design
and material requirements for the PUD District intended to be over -and -above the
standards of the Zoning Ordinance. The general theme of the buildings to be
developed within the GRC is drawn from the history of the Otsego area. The guidelines
specifically note that Otsego does not have a traditional central business district typical
of the late 19th / early 20th century and that use of such design elements would
inconsistent with Otsego's unique history.
Obviously, application of these design guidelines to a 173,890 square foot single box
and abutting 38,300 square foot in-line floor space is problematic because of the scale
of these buildings. The architecture guidelines state that the buildings on Lots 2 and 3,
Block 1 are to be complementary to the intended character of the GRC only. The
building design for the 173,890 square foot general merchandise store is a new
prototype building for this user. The building is a more modern design with varied
segments and material treatments used to mask the scale of the building. All of the
exterior materials are rock face block, but two primary colors along with red and metal
accents are utilized. Landscaping to the west and north of this building will also be used
to break up or screen the mass of the building. The building has a four -foot tall parapet
on all four sides, sufficient to screen roof -top mechanicals from view of adjacent public
streets or parking areas.
The adjacent 38,300 square foot in-line retail users on Lot 3, Block 1 are divided into
multiple tenant spaces. The design, materials and colors of this building coordinate, but
do not mirror the character of the larger anchor building. This building is to be
segmented into three distinct sections to reduce visual mass.
Building Height. Section 3 of the GRC PUD Booklet defines maximum building
heights to be allowed within the development. The maximum building heights
established by the PUD District allow for efficient utilization of the property and
maintenance of critical views of the anchor user on Lot 2, Block 1. The 24 and 28 foot
height limits are within typical Zoning Ordinance standards. The proposed 40 foot
building height allowed in portions of the Village Center is greater than the typical
heights permitted by the Zoning Ordinance but appropriate given the more intense
urban character anticipated for this area of the development. The proposed buildings
for Lots 2 and 3, Block 1 are compliant with the 24 foot height limit established by the
PUD District.
Landscaping Plan. Generalized planting guidelines are provided in Section 6 of the
GRC PUD booklet. The overall planting plan for the development calls for
establishment of boulevard shade trees along both sides of the public streets except for
on the north side of Block 1 where in-place small utilities prevent planting. These trees
will be maintained by the management association or abutting individual properties (to
be finalized by the development contract).
A landscape plan specific to the interior of Lots 2 and 3, Block 1 has been submitted for
the Phase 1 development. The landscape plan provides for additional shade trees
within the parking field, at the front of the building and additional screening plantings
behind the boulevard trees on the east side of the site. Compact plantings of evergreen
trees are provided along the north side of the site abutting 88th Street to provide a
complete screen of the loading areas along rear of the building.
The materials and plant sizes specified by the GRC PUD Booklet and Phase 1
Landscape Plan are consistent with Zoning Ordinance requirements.
Signage Plan. Section 6 of the GRC PUD Booklet (page 13) defines a comprehensive
signage plan for the development. City staff and the developer have discussed
opportunities to provide for necessary business identification signage while limiting the
number and area of freestanding signs.
An analysis of the freestanding signage allowed by the Zoning Ordinance for the
lots/use shown on GRC concept plan identified potential for 10 50 foot tall signs with a
total area of 2,000 square feet along TH 101 and an additional 11 20 -foot tall signs with
a total area of 1,100 square feet. In summary, there would be potential for 21
freestanding signs with a total area of 3,100 square feet.
The proposed signage plan would provide for three 50 -foot tall interstate monuments
along TH 101 having a total area of 320 square feet (960 square feet total), two
gateway monuments at 85th Street and 87th Street along CSAH 42 having an area of 64
square feet (128 square feet total) not to exceed 15 feet tall, two Village Monument
signs on Parson Avenue at 85th Street and 87th Street with a maximum area of 64
square feet (128 square feet) and maximum height of 14 feet. The total area of these
seven signs is 1,216 square feet. Identification of users within the GRC on any of these
signs would not be limited. However, the size of the sign displayed on the monument
for each individual tenant would be as described on page 14 of the GRC PUD Booklet.
One additional freestanding tenant monument would be allowed at the entrance to a site
for single users with a minimum floor area of 10,000 square feet or more. These signs
would be limited to a 25 square feet and height of 10 feet and would function more as
directional signs in combination with wall signage.
The interstate, gateway and village center monument signs will be required to be owned
and maintained by a management association encompassing the entire GRC. These
monument signs must also identify the "Great River Centre" area in addition to
individual tenants to give identity to the area overall. Finally, all signs must be setback
10 feet from public rights-of-way and may not encroach into drainage and utility
easements.
Wall sign allowances for the PUD District are also defined by the GRC PUD Booklet.
The provisions would allow for users with a floor area of 10,000 square feet or more to
have wall signs equal to 15 percent of the width of the building multiplied by a
"storefront" height of 12 feet with no limit on the area of any single sign. Users with a
floor area less than 10,000 square feet are allowed wall signs equal to 15 percent of the
area any elevation not to exceed 60 square feet.
City staff believes that the 10,000 square foot threshold is not significant enough to
warrant deviation from standard Zoning Ordinance wall sign allowances that would
restrict users to wall signs up to 15 percent of the elevation area with no single sign
larger than 100 square feet. We recommend that the wall sign provisions of the PUD
District allow wall signs for single tenant buildings larger than 100,000 square feet be
allowed wall signs equal to five percent of the elevation on which the signs are
displayed with not more than one sign per elevation allowed to be up to 320 square feet
in area and others limited to 100 square feet. All other wall signs would be limited to 15
percent of the elevation on which they are displayed with no single sign larger than 100
square feet.
The proposed wall signs for the building on Lot 2, Block 1 conform to these
recommended standards. The primary business identification sign on the south fagade
is 309 square feet in area. The secondary signs identifying grocery and pharmacy
services are 43 and 35 square feet in area, respectively. The total 387 square foot area
of these three signs is approximately three percent of the area'of the building's south
facade.
Phase 1 Access. Customer access to Block 1 includes the access at Parson Avenue
87th Street and secondary accesses at the northwest corner of the building in alignment
with the existing Bank of Elk River Driveway and to Quaday Avenue/88th Street on the
east side of the subject site. Additional right-in/right out only accesses have been
provided to 87th Street adjacent to Lots 1 and 4 to facilitate traffic to and from those
sites. Two accesses at the northeast corner of the site are provided for loading
purposes. All of the proposed accesses meet spacing requirements. However, the
westerly right-in/right-out to 87th Street is subject to approval by the City Engineer to
ensure that it does not interfere with traffic stacking from the CSAH 42/87th Street
signal.
Phase 1 Off -Street Parking. The users of Lots 2 and 3, Block 1 are defined as retail
uses having a total gross floor area of 212,190. The Zoning Ordinance requires that
retail uses provide one parking stall per 250 square feet of net floor area (90% of gross
floor area). Under this standard, Lots 2 and 3, Block 1 require 955 parking stalls. There
are 1,010 parking stalls conforming to Zoning Ordinance design standards provided on
Lots 2 and 3, Block 1, a surplus of 55 stalls. Parking requirements for Lots 1 and 4,
Block 1 will be determined upon future identification of specific users and submission of
site and building plans. All of the lots within the GRC are to be subject to cross access
and parking requirements to allow for a cumulative evaluation of off-street parking
demand and supply as each phase develops and consideration of parking requirement
reductions for business interchange and available on -street parking stalls.
Phase 1 Off -Street Loading. The loading area for Lots 2 and 3, Block 1 have been
located on the north side of the 212,890 square foot building. Three accesses to 88th
Street/Quaday Avenue allow for adequate circulation for anticipated delivery vehicles
anticipated to include everything from vans, small trucks and semi -trailers. Although
difficult to see on the submitted plans, the loading docks facing east for the general
merchandise user are screened to the north by extension of the rear wall of the building
to be constructed of the same materials as the principal building.
Phase 1 Lighting Plan. A lighting plan based on the type, location and height of
proposed exterior light sources for Block 1 has been submitted. The freestanding light
poles in the parking area utilize poles upon a concrete base to a height of 38 feet.
Section 20-16-10.C.4 of the Zoning Ordinance limits freestanding light sources to 25
feet. However, compliance with this standard would double the number of light fixtures
required to adequately illuminate the parking area for Block 1 based on its size. As
such, City staff supports use of the taller freestanding light fixtures based on allowances
provided for by the Zoning Ordinance. Section 20-16-10.C.1 of the Zoning Ordinance
limits light cast at the centerline of adjacent streets to 1.0 foot candle. This light level is
exceeded by one or two tenths of a foot candle at locations on CSAH 42 and 87th Street
requiring refinement to the lighting plan.
Easements. The preliminary plat illustrates drainage and utility easements at the
perimeter of each of the lots as required by Section 21-7-15 of the Subdivision
Ordinance. Drainage and utility easements are to be provided over all of Outlots A, B,
C and D. Temporary drainage and utility easements will be required over Lot 2, Block
4 with the first final plat to accommodate stormwater drainage through the temporary
ditch to Outlot D until such time as Quaday Avenue is extended south of 85th Street as
part of a future phase.
Utility Plan. A utility plan for connection to existing sanitary sewer and water utilities
adjacent to the subject site has been submitted and is subject to review and approval by
the City Engineer. The City has more than adequate capacity available for commercial
users within the east waste water treatment plant. But, consistent with City policies,
approval of a preliminary plat does not guarantee access to sanitary sewer and water
service. Sanitary sewer and water service is only guaranteed to projects with approved
final plats. Applicable SAC and WAC fees are to be paid at the time of building permit
approval based upon the definition of each tenant space.
Grading Plan. A grading plan and stormwater pollution prevention plan have been
submitted and are subject to review and approval by the City Engineer. The grading
plan will allow for the majority of runoff to flow through Outlots A, B and C before
reaching a pond at Outlot D. City staff has been authorized to initiate efforts to acquire
necessary easements to allow for the discharge of stormwater (at a rate equal to the
current conditions) from Outlot D to Lefebvre Creek to the south. The north portion of
Block 1 discharges north and is subject to stormwater area charges for existing
stormwater facilities.
Park and Trail Dedication. Section 21-7-18 of the Subdivision Ordinance requires
commercial subdivisions to dedicate 10 percent of the gross area of the plat or pay a
cash fee in lieu of land of $7,000 per gross acre for park and trail dedication purposes.
Park and trail dedication requirements applicable to the subject site shall be determined
prior to final plat approval.
Development Contract. Prior to City Council consideration of a final plat for the
proposed subdivision, the applicant is required to execute a development contract with
the City. The development contract is prepared by the City Attorney and is subject to
City staff approval.
RECOMMENDATION
The proposed Great River Centre development will significantly advance the City's goal
of establishing a primary commercial center focused at the intersection of CSAH 39 and
CSAH 42 based on the scale and mix of anticipated users. Furthermore, the proposed
Phase 1 general merchandise/grocery user will serve as a major anchor not only for the
GRC, but the entire area and has been one of the community's foremost commercial
needs. Our office recommends approval of the applications as outlined below.
POSSIBLE ACTIONS
Decision 1 — Zoning Map Amendment
A. Motion to approve a Zoning Ordinance amendment establishing a PUD District
for land to be included within the Great River Centre Preliminary Plat 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 inconsistent
with the Comprehensive Plan, Zoning Ordinance and Subdivision Ordinance.
C. Motion to table.
Decision 2 — PUD Development Stage Plan/Preliminary Plat/Phase 1
A. Motion to approve a PUD Development Stage Plan, Preliminary Plat and Phase
1 Site and Building Plans for Great River Centre, subject to the following
conditions:
Approval of a preliminary plat shall not guarantee access to sanitary sewer
and water service which is only guaranteed to projects with approved final
plats. Applicable SAC and WAC fees are to be paid at the time of building
permit approval based upon the definition of each tenant space.
2. The approvals granted by the City Council on 26 September 2005 are
declared null and void and superseded by this action.
3. Final plat approval is contingent upon execution of a development contract
and authorization by the City Council to proceed with construction of
improvements required to CSAH 42.
4. The uses allowed within the PUD District will be the same as provided for
by the B-3 District.
5. The Great River Centre of Otsego PUD Development Stage Booklet is
incorporated herein as regulating development within the PUD District.
6. Future phases of development the within the PUD District shall be
processed in accordance with Section 9 of the Zoning Ordinance (site and
building plan review) and Section 21-3-3 of the Subdivision Ordinance
(final plat) as applicable.
7. Setbacks applicable to the PUD District shall be as follows:
a. All structures shall be setback at least 30 feet from the right-of-way
of CSAH 42.
b. Except as required above, all structures shall be setback at least 10
feet from public rights-of-way.
C. All off-street parking and drive aisles shall be setback at least 10
feet from public rights-of-way.
d. All signs shall be setback 10 feet from any property line.
8. The GRC PUD Booklet is revised to allow wall signs for single tenant
buildings larger than 100,000 square feet equal to five (5) percent of the
elevation on which the signs are displayed with not more than one sign
per elevation to be greater than 320 square feet in area and any others
limited to 100 square feet. All other wall signs shall be limited to 15
percent of the elevation on which they are displayed with no single sign
larger than 100 square feet.
9. Cross access and parking easements shall be established over all lots
within the preliminary plat.
10. Right-of-way dedication and street section designs for Parrish Avenue
shall be subject to review and approval by the City Engineer and Wright
County. All other streets are subject to review and approval of the City
Engineer.
• 11. The westerly access to Block 1 from 87th Street shall be subject to
approval by the City Engineer.
10
•
12. An estimate for the cost of materials and installation of the landscape plan
must be submitted with a final plat application for inclusion as a security
amount within the development contract.
13. All grading and stormwater management plans shall be subject to review
and approval by the City Engineer.
14. All utility plans shall be subject to review and approval by the City
Engineer.
15. All easements are subject to review and approval by the City Engineer.
16. Park and trail dedication requirements shall be determined at the time of
final plat approval.
17. The phase 1 Lighting Plan is revised to conform to Section 20-16-10.C.1
of the Zoning Ordinance.
B. Motion to deny the application based on a finding that the request is inconsistent
with the Comprehensive Plan.
C. Mike Robertson, City Administrator
Judy Hudson, City Clerk/Zoning Administrator
Ron Wagner, City Engineer
Andy MacArthur, City Attorney
Tom Brown, Terra Development
Molly Carson, Ryan Companies
Daniel Green, Miller Dunwiddie
Geoff Martin, DSU
11
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
Tom Brown, Terra Development, Inc.
Chris Carda, P.E. RLK Incorporated
Reviewed by: Ronald J. Wagner, P.E.
Shane M. Nelson, P.E.
Benjamin S. Nelson, E.I.T.
Brent M. Larson
Date: March 1, 2006
Proposed
Development: Great River Centre of Otsego
Street Location The E 1/2 of the NE '/4 of Section 22, T121, R23
of Property: and a portion of the W 112 of the NW'/4 of Section 23, T121,
R23. 93± acres, southeast of C.S.A.H. 42 & C.S.A.H. 39.
Applicant: Tom Brown
Developer: Terra Development, Inc.
21025 Commerce Blvd. Suite #900
Rogers, MN 55374
763-463-0289
Owners of Record: Appello Group, LLC
Purpose: Great River Centre of Otsego is a proposed retail
commercial and office development on 93± acres in the City
of Otsego, Wright County, Minnesota.
Jurisdictional
Agencies: City of Otsego, Wright County, Minnesota Department of
(but not limited to) Natural Resources, Minnesota Pollution Control Agency,
Minnesota Health Department
Permits Required: NPDES, Minnesota Department of Health (water), and
(but not limited to) Minnesota Pollution Control Agency (sanitary sewer)
TABLE OF CONTENTS
INFORMATION AVAILABLE
SUBDIVISION CONFIGURATION, LOT SIZE, DENSITY
EXISTING CONDITIONS
TRAFFIC/ACCESS ISSUE
PRELIMINARY PLAT
PRELIMINARY GRADING PLAN
WETLANDS
PRELIMINARY UTILITY PLAN
SANITARY SEWER SYSTEM
WATER SYSTEM
STORM SEWER SYSTEM
SURFACE WATER MANAGEMENT
STREETS
ENVIRONMENTAL
OTHER CONSIDERATIONS
SUMMARY AND/OR RECOMMENDATION
INFORMATION AVAILABLE
Preliminary Plat of Great River Centre of Otsego, 2/14/06, by RLK Incorporated
Existing Condition Plan for Great River Centre of Otsego, 10/29/04, by Miller Dunwiddie
Architecture, Inc.
Preliminary Site Grading Plan for Great River Centre of Otsego, 2/14106, by RLK
Incorporated
Preliminary Utility Plan for Great River Centre of Otsego, 2/14/06, by RLK Incorporated
Preliminary Stormwater Management Plan for Great River Centre of Otsego, February 2006
City of Otsego Engineering Manual
Minnesota Rules, Chapter 4410 — EAW Requirement
Trunk Stormwater Facilities Study for Portions of the Lefebvre Creek Watershed, March
1999
City of Otsego Zoning and Subdivision Ordinances, 10/14/02
National Wetland Inventory Map, 1991
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SUBDIVISION CONFIGURATION, LOT SIZE, DENSITY
No comments.
EXISTING CONDITIONS (ALTA/ACSM SURVEY)
1. There is a 24" culvert approximately 450' south of 88th Street that shall be located.
This pipe carries runoff from the west side of C.S.A.H 42 to the east side, through
Great River Centre.
2. There is an abandoned well located between the Silos near the farms house about
670' south of 88th Street.
3. There are two driveway accesses to Twin Cities Beekeeping on the south side of 85th
Street that are not depicted.
4. Additional inverts shall be provided for the existing storm sewer manholes. (i.e.
existing structures are missing invert information). Please see the attached
construction plans depicting these utilities.
5. Verification of the existing storm sewer along the south side of 85th Street NE is
required. The information provided does not agree with the construction plans for 85th
Street NE and depicts an incorrect direction of flow. The storm manhole south of 85th
Street NE and east of C.S.A.H. 42 shall be located prior to construction.
6. Existing zoning for land abutting the subdivision shall be shown. (21-6-2.B.2.)
7. Adjoining subdivided and unsubdivided land shall be identified by name and
ownership. (21-6-2.B.6.)
TRAFFIC/ACCESS ISSUE
Access to the plat is being provided at three points off of C.S.A.H. 42. A future access
point to the south will be provided with the extension of Quaday Avenue NE.
2. 85th Street NE and 87th Street NE provide full intersections to C.S.A.H. 42. The
existing 88th Street NE is shown to changed to a right in, right out only intersection.
The City is concurrently designing the C.S.A.H. 42 roadway improvement. The
county has reviewed spacings and access and has agreed with the proposal.
3. Access must be maintained to the businesses south of 85th Street NE, east of the
intersection with C.S.A.H. 42, and north of 88th Street NE.
PRELIMINARY PLAT
' 1. A 10' minimum drainage and utility easement is required along all lot lines. The full
(10') width is required when no easement exists on the adjoining parcel. (21-7-15.A.)
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2. 65' of R.O.W. is being provided along C.S.A.H. 42. Concurrence from Wright County
has been obtained provided that the small utilities are located within the adjacent 10'
drainage and utility easement.
3. The R.O.W. shall be rounded with a 10' radius at all intersections for ease of small
utility installation.
4. Identify the edges of all delineated wetlands.
5. Additional drainage and utility easements are required to cover the hydrants and
storm sewer.
6. The ponds in Outlots E, G, I, and M shall be covered by drainage and utility
easements.
7. Depict the existing R.O.W. along the south plat line on the adjacent property. This
R.O.W. will be required for the extension of 85th Street NE.
PRELIMINARY REMOVALS PLAN
No comments.
PRELIMINARY SITE PLAN
The street intersections shall be rounded by a radius of no less than 20 feet. Radii to
arterial and collector streets shall be no less than 30 feet and 50 feet for all streets to
C.S.A.H.42.
2. Access to the Outlots and their parking lots is currently not being depicted.
Entrances shall be constructed from city streets prior to the wear course being
placed.
3. Access to the existing business south of 85th Street NE shall be provide.
PRELIMINARY GRADING PLAN
The NWL, 2 -Year, 10 -Year, and 100 -Year HWL shall be shown for all sedimentation
basins.
2. Provide centerline elevations or street grades for all streets.
3. All basins shall be in accordance with the City of Otsego standard detail #404. Basins
shall have a 10:1 bench at the NWL, a minimum depth of 4', and a maximum depth of
10'. The maximum length to width ratio is 3:1.
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WETLANDS
1. Depict all delineated wetland boundaries. The development to the south of 85th
Street has a delineated wetland depicted in the northwest corner of Outlot L. It
appears that this wetland is proposed to be filled. Mitigation of 2:1 must be provided.
PRELIMINARY UTILITY PLAN
SANITARY SEWER SYSTEM
1. Please verify the sanitary sewer services for Block 1, Lot 3. There are two water
services and only one sanitary sewer service for the lot.
2. All sanitary sewer services must be down stream of the water service. Please revise
service locations.
WATER DISTRIBUTION SYSTEM
1. Hydrant coverage is insufficient. Maximum hydrant spacing shall be 300' for
commercial, industrial, or high-density residential areas.
2. All proposed butterfly and gate valves shall be shown.
STORM SEWER SYSTEM
1. The NWL, 2 -Year, 10 -Year, and 100 -Year HWL shall be shown for all sedimentation
basin.
2. Verify the invert elevations for CBMH-220, the outlet invert is higher than the inlet
invert elevations.
3. FES -600 is located too close to the pond's outlet. Relocation of the inlet or outlet
pipe will be required to prevent short-circuiting of the pond.
4. The existing storm sewer along the south side of 85th Street NE, west of Parson
Avenue NE, has the flow arrows going in the opposite direction of the pipe grade.
5. The minimum storm sewer pipe size shall be 15" diameter. 12" diameter pipe will be
allowed for catch basin lead and on skimmer structure inlet pipe if necessary. Please
revise the storm sewer from CBMH-1010 to the existing structure and from CBMH-
1100 to the existing structure.
6. A detail will be required for the storm manhole proposed over the existing pipe, from
CBMH-1010.
' 7. A drainage and utility easement will be required over all the treatment ponds drainage
swales.
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SURFACE WATER MANAGEMENT
Model a 10 -year storm event.
2. The existing drainage areas for this site are generally correct. However
approximately 26.3 acres to the west of C.S.A.H 42 flows through the site and must
be accounted for in the existing and proposed hydrology models. A 24" culvert under
C.S.A.H. 42, 450' south of 88t Street carries this flow from the west side to the east
side of C.S.A.H 42.
3. The existing hydrology model is routed incorrectly. For the western portion of the site
Area 1 flows to Pond Z through 18" storm sewer pipe, and Pond X flows to Pond Z
through a 42" pipe. The eastern portion of the site flows to the ditch along Hwy 101
and then to the south along the ditch to culverts that would carry the majority of the
flow under Hwy 101 to the east side of the highway. Therefore, Area 4 flows to the
east side of Hwy 101 through 2-24" culverts, Area 5 flows to the east side of Hwy 101
through 3-24" culverts, and Area 7 likely flows to the east side of Hwy 101 through
another culvert south of the projects site.
4. A ditch is proposed to connect to the South pond to Lefebvre Creek. The NWL of
Lefebvre Creek is 851.9. A ditch with a minimum grade from this NWL will raise the
NWL of all the ponds on site significantly. Please review and revise.
5. The NWL shall be the same as the outlet elevation(s) for all ponds.
6. The hydrology report attempts to model "equalizer" pipes between the West, East,
and Central ponds. With the understanding that HydroCAD does not model tailwater
well, we believe that more accurate results may be obtained if a single large pond
with the area equal to the sum of the areas for each of the smaller ponds is used.
7. The storm sewer appears to have sufficient capacity for a 10 -year storm event and
the quantity and placement of the catch basins also appears to provide adequate
drainage for the site. A drainage map depicting the areas flowing to each catch basin
and inlet spread calculations will be required with the final plat submittal. Also,
please note that the minimum velocity through storm sewer pipe is 3.0 fps.
STREETS
The parking spaces along Pinnacle Avenue NE, Parson Avenue NE, and 86 1h Street
NE shall be a minimum width & depth of 9' and curb length of 23'.
2. The street intersections shall be rounded by a radius of no less than 20 feet. Radii to
arterial and collector streets shall be no less than 30 feet and 50 feet for all streets to
C.S.A.H. 42.
DETAILS
Must include a detail for the standard water service.
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2. Must include a detail for the typical butterfly valve & box installation 12" & over, City
of Otsego Standard Plate #206.
3. Must include a detail for the standard sanitary sewer service.
4. Must include a detail for the standard skimmer structure, City of Otsego Standard
Plate #402.
5. Must include a detail for the typical treatment basin, City of Otsego Standard Plate
#404.
6. Must include a detail for the Riprap at R.C.P. Outlet, City of Otsego Standard Plate
#500.
7. Must include a detail for the bale drop inlet sediment filter, City of Otsego Standard
Plate #504.
8. A typical section for concrete sidewalk and bituminous path sections are required.
9. A typical section for the streets is required. The street sections shall be based on the
Geotechnical's recommendation.
ENVIRONMENTAL
1. A statement certifying the environmental condition of the site is required. (21-6-
2.B.10)
OTHER CONSIDERATIONS
1. A geotechnical report prepared by a qualified soils engineer shall be submitted. (21-
6-2.B.11) Geotechnical report shall include a recommendation for the street section.
SUMMARY AND/OR RECOMMENDATION
We recommend approval contingent upon the above comments being addressed.
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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
Tom Brown, Terra Development, Inc.
Chris Carda, P.E. RLK Kuusisto LTD
Reviewed by: Ronald J. Wagner, P.E.
Shane M. Nelson, P.E.
Benjamin S. Nelson, E.I.T.
Brent M. Larson
Date: March 1, 2006
Proposed
Development: Ryan Phase I of Great River Centre of Otsego
Street Location A portion of the E 1/2 of the NE '/4 of Section 22, T121, R23.
of Property: 19.61± acres, southwest of C.S.A.H. 42 and 88th Street N.E.
Applicant: Tom Brown
Developer: Terra Development, Inc.
21025 Commerce Blvd. Suite #900
Rogers, MN 55374
763-463-0289
Owners of Record: Appello Group, LLC
Purpose: Ryan Phase I of Great River Centre of Otsego is a proposed
retail commercial and office development on 19.61± acres in
the City of Otsego, Wright County, Minnesota.
Jurisdictional
Agencies: City of Otsego, Wright County, Minnesota Department of
(but not limited to) Natural Resources, Minnesota Pollution Control Agency,
Minnesota Health Department
Permits Required: NPDES
(but not limited to)
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TABLE OF CONTENTS
INFORMATION AVAILABLE
SUBDIVISION CONFIGURATION, LOT SIZE, DENSITY
PRELIMINARY PLAT
EXISTING CONDITIONS
MASTER PLAN
PRELIMINARY SITE PLAN
PRELIMINARY GRADING PLAN
WETLANDS
PRELIMINARY UTILITY PLAN
SANITARY SEWER SYSTEM
WATER SYSTEM
STORM SEWER SYSTEM
SURFACE WATER MANAGEMENT
STREETS
DETAILS
ENVIRONMENTAL
OTHER CONSIDERATIONS
SUMMARY AND/OR RECOMMENDATION
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INFORMATION AVAILABLE
Preliminary Plat of Great River Centre of Otsego, 2/14/06, by RLK Incorporated
Existing Condition Plan for Great River Centre of Otsego, 10/29/04, by Miller Dunwiddie
Architecture, Inc.
Preliminary Site Grading Plan for Great River Centre of Otsego, 2/14/06, by RLK
Incorporated
Preliminary Utility Plan for Great River Centre of Otsego, 2/14/06, by RLK Incorporated
Preliminary Stormwater Management Plan for Great River Centre of Otsego, February 2006
Preliminary Site Grading Plan for Ryan Phase I of Great River Centre of Otsego, 2/14/06, by
RLK Incorporated
Preliminary Utility Plan for Ryan Phase I of Great River Centre of Otsego, 2/14/06, by RLK
Incorporated
City of Otsego Engineering Manual, 5/12/03
Minnesota Rules, Chapter 4410 — EAW Requirement
Trunk Stormwater Facilities Study for Portions of the Otsego Creek Watershed, February
2003
City of Otsego Zoning and Subdivision Ordinances, 10/14/02
National Wetland Inventory Map, 1991
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SUBDIVISION CONFIGURATION, LOT SIZE, DENSITY
1. No comments.
PRELIMINARY PLAT
1. Submit a preliminary plat of the site depicting drainage and utility easements, for
review.
EXISTING CONDITIONS
1. Existing zoning for land abutting the subdivision shall be shown. (21-6-2.13.2.)
2. Adjoining subdivided and unsubdivided land shall be identified by name and
ownership. (21-6-2.B.6.)
MASTER PLAN
1. The NWL, 2 -Year, 10 -Year, and 100 -Year HWL shall be shown for all sedimentation
basins.
PRELIMINARY SITE PLAN
1. Include information for the radii and dimensions for entrances.
PRELIMINARY GRADING PLAN
1. No comments.
WETLANDS
1. No comments.
PRELIMINARY UTILITY PLAN
SANITARY SEWER SYSTEM
1. The sanitary sewer serving the general merchandise store along the north side shall
be relocated with in the paved area. There is a concern about confliction between the
sewer and future small utilities to be located in the boulevard.
2. Please verify the slope of the sanitary sewer service from MH -3 to existing stub, there
is currently no grade being provided.
• WATER DISTRIBUTION SYSTEM
1. Hydrant coverage is insufficient. Maximum hydrant spacing shall be 300' for
commercial, industrial, or high-density residential areas.
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2. Two additional gate valves shall be installed at the 8"x8" tee on the south side of the
general merchandise building.
3. All looped watermain will require utility easements.
4. Additional utility easements are needed to cover the fire hydrants.
STORM SEWER SYSTEM
1. The invert elevation of the stub south of CBMH-150 does not agree with the invert
elevation shown on the overall preliminary storm sewer plan. Please verify.
SURFACE WATER MANAGEMENT
1. See comments for Great River Centre preliminary plat review #1, dated 3/1/06.
STREETS
1. No comments.
DETAILS
1. No comment.
ENVIRONMENTAL
1. A statement certifying the environmental condition of the site is required. (21-6-
2.6.10)
OTHER CONSIDERATIONS
1. A geotechnical report prepared by a qualified soils engineer shall be submitted. (21-
6-2.13.11) Geotechnical report shall include a recommendation of the street section.
SUMMARY AND/OR RECOMMENDATION
We recommend approval contingent upon the above comments being addressed.
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-1-}" 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 ners4nacplanning.com
MEMORANDUM
TO: Otsego Planning Commission
FROM: Daniel Licht, AICP
DATE: 23 February 2006
RE: Otsego — Zoning Ordinance; Residential District Amendments
NAC FILE: 176.23
BACKGROUND
The Planning Commission has scheduled a public hearing for 6 March 2006 to consider
amendments to the Zoning Ordinance related to residential zoning district in response
to directives of the 2004 Comprehensive Plan.
Exhibits:
A. R -5/R-6 District Setbacks
B. Residential District Matrix
C. Draft Ordinance Amendment
ANALYSIS
The proposed Zoning Ordinance amendment was discussed initially at the 6 February
2006 Planning Commission and addresses the following concepts:
■ Establishment of a large lot urban single family zoning district designated as R -4A
requiring a minimum lot width of 100 feet and minimum area of 18,000 square feet.
■ Establishment of increased minimum lot widths for corner lots to ensure that the
minimum building envelope for interior and corner lots is consistent.
' Reorganization of the R-5 and R-6 Zoning Districts to provide greater separation of
small lot single family subdivisions from townhouse subdivisions and specification of
the townhouse building type allowed in the R-6 District. The draft ordinance has
been revised to retain single family dwellings as an allowed use in the R-6 District to
avoid having to rezone existing single family developments that are zoned R-6
District. The transition requirement for a tier of R -4A District lots abutting R-1
through R-3 District subdivisions has been added to the R-6 District as well.
Language has been added as Sections 11 and 18 of the draft ordinance amendment
to reduce the required side yard setback for single family lots in the R-5 and R-6
Districts from 10 feet to 7 feet to increase the width of the building envelope. City
staff feels that this change will provide greater flexibility in house designs for these
more compact lots based on observation of existing R-6 District neighborhoods in
western Otsego.
Language has also been added as Section 20 of the draft ordinance amendment to
allow outdoor storage of materials and equipment as an accessory use for public
utility buildings within the INS District. This change is necessitated by the plans for
development of the new City public works building to the north of City Hall. The
provisions for allowing the outdoor storage are basically the same as required for
this activity in an industrial district.
RECOMMENDATION
Our office recommends approval of the draft Zoning Ordinance amendment in the form
attached hereto.
C. Mike Robertson
Judy Hudson
Ron Wagner
Andy MacArthur
11
Proposed R-5 and R-6 Districts
Interior Interior
Setback Setback
10' 1 4 0' Building Envelope 10' Existing
60' Lot Width Interior Lot
7'46" Building Envelope
I
60/
T I 48 / Building Envelope
90
m
X
00
Interior
Setback
T Proposed
Interior Lot
Corner
Setback
35' Proposed
Corner Lot
m
OTSEGO ZONING ORDINANCE
RESIDENTIAL DISTRICT USES/LOT STANDARDS
Existing Districts
ISTS
S nitary Sewer
R-1
R-2
R-3
R-4
R-5
R-6
R-7
Uses
SF
SF
SF
SF
SF
TF
SF
TF
TH
TF
TH
MF
Min. Lot Area
(per unit)
SF
2.5ac
2.5ac
lac
12000sf
12000sf.
12000sf
9000sf
7500sf
5000sf
7500sf
5000sf
2500sf
TF
TH
MF
Min. Lot Width
SF
200ft
150ft
150ft
75ft
75ft
1 20f
60ft
NA
NA
NA
NA
TF
TH
MF
Proposed Districts
R-1
R-2
R-3
R -4A
R-4
R-5
R-6
R-7
Uses
SF
SF
SF
SF
SF
SF
TF
SF
TF
TH
TF
TH
MF
Min. Lot Area
2.5ac
2.5ac
lac
18000sf
12000sf
9000sf
7500sf
9000sf
7500sf
5000sf
7500sf
5000sf
2500sf
Min. Lot
Width
Interior
SF
200ft
150ft
150ft
1 00f
75ft
60ft
1 00f
60ft
1 00f
NA
NA
TF
TH
MF
Corner
SF
200ft.
1 55f
175ft
130ft.
1 00f
90ft
125ft
90
NA
NA
NA
TF
TH
MF
C7
CITY OF OTSEGO
WRIGHT COUNTY, MINNESOTA
ORDINANCE NO. 2006 -
AN ORDINANCE AMENDING CHAPTER 20 OF THE CITY CODE, THE OTSEGO
ZONING ORDINANCE.
THE CITY COUNCIL OF THE CITY OF OTSEGO HEREBY ORDAINS:
Section 1. Section 20-16-4.B.2 (Accessory Buildings) of the Otsego Zoning
Ordinance is hereby amended to read as follows:
2. No accessory building, structure, and/or detached garage for a single
family dwelling shall occupy more than ten (10) percent of the area of the
required rear yard in the A-1, A-2, R -C, R-1, R-2 and R-3 Zoning Districts
or not more than twenty-five (25) percent of the area of the required rear
yard in the R -4A, R-4, R-5, R-6, and R-7 Zoning Districts.
Section 2. Section 20-16-4.B.7 (Accessory Buildings) of the Otsego Zoning
Ordinance is hereby amended to read as follows:
7. Within the R -4A, R-4, R-5, R-6, and R-7 Zoning Districts:
a. No accessory detached building shall occupy more than one
hundred fifty (150) square feet when accompanied by an attached
garage on the same lot nor shall the combined total floor area of an
accessory detached building and/or attached garage exceed one
thousand one hundred fifty (1,150) square feet.
b. There is to be no more than one (1) detached private garage or
accessory structure for each detached single or two-family dwelling.
Section 3. Section 20-16-45.1 (Accessory Building Height) of the Otsego
Zoning Ordinance is hereby amended to read as follows:
1. Zoning
District Maximum Height
Ord. 2006-_, Page 1
EXHIBIT C
•
A-1
District limit but not
higher
than
the principal building
A-2
District limit but not
higher
than
the principal building
R -C
16 feet
R-1
16 feet
R-2
16 feet
R-3
16 feet
R -4A
16 feet
R-4
16 feet
R-5
16 feet
R-6
16 feet
R-7
16 feet
R -B
16 feet
INS
District limit but not
higher
than
the principal building
B-1
16 feet
B-2
16 feet
B-3
16 feet
B -W
20 feet
B -C
District limit but not
higher
than
the principal building
1-1
District limit but not
higher
than
the principal building
1-2
District limit but not
higher
than
the principal building
1-3
District limit but not
higher
than
the principal building
Section 4. Section 20-50-1.13 (Zoning Districts) of the Otsego Zoning Ordinance
is hereby amended to read as follows:
B. Residential Districts:
1. "R -C", Residential -Rural Open Space Cluster District
2. "R-1", Residential -Long Range Urban Service District (River
Frontage)
3. "R-2", Residential -Long Range Urban Service District (Large Lot)
4. "R-3", Residential -Long Range Urban Service District (General)
5. "R -4A", Residential—Suburban Single Family District
Ord. 2006-_, Page 2
6. "R-4", Residential -Urban Single Family District
7. "R-5", Residential -Single and Two Family District
8. "R-6", Residential- Medium Density District
9. "R-7", Residential -High Density District
10. "R -MH", Manufactured Housing District
11. "R -B", Residential/Business District
Section 5. Section 20-63-6.A.2 (LOT AREA AND SETBACK
REQUIREMENTS) of the R-3 District of the Otsego Zoning Ordinance is hereby
amended to read as follows:
A. Minimum Lot Area Requirements:
1. Lot Area: One (1) acre.
2. Lot Width:
a. Interior: One hundred fifty (150) feet.
b. Corner: one hundred seventy-five (175) feet.
3. Lot Depth: One hundred (100) feet.
Section 6. Sections 64 through Section 69 (Residential Zoning Districts) of the
Otsego Zoning Ordinance shall be renumbered as Section 65 to Section 70, as follows:
SECTION 65: R-4, RESIDENTIAL -URBAN SINGLE FAMILY DISTRICT
SECTION 66: R-5, RESIDENTIAL -SINGLE AND TWO FAMILY DISTRICT
SECTION 67: R-6, RESIDENTIAL -TOWNHOUSE, QUADRAMINIUM, AND LOW
DENSITY MULTIPLE FAMILY DISTRICT
SECTION 68: R-7, RESIDENTIAL -HIGH DENSITY DISTRICT
SECTION 69: R -MH, MANUFACTURED HOUSING RESIDENTIAL DISTRICT
SECTION 70: R -B, RESIDENTIAL/BUSINESS DISTRICT
Ord. 2006-_, Page 3
•
Section 7. Section 20-64 of the Otsego Zoning Ordinance is hereby amended
to read as follows:
SECTION 64
R -4A, RESIDENTIAL -SUBURBAN SINGLE FAMILY DISTRICT
Section
20-64-1:
Purpose
20-64-2:
Permitted Uses
20-64-3:
Interim Uses
20-64-4:
Accessory Uses
20-64-5:
Conditional Uses
20-64-6:
Lot Area and Setback Requirements
20-64-7:
Lot Coverage and Height
20-64-1 PURPOSE: The purpose of the R -4A, Residential -Suburban Single
Family District is to provide for low density single family detached dwelling
units and directly related complementary uses served by municipal
sanitary sewer in areas of the City with unique natural features and
amenities.
20-64-2: PERMITTED USES: Subject to applicable provisions of this Chapter, the
following are permitted uses in the R -4A District:
A. Single family detached dwellings.
B. Essential services.
C. Day care facilities serving twelve (12) or fewer persons.
D. Residential care facilities serving six (6) or fewer persons.
E. Public parks and playgrounds.
F. Personal wireless service antennas located upon a public structure,
as regulated by Section 33 of this Chapter.
Ord. 2006-_, Page 4
•
20-64-3: INTERIM USES: Subject to applicable provisions of this Chapter, the
following are interim uses in the R -4A District and are governed by Section
5 of this Chapter:
A. Model homes as regulated by Section 20 of this Chapter.
B. Farms, farmsteads, and farming.
C. Home extended business as regulated by Section 29 of this
Chapter.
20-64-4: ACCESSORY USES: Subject to applicable provisions of this Chapter, the
following are permitted accessory uses in the R -4A District:
A. Tool houses, sheds and other such structures for the storage of
domestic supplies and equipment.
B. Private garages and off-street parking.
C. Recreational vehicles and equipment.
D. Non-commercial greenhouses, provided they do not exceed two
hundred (200) square feet in area.
E. Fences.
F. Except as otherwise limited, private recreational facilities, only
accessory to an existing principal permitted use on the same lot
and which are operated for the enjoyment and convenience of the
residents of the principal use and their occasional guests.
G. Accessory uses incidental and customary to the uses permitted in
Sections 20-64-2, 20-64-3, and 20-64-5 of this Chapter.
H. Home occupations.
Radio and television receiving antennas including single satellite
dish TVROs, short-wave radio dispatching antennas, or those
necessary for the operation of household electronic equipment
including radio receivers, federal licensed amateur radio stations
and television receivers, as regulated by Section 33 of this Chapter.
Ord. 2006-_, Page 5
20-64-5: CONDITIONAL USES: Subject to applicable provisions of this Chapter,
the following are conditional uses in an R -4A District. (Requires a
conditional use permit based upon procedures set forth and regulated by
Section 4 of this Chapter.)
A. Public or semi-public recreational buildings and neighborhood or
community centers; public and private educational institutions
limited to elementary, junior high and senior high schools; and
religious institutions such as churches, chapels, temples and
synagogues provided that:
1. Side yards shall be double that required for the district.
2. Adequate screening from abutting residential uses and
landscaping is provided in compliance with Section 16 of this
Chapter.
3. Adequate off-street parking and access is provided on the
site in compliance with Section 21 of this Chapter and that
such parking is adequately screened and landscaped from
surrounding and abutting residential uses in compliance with
Section 16 of this Chapter.
4. Adequate off-street loading and service entrances are
provided and regulated where applicable by Section 22 of
this Chapter.
5. The provisions of Section 20-4-2.F of this Chapter are
considered and determined to be satisfied.
B. Governmental and public related utility buildings and structures
necessary for the health, safety and general welfare of the City,
provided that:
1. When abutting a residential use in a residential use district,
the property is screened and landscaped in compliance with
Section 16 of this Chapter.
2. The provisions of Section 20-4-25 of this Chapter are
considered and determined to be satisfied.
C. Personal wireless service towers and antennas not located on a
public structure as regulated by Section 33 of this Chapter.
D. Planned unit development as regulated by Section 36 of this
• Chapter.
Ord. 2006-_, Page 6
20-64-6: LOT AREA AND SETBACK REQUIREMENTS: The following minimum
requirements shall be observed in an R -4A District subject to additional
requirements, exceptions and modifications set forth in this Chapter.
A. Single Family:
1. Minimum Lot Area: Eighteen thousand (18,000) square feet.
2. Minimum Lot Width:
a. Interior: One hundred (100) feet.
b. Corner: One hundred thirty (130) feet
3. Minimum Lot Depth: One hundred fifty (150) feet.
B. Principal Structure Setbacks:
1. Front Yard:
Setbacks Setbacks
From From Right
Centerline of -Way Lines
Road Class
130 feet 65 feet
Principal/Minor Arterial Street
130 feet 65 feet
Collector Street
65 feet 35 feet
Local Street
35 feet 35 feet
From Cul -De -Sac Right -of -Way
Where a lot is located at the intersection of two (2) or more streets that
bound two (2) or more sides of the lot,
no building shall project beyond the
front yard line of either street.
2. Side Yard: Ten(10)feet.
3. Rear Yard: Twenty (20) feet.
C. Accessory Structure Setbacks as regulated by Section 20-16-4 of this
Chapter.
20-64-7: LOT COVERAGE AND HEIGHT: The following lot coverage and height
requirements shall be observed in an R -4A District:
A. The total ground area of all residential buildings shall not exceed a
. lot coverage of thirty (30) percent.
Ord. 2006-_, Page 7
B. All residences shall be limited to a maximum height of two and one-
half (2-1/2) stories or thirty-five (35) feet.
C. Accessory uses as regulated by Section 20-16-4 of this Chapter.
Section 8. Section 20-65-6.A.2 (LOT AREA AND SETBACK
REQUIREMENTS) of the R-4 District of the Otsego Zoning Ordinance is hereby
amended to read as follows:
A. Single Family:
1. Minimum Lot Area: Twelve thousand (12,000) square feet.
2. Minimum Lot Width:
a. Interior: Seventy-five (75) feet.
b. Corner: One hundred (100) feet.
3. Minimum Lot Depth: One hundred (100) feet.
Section 9. Section 20-65-8 of the R-4 District of the Otsego Zoning Ordinance
is hereby amended to add the following language:
20-65-8: TRANSITION REQUIREMENT: Any preliminary plat abutting an R-1, R-
2, R-3 or PUD District based on the lot standards of the aforementioned
districts shall have a minimum of one tier of single-family dwelling lots
bordering such a district to be subject to the lot standards of the R -4A
District. Exemptions to the provisions of this section may be granted at
the time of preliminary plat approval, provided one or more of the following
conditions exist:
A. The properties are separated by a major collector or arterial street.
B. The properties are separated by a wetland, water body, floodplain,
public open space, park or other such similar publicly reserved and
development restricted area with a minimum width of one hundred
feet (100') across its entire length.
Section 10. Section 20 -66 -6.A -B (LOT AREA AND SETBACK
REQUIREMENTS) of the R-5, RESIDENTIAL -SINGLE AND TWO FAMILY DISTRICT
section of the Otsego Zoning Ordinance is hereby amended to read as follows:
• A. Single Family:
Ord. 2006-_, Page 8
•
1
oil
3
Minimum Lot Area: Nine thousand (9,000) square feet.
Minimum Lot Width:
a. Interior:
b. Corner:
Sixty (60) feet.
Ninety (90) feet.
Minimum Lot Depth: One hundred (100) feet.
B. Two Family:
1. Minimum Lot Area: Fifteen thousand (15,000) square feet.
2. Minimum Lot Area Per Unit: Seven thousand five hundred (7,500)
square feet.
3. Minimum Lot Width:
a. Interior: One hundred twenty (120) feet.
b. Corner: One hundred forty-five (145) feet.
4. Minimum Lot Depth: One hundred (100) feet.
Section 11. Section 20-66-6.0 (principal building setbacks) of the R-5 District of
the Otsego Zoning Ordinance is hereby amended to read as follows:
2. Side Yard:
a. Single Family: Seven (7) Feet.
b. Two Family: Ten (10) Feet.
Section 12. Section 20-66-8 (R-5 District) of the Otsego Zoning Ordinance is
hereby added and reads as follows:
20-66-8 TRANSITION REQUIREMENT: Any preliminary plat abutting an R-1, R-
2, R-3 or PUD District based on the lot standards of the aforementioned
districts shall have a minimum of one tier of single-family dwelling lots
bordering such a district to be subject to the lot standards of the R -4A
District. Exemptions to the provisions of this section may be granted at
Ord. 2006-_, Page 9
the time of preliminary plat approval, provided one or more of the following
conditions exist:
A. The properties are separated by a major collector or arterial street.
B. The properties are separated by a wetland, water body, floodplain, public
open space, park or other such similar publicly reserved and development
restricted area with a minimum width of one hundred feet (100') across its
entire length.
Section 13. Section 67 (R-6 District) of the Otsego Zoning Ordinance shall be
hereby retitled as follows:
R-6, MEDIUM DENSITY RESIDENTIAL DISTRICT
Section 14. Section 20-67-1 of R-6 District of the Otsego Zoning Ordinance
shall hereby be amended to read as follows:
20-67-1: PURPOSE: The purpose of the R-6, Residential- Medium Density
District is to provide for low to moderate density through the mixture of one
and two unit medium density dwellings and directly related complementary
uses. The allowance of such uses and establishment of the district is
dependent upon the availability of publicly controlled sanitary sewer
service and only within portions of the City which have been designated as
immediate urban service areas.
Section 15. Section 20-67-2 (permitted uses) of R-6 District of the Otsego
Zoning Ordinance is hereby amended to read as follows:
20-67-2: PERMITTED USES: Subject to applicable provisions of this Chapter, the
following are permitted uses in the R-6 District:
A. Single family detached dwellings.
B. Two family dwelling units.
C. Townhouses with not more than six (6) dwelling units per building
and not more than two (2) common walls per dwelling unit.
D. Essential services.
E. Day care facilities serving twelve (12) or fewer persons.
Ord. 2006-_, Page 10
•
F. Residential care facilities serving six (6) or fewer persons.
G. Public parks, playgrounds, and recreational uses.
H. Personal wireless service antennas located upon a public structure,
as regulated by Section 33 of this Chapter.
Section 16. Section 20-67-6.A.1.b (single family lot width) of the R-6 District of
the Otsego Zoning Ordinance is hereby amended to read as follows.
b. Minimum Lot Width:
1. Interior: Sixty (60) feet.
2. Corner: Ninety (90) feet.
Section 17. Section 20-67-6.A.4 (Multiple Family Lot area) of the R-6 District of
the Otsego Zoning Ordinance is hereby deleted.
Section 18. Section 20-67-6.B.2 (principal building setbacks) of the R-6 District
of the Otsego Zoning Ordinance is hereby amended to read as follows:
2. Side Yard:
a. Single Family: Seven (7) feet.
b. Other uses: Ten (10) feet.
Section 19. Section 20-67-8 (R-6 District) of the Otsego Zoning Ordinance is
hereby added and reads as follows:
20-67-8 TRANSITION REQUIREMENT: Any preliminary plat abutting an R-1, R-
2, R-3 or PUD District based on the lot standards of the aforementioned
districts shall have a minimum of one tier of single-family dwelling lots
bordering such a district to be subject to the lot standards of the R -4A
District. Exemptions to the provisions of this section may be granted at
the time of preliminary plat approval, provided one or more of the following
conditions exist:
A. The properties are separated by a major collector or arterial street.
Ord. 2006-_, Page 11
•
B. The properties are separated by a wetland, water body, floodplain, public
open space, park or other such similar publicly reserved and development
restricted area with a minimum width of one hundred feet (100') across its
entire length.
Section 20. Section 20-90-6.G.2 (conditional uses) of the INS District of the
Otsego Zoning Ordinance is hereby amended to read as follows:
2. Outdoor storage of equipment and materials as an accessory issue is
allowed subject to the following requirements:
a. The storage area is landscaped, fenced and screened from view of
the public right-of-way and abutting R Districts.
b. The storage area is surfaced with a material suitable to control dust
and drainage.
Section 21. Section 20-92-8 of Shoreland Overlay District of the Otsego Zoning
Ordinance shall hereby be amended to read as follows:
A. Lot and Setback Standards -Lakes. Subject to the other more restrictive
limitations which may be imposed by this Chapter, the following minimum
requirements for lakes shall be observed in agricultural and residential
zoning districts established by Section 50 of this Chapter which are
overlaid by the Shoreland District.
1. Lot Area and Width
a. Unsewered
Riparian Lots
Single
Duplex
Triplex
Quad
Non -Riparian Lots
Single
Duplex
Triplex
Quad
Natural Recreational
Environment Development
Area Width Area Width
80,000 200 40,000 150
120,000 300 80,000 225
160,000 400 120,000 300
200,000 500 160,000 375
80,000 200 40,000 150
160,000 400 80,000 265
240,000 600 120,000 375
320,000 800 160,000 490
Ord. 2006-_, Page 12
•
b. Sewered
Riparian Lots
Single
40,000 125
20,000
75
Duplex
70,000 225
35,000
135
Triplex
100,000 325
50,000
190
Quad
130,000 425
65,000
255
Non -Riparian Lots
Single
20,000 125
15,000
75
Duplex
35,000 220
26,000
135
Triplex
52,000 315
38,000
190
Quad
65,000 410
49,000
245
2. Setbacks from Ordinary
High Water Mark*
a. Structures
Unsewered
150
100
Sewered
150
75
b. Sewage Treatment
System
150
75
3. Side Yard Setbacks
for Property Abutting a Lake
20
20
4. Building Height (Ft)**
35
35
5. Maximum Impervious
Surface to Area Ratio 25% 25%
* Setback requirements from the ordinary high water mark shall not apply to piers
and docks. Where development exists on both sides of a proposed building site,
building setbacks may be altered to more closely conform to adjacent building
setbacks provided the proposed building site is not located in a shore impact
zone or in a bluff impact zone.
** Agricultural use related buildings, silos, and towers shall be exempt from the
building height requirements. Building heights of over 35 feet that are not an
exempt agricultural use may be allowed through approval of a conditional use
permit as regulated under Sections 4 and 20-92-15 of this Chapter.
Ord. 2006-_, Page 13
Section 22. This Ordinance shall be in full force and effect from and after its
passage and publication according to law.
ADOPTED this 13th day of March 2006 by the Otsego City Council.
CITY OF OTSEGO
BY:
Larry Fournier, Mayor
ATTEST:
Judy Hudson, City Clerk / Zoning Administrator
Ord. 2006-_, Page 14