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04-03-06 PCs¢ atEir s SEE DVrAM 'A' ENCROACR1JENT — ---------- 4- 7- 4.00- f i — _moi—��—��,��_ _ "•"� w' �c�. y ��_��— /^J r� ... If � 1111l1 ►///,.a\ //ii' � 1/ \ vii1,411 IJ � 1 l\r\mitt "Ica i I 1\ 1 1 \ 1 \ \\? 1 r\ mil �\2j60 1 v \ �� / / / �•/y I 1 Ne9vDo..e•E �m (l fl /(ftt° a �\ \ \ (7 1 1 II` \��\\ \\ \�/ �'�J (off �\ \ ioEr'n,.it �lhll///��/�n'f , .E -S ytr I c� t er `� ,fch�{ � y / / — �• ( _.�V /•�; 1. 'r.�y.l \ _s,_ �' j .11 SIR': l "C.S:J1 .'a.— A � -_� �_ �� `-t �_—_ �� Ne9•A°• Ems— = � — ,--�� `� � T` 7= t � \ •�•�,.r—` \ � Ao se r � i —�- � _r_ _se9•w Aa w�-.,�—._ / /ice \.-:•=-==:4,>..nN /pk7 PIZNEERe„ &,,, ing ..,,N.. �.. t....�.,x c9o9 R.Pw orr MSTING CONDITIONS DETAII. �A' MULTIPLE ENCROACHMENTS I ; 1 r".00 DETAIL 'B' 1 s" -- ----- -------------1 20. ?j;t ..-f.yt�iltMv � i 1 I Il:it F"I�Io,M ftEA'"8'E' X89•"0' 8'E tt I ° I Hr.56r_ : 0 : 8 —589Y68 0'•W— —2: -�- I ------------------------- LEGEND — Q SITE DATA TOTAL SII MEA . 1221.03 Acs." (nclNMq rigNl—of-.9y) TOTAL VETT AREA . }2.6T A— BET_ C (aK BENCN8606 NMN . NG6 .— 0 E VATON — V-1 (NGw29) BEND — . NGS %.U. 8608E E ATOM . 860.81 (N-29) GRAPHIC SCALE tag (wrsr) BEARINGS SHOWN ARE ASSUMED 16•N°° EXHIBIT C-2 -- ----------- A ----' N�W �� , SEE 9EE7 6 / / �^-/w�(_LI'-IS`r I � /\ V�' ,.r><� i ' •I j I � I / 1 I I � I / i A a'IT ,7y (\nJ ivr-� 1 rr�♦\� / S I L.(...r I I I c -I /L_n�: A nr Trll/\A I f•r `! 1 I f ,( 1 \ \ Pv `'if1i��C/ vu/n"gTER J Tl 1 nl e rAl — _ �. 1%1 r — -- �.1 rasv.•,s•• , `3 = %! a%aaf�, _ 't° c "R,cl 1 r/% /'��\\\ � { �� i, 1 / I�---_�\ - :�_� ��_,-f 1 I / .•H••�..�\ \ \ � I II �l ,.1\\ \�\ o\\ 1 f EELIIO j ! I I I � 11 /�� \\\\\ \ \ \ III /�--� � / "\� �\�♦�� l 1 � \ \\ --N �/ / \\ \ \111111 I \\\\\\1 ; '1 jl; �4n.. I f /-;)\fit)♦1)\i\\ ;�; J _ =-oY- \ 11 1\ I11 \ 1 1 t 1 r• sr OUAFATER \ 1 I \ \ 1 \ \ `\ � \ 1 J l 1 -• 1 1 1 1 1 111 I �16&70 .en iln 1 SEC ' — / ✓ � ��/� %111 �,--J l YE sR>=T a DETAIL 'A' MULTIPLE ENCROAC11MEM 1 p , L�,., .. ♦ 5 � ]..66 Ij�636•,Y-6 - , p6..... LEGE ,, ,.,,. o ..,..6 uie •4e •i...a •>m ... ...6m zasss 04 BENS BENCMUMK .NGS 6101im 66060 EIEVAnON .612.1 (NGw29) BENCNYMK .NGS Slalim 6600E ElEvenox - e6o.e1 (Ncwz6) SITE DATA TOTAE SW AREA . &221.03 Ao•" (incW6u9 ri6Nl-of-.oy) TOTAL RET D MEA . 12.61 A- 77 /� ' QSART GRAPHIC SCALE PIONEERengi»ee7ing ....oma. �.. i..mw Caen Rapids Offitt w.N......:...e r ' — / ✓ � ��/� %111 �,--J l YE sR>=T a DETAIL 'A' MULTIPLE ENCROAC11MEM 1 p , L�,., .. ♦ 5 � ]..66 Ij�636•,Y-6 - , p6..... LEGE ,, ,.,,. o ..,..6 uie •4e •i...a •>m ... ...6m zasss 04 BENS BENCMUMK .NGS 6101im 66060 EIEVAnON .612.1 (NGw29) BENCNYMK .NGS Slalim 6600E ElEvenox - e6o.e1 (Ncwz6) SITE DATA TOTAE SW AREA . &221.03 Ao•" (incW6u9 ri6Nl-of-.oy) TOTAL RET D MEA . 12.61 A- 77 /� GRAPHIC SCALE BEARINGS SHOWN ARE ASSUMED E;;!•!IBIT C-3 • girtw. L•r yaw Lir �-- �.. JET � ��' '� •� � � Ijl�Ijill�l ��/• j /r-- `J Iil � I;l id gal«o® ®a,q+ o.o r / IIS Sasa:.aseaiaa�YiiBi�.§IIrl �g� %l —� � —�\ �\I• II �f _r� 3a ge='�$ g �se�3•gr � J / •f i�� cas S x �9 5 / \ / PIZNEEReng[neering Cop. Rapids Office r 1 I 11 1 I Y / • Y L_L 11L___�e'�_ I__ / ----_ L____i__1___J L____ .A ( 1 1 1 I y1 i— // L-1 L_J r—� !.^l L_J WO rr i \ a SIPS DATA TOTK MFA 221.03 AC. IDTK WN ATEA CIY. M.- k W-1 ,K. N.E.—J.6, Is.AG SWEETS A k • nAigi RON 16.14 AC. 21.$1 AC. IOTK WIOT NlA Wnor,�.K a WNT .a13 K Ac. WILOTC .16 . 1.30 AAcC. WuoT� W W E ---_..5.a, �,.el kp WMIF W n0T G 11.12 AO. 3.11 M: WTLOT Wnor 1—__p n Wn01 4--_012 K. WnoT R--- WTIot L10 .LOT ,, Ac. . p.31 WnoTx o -26 .c �_I6 , & IOTLOf 0Ek SINGLE full LOT ME13 122.67 AC. AO. uULP fAWIY LOi ARCA IOTK NU1-11 5g.J6 LOTS NGLE y CA NUL. Ee—LE L C...,REA LOIS p0 ])2 y IOTK 6E11N1D MFA 201 N: ENsnNG 2pN61G ,h1 uxK salwcF MEA PROPOSED ZOW! ER pp pnuncs-��yw,gp �AKQM EET � I 11- ------- 1-- ---- EXHIBIT D-1 I • t��w � I K� u«xron.pk I kl a«iron {Is 7w SiS' Y� ,.tw ron. rrr Y flit B - 'Ij�3Yg ga F ly;T 13�g b ° QUADAY AVENUE NE N I I I I r'b in SEESHEET13] 4UU fj 398 427 4 429 roRi 1 4 ip n9w,'_39!./ *auztnt 40iarp V 408 ------ �4v10.�n+a"f'; ;IRf/—t-_-• N- ;I' -,a in- -t-N- n - ---a a iI '�� r-� 1 418 1 411 1 415 42 ay rt Jlil I ----- bk487 243'-" BY 438x 82 2 4 .z4 4ag., J --------- 4 490 L EF 232 2 214 66 21 %231" a34% .21.3'- _ 163 n198 ys 235r. 2121-& -'u ------ ------ 7% It 0229` CLm 11 '��2353 -.z t 2 211 'A 171 .82 ,xstau 97' ".2190096— A 209— c 172 As174 6 177 '. 09 208' 139 !6 -'u L8.0 181 2 E.22lu 173 240r. ftl 13'x u, 224 241 % 206 192 114 141 4 m 170 2Q5 3, �ft 7, IP3 1B 0 Www 186 7 191 ---- ------- --- --------------- -- It 185 184 :R 21 (U%T K OUlTOT L 6M1159 66 g 170.OD .200-00 5 f S GRAPHIC SCALE N1. 4.'E 2 M5 151 143 X 147. 2. F�lw.- jL3 161 a Q A 2 ees BEARINGS SHOWN P a 1ae26 125 JL7 156. La . - ARE ASSUMED 1522 148. 2 �145 144 .................... — - ------ --- -- -------- SOUTH' QUARTER, 70TH sn=T (C.S.AlL No. 37) Y 0.54 69.06 2.7 STREET (czkR NO, .3- 1762134 � — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — -- EXHIBIT D-3 P18NED . . I I ERv.ng ---------- C— Rapids OM. 7-11 _711 —, PRELIMINARY PLAT BOULDER CREEK I - Mg&;6= __[__ �..A • j/ 4d ✓ ..a M .{ at 6 133HS 33S .i it •q / _ M \ ) i ri � i � N N t F Nil• ;q � d j] � / / / R H'Y'e: uii jR P � O ypy N ty \\(� nd N ; � tYq- fr. N,�A Y •11 S3 i] ri ]] % j ; // a -n LrLN['i � � � O 4\\ to » . o \ in g ^ry, +,4 • N 13.' / / / ALfu '. NA O, Y• I� (�Lt < ,\ r`°.\ F N �• N � %/ � j/ 9 A'.,» ww NX 9 g •o �, � Y = `\ BA�\,\ 11R ,» � r � / / %•/ a ,. ANv«..ri � � � rr �$ mS F USS . •4'\ tt i � Gt •N'S �� / %r 4 R1r nrt NR N N I_ / � w \, \'\ F N'"r t� �` al CJ � ^• ,LT• J c ANvr3rrit W � \ ` \9h \'\ >• ri ,>• j/ 2'•_ a� � i N" xmv«,ul jz mA a t,'1'4. 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'-__________ ____________ ' ; 1 ^, `--------:„-----i--J � I I aa« ..,. 1 --i-----------L_ ; - I ._._� ywa_w. wan i x,743s.e..=._ _______ _ rrw • ' - - € �___—__4R__ _ - f it 6? 702 , in w�s7Iam5 1i1 46 1 747x` I aXa i 742 i SCALE 71. ; I 1 wGRAPHIC ---------- r, I n {1 SEE SHEET 17 --------- EXHIBIT D-12 37, INC, PRELIMINARY PLAT len—EIA �lucw..v ra.w. BOULDER CREEK I,O FA, MI— l- Qf3lTA,MPINESUi6 18 X 38 PI ZNEERengineering 1] Boulder Creek Preliminary Landscape Set Otsego, Minnesota WME �— CNeWC 9CAIE IN !'NET Index Sheet L2: Southwest Landscape Plan Sheet L3: Southeast Landscape Plan Sheet L4: Mid Landscape Plan Sheet L5: North L_and_ scape Plan Sheet L6: Details Sheet L7: Rowhome Foundation Plans Sheet L8: (Quad Home Foundation Plan EXHIBIT E-1 BOULDER CREEK .. .., PISNEERe„ow ing —7 C.. R.j d. «Yam � m CONIFER TREE PLANTING DETAIL R-•ww d-nap.e �a.oa e,vMw. tlOI trta .oe� IMl draw NORTH LANDSCAPE PLAN DECIDUOUS TREE PLANTING DETAIL .11 i � EXHIBIT E-51 ....-.. I HOUI.DE.R rRFFK I PLANT KEY KEY CULEIBN NATE ' enU& none _ OLOiTIBIN A� ® RORMN W HAKE/Aa- — N- —d OM NBLMTAN 21 MAM/A .Rmw-n UMn NdmW wTuw MAII MAKE/Av . kMwN'J.TI--.Q RM1FR BRCII/B.nea nlpa 11.rXap.' C01Yp1 MAIXBEARY/GIIN oatl-�tdlT wnRw BLAS MME ASLRraaw. am.rk--'Auiwm BWi PA1NOW QR A /F, O P-m.Ll mkv Palmvi ® OUAM AWM/P.. w.-+a1aw SwALP MATE OAK/Q,— elralor nIOR11EAN RFD ONIM�--+ Nra AYFIBCw LYIDEN/lea am -k -w 1-e.w1 uTTuuAF LYIBpI/IM ee.awa mom rm O eAtsAN KR/A4W nd.mro MHTE SPWCFR+cw aeo O MR1E sPRucERia.a ana O MAEx w s �M/pe g-• raM—TAF MFES ® AVMM -M-M s-=M/Ae+.eb . W dk. AAt.. &&.a M T C'" LNONM/Dda m -F. wuR aoREaL"RY/P. maKao PRAtlIf% CRAB/11da/�.'�R''�NIM1i Durammu CRM/N . 7nu1w-mes JAPANESE MM ULAC/SP•epa nkWata CONIFER TREE PLANTING DETAIL R-•ww d-nap.e �a.oa e,vMw. tlOI trta .oe� IMl draw NORTH LANDSCAPE PLAN DECIDUOUS TREE PLANTING DETAIL .11 i � EXHIBIT E-51 ....-.. I HOUI.DE.R rRFFK I • ENTRANCEMEDIAN DETAIL /p�ENTRANCE MEDIAN DETAIL ScRle: t' . SeDle: P a 20'-D• W' Xv •�w3vR.: •fTi 1P�'jaN� C{7 as T ENTRANCEMEDIAN DETAIL /p�ENTRANCE MEDIAN DETAIL ScRle: t' . SeDle: P a 20'-D• OKE DETAIL xme: t• - zo'-o' �Q�DIAN DETAIL score: 1• .= 20'-0• - p. Lwd.cap. EM,— ANI —It tN. N jt mt. le p«em. Inn6s .Its IM K.AiN, cmtiNm. — b IM -1, ALN. iN. lord«ap. Cwtr«In MIB —Rl u. LOM«pp. AMM1«t el pa — PA1— NPI ort. at —1 7 .. ee.anc.. iM Lmmcep. Cwb«IP Mp1 IN, n.pe — Iw tn. RNe —t.. el Al .A.I— —Al I«elm. w In. 11bj.1 AR. dl GApnA, S.b 1-600-252-1166 p to c«nmwo-.e .art D. plb-tbn w Mla.� . —9.d duMR Aa—RA IN w awl m w. 0— —.1y . Lwu AMn«I N y A bo Somw�r ��rM«man. - En P e 1. w P.1wmM by Lme«ep. Cmb«lw N eemN.tM br Mar 15. No p1w1 —1.- MM b. n.M.d —I -d, me cw.trvclxn Aa. b— c—I.." n In. vrvn.eol. n.a. -11 p 1 mmral Ma. m..l w..lanewe. toand n w. AmwNw A.wc— IN Nu ym-AmrHan SIaMPd Tn xurwry S.6. - A —t— mm.nm . A. Pew F Ina conlanr a mM.wm of .. (6) mono. 1. 1. Pm e w NI.. DAb— me cmllrw. nw. MM —1 M —AE, bul U.. Lwd—. Cnbwtn mu -A. Ir lea •Fd M,-1 of Aa .P. 1A. A— Ir«tor .n 9...— a . P1.1 —t— ur y o (2) c .m T ft. In. .1 — 11 .nn.n oaw mc..erL u. L.nn.cop. an«t r.ww. w. rpnl to r.Nm mr Nml —h n. e.rn.e enwU..c r b.lw.. da a onw nNNatan. - II ln... o ..w In. wmr p— Mow on l . plan m6 11. ..E. Mow o. N. pont I..1. 1N. numb. Mow w EA. NAn I=, .aac.. L •�mlracndi M n e .Wlw d .. eaanula. 1. c .I..m Mow m I . M. m. wdNap a A. r.pw.N I mWcn one plwlNa w. n Lane«�. Corn w IY d wool l.. m D. plan) .Mand. cwwn.ed ved. pa r law Mamma MNI a YNMr .n.. nm.a M. Lora Cmlrwtw MM .pa M aamoq. le In. Nl. --d b, Ih. pm 9 ap.atm al OWN bL y,eat ew.wN w wroi1.. Md1 p p y .moved Iran aloe .II..IOAnY ewn 9. o a Kna Iac�Rl.. MM b. .e al IM cool. '. .y.nw.m - Tn. Cwb«l. MM b. Ap .N. for AwnplM^q .11 M epplcad. coo«. r.Pnanon. end parol. 9 9 1. .on. Stw.W. 01 me1rN....W.. w -NUM PIONEERatineming �C-RR oldv SHKUB DETAIL stole: 1' a 20'-0' n MEDIAN DETAIT. 0, DETAIL sDae: r a zo•-o- A i!f i>:f ELi !} � t:c�,F::J EI• O , ALL PLANIY.G BEGS SHALL NAK DE EYSTWG SOIL AYENOFD WM PEAT MOSS W ET ANGI WIN mMOT STANOHp W77 SELECT TOPSpI, TYPE B. 2- A "AAM M 6• K TOPStlL TO BE PUCEO IN ALL PLANTING BEGS, MS IS N ADOIIION M THE PEAT MOSS ANENO.ENT. ES UBS AND GRODMO COVERS SNALL BEI— MAK, N11BERA EDMTAMC A AMWNM I IMNTS AND MAGI£ OF' W—FML wDMSHRWS PUNT GROWTH. IT SHAl1 COYPU WTH WDOT STAIDALA U77 SELECT IOPSDII, — B. SDL INXTURE SHALL RE FREE M NOAIWS ATMES. HAFDFAM SOL STONES • CHCYICAS. SM INWTURE SHAtE HAVE A 10-10-10 MR—It AT RATE Of D 1B5. PER WW TARO 6A W 1-1 11 1 7.5. — MIXTURE SHALL BE—ORPORATED 111—T 111E ENTNE BED BY ROIOIWNG INTO THE EAS— 12• M 51L .- PREPARE RANTING BEDS BY MRWNG NOMIlO-UP M PEN (ABLE pRECON$ TO WEED DT MASS GRObT, N RANTING AREAS MONO ON 9R ALLOW SUFETMENT ONE TOR HEFNMDE TO TAKE EPTECT, SCAREY PU R- AREAS TO A MIN DEPTH OF 6 INDIES. RINK BEDS TO GRADE. RARE AND REMOTE WEEDS. GODS AND KNOBS 1• N DAILTER OR MIEATDI. DAMOUGRLY WATER-SEMLE ALL SDA. 5- K,M TO RANTNG SHRUBS OR PERENNIAL PREEN OR EDOVALENT SHALL BE APPLED AWOROING 10 ME MANF—TLJRERS INSTRUCPONs. -: PLAN, SR AL BE "FIT", —""I '- FREE , PES, AMP p5EA5E. - ALL TREES SNAL BE SIRAGHT-TRUNKED AND TIL-READED AND MEET ALL SPEpTYD RETIREMENTS 6- ALL TREES AND SHRUBS SHALL BE PUMTED AND PREMED AS SHOYM N TIME DETAE5, WATENN. AT TAKE : NMEOATELLATER RANDNG APPLY MATER 70 SETTS RAN, ANO fLL VDOS Mfx ppISwUCi ]• DEP S SOI WARE B UBS TREES nCWS�E MOROUGHLY MTIN 2 nUURS YUIGt $TALI BEA UE —1. AB x a SEC1D BA SEA MDSTURl IS E 10 WATERwG MAI TEN A FKATERIRG —EDWW111 — iRMDEGRLY WATER Ai PI.W, MNL A .SEN. N E6TXEYELY NOT ON MY MEATH TER ORE OFTEN AS REINED BT'INDICATIONS Of HEAT STRESS -GDNpACTDI SHNL MAKE NEOESSAIV - ANRANDE.EN, TO MEET WADN.G A-FEDR., 1 .ANTENANCE SNAG BEGIN IMMEDIATELY MBAR EAPI PDIDDI TIE WaFIR IS N RACE. REIT MAIEFAR SMALL BE PROTECTED AM REMDVAnDFLNTW TRE INSTAIIABOR M PLANTINGS S ACGPRD. AITEFIANCE SMALL INGDOE: TERNG D6DVATNG. K ECRNG, p REPL—ENT Of DEAD OR DISEASED .IATENAS, MAINTAINING RAI, AT PROPER BABE AND M A RUY POSBON. NATE—Y PI -FT FEARS SNAU. BE MARNA Of TRE SHESTEGES. WNIRTY, 512E AND NEST A BREAK LAANTING SPEDMARIOTIS. OMD fAOY DIE SIR AND RFRARO WM 'Y} ScHRore: 1' a SUB DETAIL 20'—O' SHRUB DETAIL sDa.: r a zo•-o• DO IF .......telO. SHRUB DETAB. Scala: 1' . 20'-0' CONTAINER SHRUB PLANTING DETAIL Illpll��R , .f' a EXHIkii i 'N"Z-5 W' Xv OKE DETAIL xme: t• - zo'-o' �Q�DIAN DETAIL score: 1• .= 20'-0• - p. Lwd.cap. EM,— ANI —It tN. N jt mt. le p«em. Inn6s .Its IM K.AiN, cmtiNm. — b IM -1, ALN. iN. lord«ap. Cwtr«In MIB —Rl u. LOM«pp. AMM1«t el pa — PA1— NPI ort. at —1 7 .. ee.anc.. iM Lmmcep. Cwb«IP Mp1 IN, n.pe — Iw tn. RNe —t.. el Al .A.I— —Al I«elm. w In. 11bj.1 AR. dl GApnA, S.b 1-600-252-1166 p to c«nmwo-.e .art D. plb-tbn w Mla.� . —9.d duMR Aa—RA IN w awl m w. 0— —.1y . Lwu AMn«I N y A bo Somw�r ��rM«man. - En P e 1. w P.1wmM by Lme«ep. Cmb«lw N eemN.tM br Mar 15. No p1w1 —1.- MM b. n.M.d —I -d, me cw.trvclxn Aa. b— c—I.." n In. vrvn.eol. n.a. -11 p 1 mmral Ma. m..l w..lanewe. toand n w. AmwNw A.wc— IN Nu ym-AmrHan SIaMPd Tn xurwry S.6. - A —t— mm.nm . A. Pew F Ina conlanr a mM.wm of .. (6) mono. 1. 1. Pm e w NI.. DAb— me cmllrw. nw. MM —1 M —AE, bul U.. Lwd—. Cnbwtn mu -A. Ir lea •Fd M,-1 of Aa .P. 1A. A— Ir«tor .n 9...— a . P1.1 —t— ur y o (2) c .m T ft. In. .1 — 11 .nn.n oaw mc..erL u. L.nn.cop. an«t r.ww. w. rpnl to r.Nm mr Nml —h n. e.rn.e enwU..c r b.lw.. da a onw nNNatan. - II ln... o ..w In. wmr p— Mow on l . plan m6 11. ..E. Mow o. N. pont I..1. 1N. numb. Mow w EA. NAn I=, .aac.. L •�mlracndi M n e .Wlw d .. eaanula. 1. c .I..m Mow m I . M. m. wdNap a A. r.pw.N I mWcn one plwlNa w. n Lane«�. Corn w IY d wool l.. m D. plan) .Mand. cwwn.ed ved. pa r law Mamma MNI a YNMr .n.. nm.a M. Lora Cmlrwtw MM .pa M aamoq. le In. Nl. --d b, Ih. pm 9 ap.atm al OWN bL y,eat ew.wN w wroi1.. Md1 p p y .moved Iran aloe .II..IOAnY ewn 9. o a Kna Iac�Rl.. MM b. .e al IM cool. '. .y.nw.m - Tn. Cwb«l. MM b. Ap .N. for AwnplM^q .11 M epplcad. coo«. r.Pnanon. end parol. 9 9 1. .on. Stw.W. 01 me1rN....W.. w -NUM PIONEERatineming �C-RR oldv SHKUB DETAIL stole: 1' a 20'-0' n MEDIAN DETAIT. 0, DETAIL sDae: r a zo•-o- A i!f i>:f ELi !} � t:c�,F::J EI• O , ALL PLANIY.G BEGS SHALL NAK DE EYSTWG SOIL AYENOFD WM PEAT MOSS W ET ANGI WIN mMOT STANOHp W77 SELECT TOPSpI, TYPE B. 2- A "AAM M 6• K TOPStlL TO BE PUCEO IN ALL PLANTING BEGS, MS IS N ADOIIION M THE PEAT MOSS ANENO.ENT. ES UBS AND GRODMO COVERS SNALL BEI— MAK, N11BERA EDMTAMC A AMWNM I IMNTS AND MAGI£ OF' W—FML wDMSHRWS PUNT GROWTH. IT SHAl1 COYPU WTH WDOT STAIDALA U77 SELECT IOPSDII, — B. SDL INXTURE SHALL RE FREE M NOAIWS ATMES. HAFDFAM SOL STONES • CHCYICAS. SM INWTURE SHAtE HAVE A 10-10-10 MR—It AT RATE Of D 1B5. PER WW TARO 6A W 1-1 11 1 7.5. — MIXTURE SHALL BE—ORPORATED 111—T 111E ENTNE BED BY ROIOIWNG INTO THE EAS— 12• M 51L .- PREPARE RANTING BEDS BY MRWNG NOMIlO-UP M PEN (ABLE pRECON$ TO WEED DT MASS GRObT, N RANTING AREAS MONO ON 9R ALLOW SUFETMENT ONE TOR HEFNMDE TO TAKE EPTECT, SCAREY PU R- AREAS TO A MIN DEPTH OF 6 INDIES. RINK BEDS TO GRADE. RARE AND REMOTE WEEDS. GODS AND KNOBS 1• N DAILTER OR MIEATDI. DAMOUGRLY WATER-SEMLE ALL SDA. 5- K,M TO RANTNG SHRUBS OR PERENNIAL PREEN OR EDOVALENT SHALL BE APPLED AWOROING 10 ME MANF—TLJRERS INSTRUCPONs. -: PLAN, SR AL BE "FIT", —""I '- FREE , PES, AMP p5EA5E. - ALL TREES SNAL BE SIRAGHT-TRUNKED AND TIL-READED AND MEET ALL SPEpTYD RETIREMENTS 6- ALL TREES AND SHRUBS SHALL BE PUMTED AND PREMED AS SHOYM N TIME DETAE5, WATENN. AT TAKE : NMEOATELLATER RANDNG APPLY MATER 70 SETTS RAN, ANO fLL VDOS Mfx ppISwUCi ]• DEP S SOI WARE B UBS TREES nCWS�E MOROUGHLY MTIN 2 nUURS YUIGt $TALI BEA UE —1. AB x a SEC1D BA SEA MDSTURl IS E 10 WATERwG MAI TEN A FKATERIRG —EDWW111 — iRMDEGRLY WATER Ai PI.W, MNL A .SEN. N E6TXEYELY NOT ON MY MEATH TER ORE OFTEN AS REINED BT'INDICATIONS Of HEAT STRESS -GDNpACTDI SHNL MAKE NEOESSAIV - ANRANDE.EN, TO MEET WADN.G A-FEDR., 1 .ANTENANCE SNAG BEGIN IMMEDIATELY MBAR EAPI PDIDDI TIE WaFIR IS N RACE. REIT MAIEFAR SMALL BE PROTECTED AM REMDVAnDFLNTW TRE INSTAIIABOR M PLANTINGS S ACGPRD. AITEFIANCE SMALL INGDOE: TERNG D6DVATNG. K ECRNG, p REPL—ENT Of DEAD OR DISEASED .IATENAS, MAINTAINING RAI, AT PROPER BABE AND M A RUY POSBON. NATE—Y PI -FT FEARS SNAU. BE MARNA Of TRE SHESTEGES. WNIRTY, 512E AND NEST A BREAK LAANTING SPEDMARIOTIS. OMD fAOY DIE SIR AND RFRARO WM 'Y} ScHRore: 1' a SUB DETAIL 20'—O' SHRUB DETAIL sDa.: r a zo•-o• DO IF .......telO. SHRUB DETAB. Scala: 1' . 20'-0' CONTAINER SHRUB PLANTING DETAIL Illpll��R , .f' a EXHIkii i 'N"Z-5 • ..,.: 1- - Y0"-0- ROWHOME A PLANT SCHEDULE COMMON NAME lik Oan1 ROOT QUMTitt 1MMEiNM >�RE OOI AMU SPNIEA • bumoMo 9-S. R OONL 1 b l.rin .M PYRnMgK MROMTK u aW'GnlaN 1' R.& RDYK SIANDMO HOST SIagN( CONT. mem IVY eMn— Ola b CONT. PMNEERenginming �b.ahw-mow W.wM Coon lbpids OR¢��q+un ww .a aRel 1 N.W/ MO Ron I I I I S 1 M.My WE Ronny I I Reek IYNa 1' Ra ip I I 1 IRW Pl.r ykw I I l,rwlen anrwa,R yw 1 1 Ultl. Mbe.n sRrw I 1 Ra k INJa 1 01W PY�nw SPM I 1 I I z Tala Sw-aa�a rn 1 Iktl. Prknvw SPk.v I I 1 Rea Ya► r, yy IZN.oNIn I 1 I Satin An 1 N—Y MA Ran I I o Y YUNl, \ I RIa wob ROWHOME B FOUNDATION DETAIL scale: v - IT -0' ROWHOME B PLANT SCHEDULE caRlax NAME IMc nonri Ram aAwn TRUCnONS aus NEuar wn Rax an tw.N we coir OTRE PROICFSS SPwA IM PHne..J QCdlr. TAUNRW SPREApNC YEW a.0 • m.J. Tanln/ CONT. ROWHOME FOUNDATION PI Auc EXHIBIT E-7 0 • TYPICAL STREET SECTION PUBLIC STREETS C -J, L N. k P -R Lw s r L.• rmoal ana a w r r.nu v � �.r aet. TYPICAL DRIVEWAY SECTION PRIVATE DRIVEWAYS 1, 2. 14. 16, 17. 23. 34 Is 39 ro reiG ` _ iw •r..�e�eui s a TYPICAL DRIVEWAY SECTION PRIVATE DRIVEWAYS 1A 3-12. 14A 18. 20. 22, k 35-49 Is•wa dr F F ow TYPICAL DRIVEWAY SECTION Hans Mogen Row Toenhome Neigebom—d DRIVEWAYS 13, 15. 24-26, k 29-32 sl, Y r TYPICAL ALLEY SECTION Alley Home 2Nood DRIVEWAYS z7. T. 286 s So t g I nsex IaAx Fan Eou W/s• a BITUMINOUS TRAIL SECTION Rn TYPICAL STREET SECTION PUBLIC STREET S L.• o.wa wrr.w ve µ•r s.¢ v We— TYPICAL STREET SECTION PU ��—•—} STREET 0 ®• r.wrw.e� wRarr Wcem TYPICAL STREET SECTION PUBLIC STREET K TYPICAL STREET SECTION PUBLIC WITH PARKING BAY w STREETS C & M - E -azrILI cuE .axr LOU TYPICAL STREET SECTION 105' R/W WITH TURN LANE STREET A E n/W a remxF aAaF Ma'Re1 W,e 1 1�y1 µ• � p,J. Y K,uunai wf,x t'wx5[ Fvrx .3n3m 4- ; Mrc >DFw•IK3 LMte „ c� suerc.,a s¢ n, Fm loin” w arta sm w/.• ar rorwc Ic PI*NEER,,0nmi, g roWw�+w Cmn Rapids offKs TYPICAL STREET SECTION 85' R/W STREET B E R/.. PIIaxYE GAY Ica-01— mea Am,FNxj .. » .m ,a�nm M.e A °p sm w/. a rorsal TIrn rc-i-n11 _/sale \ L/� ar lorsoR� Y�•,w .wvc •w wila�e rRr caxc�pme IIFn . E .we' 1 raw TYPICAL STREET SECTION 85' R/W R WITH LETURN UNE STREET B Y n/W a Rx0itlE mAm s 4S— Cxn I w e.ax:1 C: c cmc ane rz,IFR la - E -wMI. aE .a3e TYPICAL STREET SECTION 85' R/W WITH PARKING BAYS STREET B E nn . xnuxz mAx rl: sso— m.r<.,.-.,... TYPICAL STREET SECTION 105' R/W WITH PARKING BAY STREET A tnn n�a C.er :Y SxEwwx3 LME. baa a.e 5¢ Pox Tm Lm,nm rIF11 sm w/. a ,rose_0.31 UNaQ W/4' a ,rosn w: R/W xx mwra�rre ua '. sao r/.• ar 1oP5aR n soo x/C aF T�,-Rreu•o[ r/.• a m.s« ,c . E.9.a• m;rzaa e EXHIBIT F • ROT HOME NEIGHBORHOOD 4 UNIT QUAD HOME NUMBER OF UNITS - 37 NEIGHBORHOOD GUEST PARKING STALLS - 1B NUMBER SOF UNITS - 52 �:>(" GUEST PARKING STALLS - 25 a ami va�a.a �crt�irrccrtrzK w,�py�m Cao, Rapids URce • SEE SHEET 22 a t � --c,"pam, tris Coon Rapids OR¢ BENCHMARKc NGS STATION 86OBD ELEVATION 672.41 NGS STATION 6606E ELEVATION = 660.67 G. $YE BI FL2T SINGLE FAIMY 57' WIDE LOT NEIGHBORHOOD NUMBER OF UNITS - 59 w 1r w Ana anv ss tw.rcv ss n. cvro .1 -Y- AT 41BAIX 4RAa1 T.1CK gx-1S 9uu C �• VK SGM 26 IWTMY 411 SINGLE FALD.Y 57 -BO' WIDE IAT NEIGHBORHOOD 4M NUMBER OF UNITS — 47 4ttiP4 INA¢ Y b .4M .T 41MQ 4TlAttT 4 UNIT QUAD HOME NEIGHBORHOOD NUMBER OF UNITS - 60 GUEST PARKING STALLS - 41 mi i SLreels M unuF aN' G� sir>n1: => EXHIMIT G-3 r� U \ 1 \ .sln�raaa m� saa cvn_ \ \ Y \ I I 76THSTREET NE I I 1 I L J IL _ SEE SHETT 211 PICNEERe-eneeTitTg Coon Rapids OR cRePwc scua IN Beer NCHMARKS NOS STATION 8603D ELEVATION - 87211 NOS STATION 8608E ELEVATION = 860.81 SINGLE FAMMY 75' HIDE IAT NEIGHBORHOOD uc NUMBER SOF UNITS - 76 ws run xn+«s �a x •r znAa ALLEY HOPE NEIGHBORHOOD NUMBER OF UMTS — 28 WEST PARKING STALLS — 59 EXN.-'BIT -4 JI � � W u € /8 lI /1 JJJ��', 1 \ 'tl\11,11 �1� 11\;,\ \\\ `•. -----_ _ -------- .�. ` ( 11, i/ / t 1//'illi li 11 i r � �F -R \��\:�'J�`,,,\ .�\.` �'`;y .J 1 \,\ \\•� em oz �----- . `.�,•,� .... 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C— R,i& Offi- IT PREUNUNARY C GRADING AND EROSION CONTROL N , LL, ��_ I j I H Z GRAP113C WALE W FM NGS STATI GM AIEVATIONT 572 11 NDS STA110i -- EXHIBIT H-13 ELEVATIC9 - NOM 1975JT7�M.WAY BOULDER CREEK 35 I�r 38 .—A-- I --. .-- T.,\ IT o d' 0 ill 0 I 0 O F. 7' ��_ I j I H Z GRAP113C WALE W FM NGS STATI GM AIEVATIONT 572 11 NDS STA110i -- EXHIBIT H-13 ELEVATIC9 - NOM 1975JT7�M.WAY BOULDER CREEK 35 I�r 38 .—A-- I --. .-- o R ,i! r 0. iii ----------- m K w Review No. 2 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 John Jackels, 37, Inc. Brian J. Krystofiak, P.E. Pioneer Engineering Reviewed by: Ronald J. Wagner, P.E. Shane M. Nelson, P.E. Benjamin S. Nelson, E.I.T. Brent M. Larson Date: March 29, 2006 Proposed Development: Boulder Creek Development Street Location A portion of the Section 27, T121, R23. 221+ acres, south of 78h Street, west of Odean Avenue, and north of C.S.A.H. 37. Applicant: John Jackels Developer: 37, Inc. 1875 Station Parkway NE Andover, MN 55304 (763)755-6554 Owners of Record: Emmerich Development Purpose: Boulder Creek Development is a proposed 290 single-family residential homes and 372 multi -family units development on 221+ 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. Jurisdictional City of Otsego, Wright County, Minnesota Department of Agencies: Natural Resources, Minnesota Pollution Control Agency, (but not limited to) Minnesota Health Department City of Otsego, Wright County 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 SITE PLAN PRELIMINARY UTILITY PLAN SANITARY SEWER SYSTEM WATER SYSTEM STORM SEWER SYSTEM STREETS DETAILS PRELIMINARY GRADING PLAN SURFACE WATER MANAGEMENT WETLANDS ENVIRONMENTAL OTHER CONSIDERATIONS SUMMARY AND/OR RECOMMENDATION INFORMATION AVAILABLE Preliminary Plat of Boulder Creek Development of Otsego, 3/24/06, by Pioneer Engineering Existing Condition Plan for Boulder Creek Development of Otsego, 3/24/06, by Pioneer Engineering Preliminary Site Grading Plan for Boulder Creek Development of Otsego, 3/24/06, by Pioneer Engineering Preliminary Utility Plan for Boulder Creek Development of Otsego, 3/24/06, by Pioneer Engineering Preliminary Storm Sewer Design Calculations, 2/21/06, by Pioneer Engineering Preliminary Storm Water Management Plan for Boulder Creek Development of Otsego, February 28, 2006, by 37, Inc. Environmental Assessment Worksheet for Boulder Creek Development of Otsego, February 28, 2006, by Pinnacle Engineering Wetland Delineation Report, 9/19/03, by Kjolhaug Environmental Services Company, Inc. Geotechnical Report for Boulder Creek Development of Otsego, 2/15/06, by STS Consultants, LTD. City of Otsego Engineering Manual Minnesota Rules, Chapter 4410 — EAW Requirement City of Otsego Zoning and Subdivision Ordinances, 10/14/02 National Wetland Inventory Map, 1991 CADocurnents and Settings\TarnALocal Settings\Temporary Internet Files\Content.IE5\854MAZGM\ot2281-RVW2.doc SUBDIVISION CONFIGURATION, LOT SIZE, DENSITY 1. A 25' building setbacks along alleys, local, and collector streets is proposed. A minimum of 35' is required. 2. Wright County requires 75' of R.O.W. along C.S.A.H.37. The minimum building setback for lots along county roads is 65' from the R.OW. This will require extensive reorganizing of the lots along the county road. 3. Alleys are proposed along the rear lot lines of many of the single-family lots. A setback of 23' is proposed along the alleys. City zoning ordinance does not permit alleys within residential areas. (21-7-8.E) City standard required minimum setback is 35'. 4. The minimum side yard setback required is 10'. (20-67-6.B) 5. The double frontage lots between Streets A & E and Streets G & H are not allowed. The street and lot configuration for these areas shall be revised. EXISTING CONDITIONS 1. Provide all utility information (size, type, invert elevations, etc.) for all utilities within 150' of the boundary line. (i.e. intersection of Quaker Avenue NE and Quaday Avenue NE and the south & east plat lines of Pheasant Ridge 8h Addition). TRAFFIC/ACCESS ISSUE 1. Access to the plat is being provided off of C.S.A.H. 37, Quaday Avenue NE, 78I' Street NE, and 76th Street NE. 2. Streets A & B have center medians proposed. They are not per city standards and will require city approval. 3. Alleys are proposed to serve as access to the single-family lots between Streets C & B, and Streets A & M. Alleys are prohibited in residential areas. (21-7-8.E) PRELIMINARY PLAT 1. Outlots A, B, and C have existing drainage and utility easements over them. Outlots in town homes areas will require drainage and utility easements to cover utilities and streets. Easements are also required over all ponds, wetlands, and creeks up to the 100 -year high water levels. Please show/label all easements. CADocuments and SettingsWarnRLocal SettingsWemporary Internet Files\Content.IE5\854MAZGM\ot2281-RVW2.doc 2. All local streets are required to have a minimum of 60' of ROW. Street "S" is shown with only 50' of ROW, please revise. 3. Street "S" shall be realigned to provide a minimum 250' radius for the horizontal curves. This may require redesigning the current layout of the lots surrounding the street to provide proper access to the exception. 4. All sidewalks and bike paths shall be covered by a permanent easement. 5. The R.O.W. along C.S.A.H. 37 is subject to county approval. 6. A 25' building setbacks along alleys, local, and collector streets is proposed. A minimum of 35' is required. 7. Streets shall be named in accordance to the Wright County grid naming system. 8. The double frontage lots between Streets A & E and Streets G & H are not allowed. The street and lot configuration for these areas shall be revised. 9. Depict the easements and setbacks associated with the ponds and wetlands. Please verify that the proposed lots are not inside wetland setbacks. 10. Depict any shoreland overlay district boundaries. Lefebvre Creek shall be covered by a 100' easement centered on the creek or an easement to the 100 -year HWL, which ever is greater. 11. A street connection shall be made to the property to the west of Street G and south of Lefebvre Creek. This was a requirement during the concept plan review. 12. Mitigated wetland areas need to be shown on the plat. (north half of Outlot G) PRELIMINARY SITE PLAN 1. Sidewalk shall be extended to the cul-de-sac at the north end of Street F. 2. A temporary cul-de-sac is required at the west end of Street O. 3. A street connection to the property west of lots 534-536 shall be made. This was a requirement during the concept plan review. 4. The sidewalk along Street G shall be switched to the opposite site of the road to limit the number of street crossings. CADocuments and SettingsWamilocal Settings\Temporary Intemet Files\Content.IE5\854MAZGM\ot2281-RVW2.doc PRELIMINARY UTILITY PLAN SANITARY SEWER SYSTEM 1. All sanitary sewer pipes shall be placed at appropriate grades so as not to exceed a flow velocity of 15 fps. It appears that drop structures will be required for the sanitary sewer along Street `B" and Street "K'. 2. The connection to the existing sanitary sewer manhole at the intersection of Street "B" and Quaday Avenue shall be made within 2' of the existing downstream invert to avoid the need of drop manhole at the connection. This will require the invert of the upstream manhole to be lowered. 3. The detail for the multi -family area (row townhome neighborhood) depicts 4' horizontal separation between the storm sewer and sanitary sewer under the driveways. A minimum of 10' of horizontal separation is required. 4. The sanitary sewer shall be stubbed to the west under the required street connection to serve the property west of Street G and south of Lefebvre Creek. 5. An existing 70'-8" SDR 26 PVC stub with an invert elevation of 848.78 has been provided out of the existing sanitary sewer manhole at the intersection of Street A and 78th Street. This stub shall be used to avoid the need for boring and jacking under 78th Street to make a connection. WATER DISTRIBUTION SYSTEM 1. Hydrant coverage is insufficient. Maximum hydrant spacing shall be 300' (150' radius) for commercial, industrial, or multi -family residential areas and 500' (250' radius) for single family residential areas. 2. The method of connecting to the existing watermain shall be called out. A wet tap connection shall be made if a connection is made where there is no stub provided. 3. Additional valves are required at many watermain tee and cross locations throughout the project. 4. The watermain serving the multi -family homes in the southwest corner of the development shall be looped. 5. The 12" DIP watermain at the south end of Street A shall be connected to the west property line just north of C.S.A.H. 37. 6. The geotechnical report identifies a ground water elevation in the range of 868- 871. Plugs are required on all hydrants below the ground water elevation. CADocurnents and Settings\Tami\l.ocal SettingsWemporary Internet Files\Content.IE5\854MAZGM\ot2281-RVW2.doc STORM SEWER SYSTEM 1. The NWL, 2 -Year, 10 -Year, and 100 -Year HWL shall be shown for all proposed and existing sedimentation ponds, wetlands, and Lefebvre Creek. 2. A drainage and utility easement will be required over all the treatment ponds, storm sewer outside of ROW, wetlands, and drainage swales. 3. The location of the low point and the catch basins along Street 33 do not agree. STREETS 1. Any alleys permitted shall have a right-of-way width of at least 24'. (21-7-8.13) 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. 37. 3. A temporary cul-de-sac is required on the west end of Street O. All temporary cul-de-sacs shall be covered by a temporary easement. Please submit the easement documents to be filed with the Final Plat. 4. The cul-de-sac at the end of Street F will need to have tip out curb around the center island. A 20' wide lane is required around this center island. 5. It appears that cross gutters will be required at many of the private drive intersections. Provide intersection details and/or spot elevations to depict the intended direction of street runoff at the intersections. Intersections with grades of less than 1.0% over bituminous surfaces will require cross gutters. 6. A street connection is required to the property west of Lots 534-536. This was a requirement during the concept plan review. 7. B618 curb and gutter is required for all multi -family areas and along all single- family lots being served by alleys. DETAILS 1. Street sections have been selected based on a geotechnical engineer recommended R -value of 50. Though all street section details agree with the City of Otsego's typical section used for a 9 Ton residential street, it is unclear which street section is to be used for which street. Please clarify. 2. The house grading elevation "key" detail shall call out a lowest opening elevation. CADocuments and SettingsWarnhLocal Set6ngsWemporary Internet Files\Content.IE5\854MAZGM\ot2281-RVW2.doc 3. The setbacks called out in the individual details for each type of building do not agree with the setbacks on plans, City Standards, or the preliminary plat. PRELIMINARY GRADING PLAN I. The NWL, 2 -Year, 10 -Year, and 100 -Year HWL shall be shown for all sedimentation basins. 2. The soil borings shall be shown on the plan. (21-6-2.B.8.) 3. Some of the spot elevations depict a crown in the private streets and driveways and others indicate a cross slope. Please clarify. 4. A minimum 1.5' of freeboard is required from all calculated 100 -year HWL's or emergency overflows for non -calculated areas. 5. Please depict all easements and setbacks for ponds, wetlands, and Lefebvre Creek. 6. For Street L and Street N, the difference in elevation at the east end of the road and the existing ground elevation just offsite is approximately 10'. This appears to be strictly done for the type of building pad (walkout). Making a future connection to Street L and Street N to require an extensive fill on the adjacent property as well as at the eastern end lots of Street L and Street N within Boulder Creek. Please revise to more closely match the existing offsite ground. 7. Permission from the adjacent property owner is required to extend any grading onto the adjacent property at the north end of Street Q. SURFACE WATER MANAGEMENT 1. There is a low area to the west of Lot 533 that currently has a natural overland outlet to the creek that will be cut off by this development. An outlet for this low area shall be provided. 2. The 100 -year HWL of the ponds and wetland along the creek shall be no less than the 100 -year HWL of the creek. 3. The hydrology and storm sewer design is still under review. WETLANDS 1. Wright Soil and Water Conservation District, has identified more wetland area and requests that these wetlands be mapped. 2. Wetlands must be mitigated at 2:1. CADocuments and SettingsWarnALocal SettingsWemporary Internet Files\Content.IE5\854MAZGM\ot2281-RVW2.doc ENVIRONMENTAL A statement certifying the environmental condition of the site is required. (21-6- 2.B.10) OTHER CONSIDERATIONS 1. No comments. SUMMARY AND/OR RECOMMENDATION We cannot recommend approval at this time due to the extent of redesign that will be necessary to meet city and county requirements. CADocuments and SettingsWamilLocal SettingsWemporary Internet Files\Content.IE5\854MAZGM\ot2281-RWN2.doe ITEM 3.2 NORTHWEST ASSOCIATED CONSULTANTS, INC. 4800 Olson Memorial Highway, Suite 202, Golden Valley, MN 55422 Telephone: 763.231.2555 Facsimile: 763.231.2561 planners@nacplanning.com PLANNING REPORT TO: FROM: RE: REPORT DATE NAC FILE: BACKGROUND Otsego Planning Commission Daniel Licht, AICP Otsego — Hamlet's Creekview 29 March 2006 60 -DAY DATE: 28 April 2006 176.02 — 06.07 CITY FILE: 2006-13 Alpine Homes Inc. has submitted plans for development of a rural cluster open space subdivision consisting of 22 single family lots. The 71.67acre subject site is located in the northwest corner of the City to the north and south of CSAH 39 at Jaber and Jalger Avenues. The Comprehensive Plan guides the portion of the site north of CSAH 39 for rural residential uses and the area south of CSAH 39 for agriculture. The majority of the subject site is zoned A-1, Agriculture Rural Service District. The preliminary plat includes replatting Lot 5, Block 1 of Billstrom's Riverview Addition and this lot is divided between R-1, Residential Long Range Urban Service District (River Frontage) and R-3, Residential Long Range Urban Service District. Portions of the site are also within the WS, Wild Scenic Recreational River Overlay District. The applicant is requesting an amendment to the Comprehensive Plan to guide the entire site for rural residential uses as part of the rural residential preserve area, an amendment of the Zoning Map to zone the entire site to R -C, Residential Rural Open Space Cluster District and approval of a preliminary plat. Exhibits: A. Site location D. Street Plan B. Urban Service Staging Plan E. Stormwater Plan C. Site Plan/Preliminary Plat F. Grading Plan ANALYSIS Comprehensive Plan. The area of the subject site north of CSAH 39 is guided for rural residential uses as part of the Rural Residential Preserve Area designated by the Comprehensive Plan. Development of rural cluster subdivisions preserving natural open space is encouraged by the Comprehensive Plan for this area of the City based on the proximity to the Mississippi River and existing significant natural features and large open spaces. The area south of CSAH 39 is guided for agriculture land use as part of Urban Service Expansion Area W3. The Comprehensive Plan directs that properties within this area be limited to rural development densities until such time as sanitary sewer and water services may be extended to allow more intensive development. Urban Service Expansion Area W3 corresponds to the drainage area for Northwest Creek, which is east of Kadler Avenue and south of 85th Street. However, the creek that extends north from the large wetland area within the southern portion of the subject site to the Mississippi River is a separate drainage area from Northwest Creek. Extension of utilities for development of this area would require a lift station to cross over a high point generally west of Kadler Avenue. The area of this watershed south of CSAH 39 currently guided for future urban uses is approximately 380 acres. Of this, 81 acres has been subdivided into 10 acre lots as part of the Otsego Farms subdivision. Given the limited area of this watershed, existing subdivisions and large wetland areas, the Planning Commission may find it reasonable to guide this area for rural residential uses by expanding the Rural Residential Preserve Area to include the entire "Hamlet Creek watershed" Amendment of the Comprehensive Plan as set forth above to include the entire subject site within the Rural Residential Preserve is necessary to move forward with the Zoning Map amendment and preliminary plat applications. The proposed preliminary plat assumes allowance for a density of 12 dwelling units per 40 acres as well as resubdivision of Lot 5, Block 1 Billstroms's Riverview Addition based on the allowances of its current zoning. Zoning. The proposed development has been planned under the requirements of the R -C District. Consideration of a Zoning Map amendment to rezone the subject site to R -C District is to be based upon (but not limited to) the criteria outlined by Section 20-3- 2.17 of the Zoning Ordinance: The proposed action's consistency with the specific policies and provisions of the official City Comprehensive Plan. l�V11111/Clll. IIIC l�VlllplCIICIIJIVC l-Idl1 encourages UCVCIUFIIIICIII VI JUdJU1V1JIU1IJ preserving rural character in areas considered to be permanent rural service areas and having high natural amenities. The area of the subject site north of CSAH 39 is an infill development between existing subdivisions and clearly consistent with this goal. South of CSAH 39, the extensive wetlands and creek establish a high amenity value to the subject site. Moreover, this area is within a small drainage area with an established rural development pattern reducing the OA efficiency of extending urban services further supports development of the subject site as an R -C District subdivision. 2. The proposed use's compatibility with present and future land uses of the area. Comment. The subject site is surrounded by the following uses, which have been separated based on location north or south of CSAH 39.- Direction 9: Direction Land Use Plan Zoning Map Existing Use Area N of North Rural Residential R -C District Mississippi Pines CSAH 39 East Rural Residential R -C District R-2 District Mississippi Pines Single family West Rural Residential R-1 District R-3 District A-1 District Single family Single family Single family Area S of East Agriculture A-1 District Rural single family CSAH 39 South Agriculture A-1 District A-2 District Rural single family Otsego Farms West Monticello Twp. Monticello Twp. Agriculture The proposed use is generally compatible with existing single family and rural cluster development north of CSAR 39. South of CSAH 39, the proposed development would be consistent with the goals for preservation of natural open spaces and rural character in a manner different that the existing development pattern. However, given the design of the subdivision and its location at Jaber Avenue and CSAH 39, the proposed development will be compatible with existing and future development south of CSAH 39 as well. 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 Engineering Manual. 4. The proposed use's effect upon the area in which it is proposed. Comment: The proposed subdivision north of CSAH 39 is an infill development between existing subdivisions that will provide for preservation of open spaces and increased access by homeowners within the neighborhood to the Mississippi River and no negative effects are anticipated. 5. 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. 3 Comment: The proposed use will to generate traffic within the capabilities of CSAH 39 and local streets accessing the property based upon planned improvements. . 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 R -C District establishes a base density of one dwelling unit per 10 acres with potential for the City to allow up to 12 dwelling units per 40 acres. City staff is recommending calculating the density of the development based on the area of the subject site minus the area of Lot 5, Block 1 Billstroms Addition. The basis for not including this lot is that it is an existing developed parcel that is divided between the R-1 and R-3 District. The existing zoning of the property would entitle rights to two homes given the improvements being made in the public interest (realignment of Jaber Avenue) as part of the overall development. As such, we have calculated the density of 20 lots over the remaining 70 acres. This equates to 11 dwelling units per 40 acres, while the proposed density of the 21 new homesites (including the lot divided from the Lot 5, Block 1 of Billstrom's Riverview Addition) is 12 dwelling units per 40 acres. Streets. The subject site is divided by CSAH 39. No direct access to CSAH 39 is proposed as part of the preliminary plat. Based on the Northeast Wright County (NEWC) Transportation Plan, the preliminary plat must provide for 75 feet for one-half or 150 feet of full width right-of-way for CSAH 39, which is shown. The preliminary plat proposes to reconstruct Jaber Avenue south of CSAH 38 to align with the existing Jalger Avenue intersection. City staff recommended this improvement be included as part of the preliminary plat based on NEWC Transportation Plan intersection spacing requirements along CSAH 39. The NEWC Plan requires full access intersections to be spaced not less than one-half mile along CSAH 39. Existing Jaber Avenue and Jalger Avenue are approximately 450 feet apart. Non-conformance with the NEWC spacing requirements would likely result in at least one of the intersections being limited to right-in/right-out only in the future. Realignment of Jaber Avenue as recommended by City staff will ensure that full access both north and south of CSAH 39 will be maintained. Wright County has reviewed the proposed realignment and has no objection. Wright County did comment that they will require the realigned intersection occurs at more of a nn J .. ,.. - _ _ 1 .. n ,. I .. L....- A 4........J A ...:14. RA -44-11- T.......... 1.:.-. A .7U Uegree angle. As .Jaber /1Vel IUe IJ a JI IQI CU IUQU VVIIII IVIUI IIIIAeIIU 1 UVVI IJI lip al llU Monticello Township maintains the roadway through an agreement with the City, the preliminary plat plans were forwarded to the Town Board for review. The Town Board reviewed the preliminary plat at their meeting on 20 March 2006. The Town Board voted to oppose the realignment of Jaber Avenue based on the effects to the existing maintenance agreement and objections of the two Monticello Township property owners abutting the existing roadway proposed to be realigned. M City staff was under the understanding that the developer had discussed the plans for realignment of Jaber Avenue with the Monticello Township property owners as one existing field entrance would have to be moved or eliminated and that there were no objections. Since the Town Board meeting, City staff has directed the applicant to again contact the Monticello Township land owners to address their concerns. Notwithstanding this issue and potential changes to the maintenance agreement between Monticello Township and the City regarding Jaber Avenue, City staff believes that the realignment of Jaber Avenue is in the best interests of all concerned in consideration of long-term transportation planning for CSAH 39. Three lots will access the realigned Jaber Avenue south of CSAH 39. The other eight lots south of CSAH 39 will access the south side of a local street parallel to CSAH 39. The right-of-way for this street is extended all the way to the east plat line to allow for future extension and a potential connection back to CSAH 39. Given that the timing of this extension cannot be known or guaranteed, the street plans show a cul-de-sac turnaround at the east end of the street. The length of this cul-de-sac is 1,196 feet from Jaber Avenue, which exceeds the 500 foot limit established by Section 21-7-6 of the Subdivision Ordinance. City staff believes that the length of the cul-de-sac is acceptable based on wetlands south of the lots preventing a loop street, access limitations to CSAH 39 and the limited number of homes using the street. The design of the street is also a wider than typical local section with center medians for the first 800 feet to minimize the risk that the street would be blocked. North of CSAH 39, a loop street extending off of Jalger Avenue is proposed to access all 10 of the new home sites. Land for extension of this street is being dedicated from Lot 5, Block 1 of Billstrom's Riverview Addition as the reason for this parcel being included with the preliminary plat. This street is rural section within a 60 foot right-of- way. Concrete curb will be required as determined by the City Engineer consistent with other R -C District developments. The construction plans also shown an overlay of existing Jalger Avenue from CSAH 39 to the north cul-de-sac extending beyond the subject site. At a minimum the developer is required to pay for the cost of the overlay from CSAH 39 to the north intersection of the loop street. The developer has not indicated that they intend to .pay for the paving of the existing gravel street north of the loop street to the cul-de-sac. This improvement should be done whether paid for by the developer, City or assessment so as to eliminate the remaining gravel street. Open Space Requirements. A primary focus of a R -C District subdivision is preservation of open space. The open spaces outlots shown on the preliminary plat generally encompass the large wetland areas south of CSAH 39 as well as the creek cnLci dll lg i +I i to tkp hA;gJIJJIppI Dkinr ni i ln4 A prrwides an open space corridor for access to the Mississippi River for residents of the subdivision. Section 20-60-7.A of the Zoning Ordinance requires that 50 percent of the net buildable area of a R -C District preliminary plat must be preserved as permanent open space. The total area of the subject site is 71.38 acres with a net area of 57.48 acres not including right-of-way for CSAH 39, wetland areas and Lot 5, Block 1 of Billstrom's 5 Riverview Addition from the net area calculation as well based on its existing developed status consistent with how other developed lots have been treated in other R -C District developments. The preliminary plat is required to provide 28.74 acres of open space, whereas 28.39 acres is shown (-0.35 acres). Revision of the preliminary plat to provide right-of-way as required for CSAH 39 and potential modifications to the proposed lots to reduce the area closer to one net acre will likely make up the deficit between open space required and that which has been provided. Lot Requirements. Lots within the R -C District are subject to the following minimum standards: Net Lot Area Lot Width Setbacks CSAH 39 Local Street Side Rear Creek 1 ac. 100ft. 65ft. 35ft. 1 Oft. 50ft. 100ft. The minimum requirements are shown on the preliminary plat and all of the lots conform. The average lot size is 1.2 acres. Landscaping. The site plan illustrates plantings within Outlots E and F just south of CSAH 39. The grading plan provides for significant berms along the south side of CSAH 39. Because of the grades north of CSAH 39, berms aren't possible. A formal landscape plan is required for these parcels and Outlot C to provide for the buffer yard required by Section 20-16-7.D of the Zoning Ordinance for areas abutting CSAH 39. Park and Trail Dedication. No search areas are designated on the Future Parks and Trails Plan for parks to be developed in the area of the subject site. No public trails will be constructed as part of the development. As such, park and trail dedication requirements established by Section 21-7-18 of the Subdivision Ordinance will be met as a cash fee in lieu of land based on the fee in effect at the time of final plat approval. The calculation of park and trail dedication based on the current fee is shown below: 21 new lots x $3054.00/du = $64,134.00 Outlot D. There is a 0.29 acre parcel that is part of the subject site that is detached from the balance of the property to the west of Jalger Avenue, north of CSAH 39. This parcel should either be deeded to the City as possible future right-of-way or conveyed to one or both of the adjacent property owners. Easements. The preliminary plat illustrates perimeter drainage and utility easements around each of the single family lots and over all of the proposed open space outlots. These easements are consistent with the requirements of Section 21-7-15 of the Subdivision Ordinance. All easements are subject to review and approval by the City Engineer. 31 Utilities. Utilities for the single family lots will be provided by on-site septic and well systems. Area for a primary and secondary drainfield are shown for each lot. The existing septic system for the house on Lot 5, Block 1 of Billstrom's Riverview Addition will need to be inspected and updated to current standards because of the subdivision of the lot. All utilities are subject to review and approval of the City Engineer. Grading Plan. The applicant has submitted a grading plan and stormwater plan for the proposed subdivision. The preliminary plat and grading plan must be revised to show the required 20 foot buffer area and 40 foot building setback from all designated wetlands as required by Section 20-16-9.E of the Zoning Ordinance. All grading, drainage and erosion control issues are subject to review and approval by the City Engineer. RECOMMENDATION The proposed Hamlet's Creekview preliminary plat is an appropriate implementation of the City's goals for rural character development in areas with existing natural amenities not likely to ever be served by sanitary sewer and water utilities. There are minor ssues with regards to the design of the plat that must be revised, but the proposed subdivision generally conforms to applicable performance standards. We recommend approval of the applications as set forth below. POSSIBLE ACTIONS Decision 1 — Comprehensive Plan Amendment A. Motion to approve amendment the Comprehensive Plan to include the entire subject site within the Rural Residential Preserve and guide it for future rural residential land uses based on a finding that the action is consistent with the Comprehensive Plan. B. Motion to deny the request based on a finding that the application is inconsistent with the policies of the Comprehensive Plan. C. Motion to table. Decision 2 — Zoning Map Amendment A. Motion to approve a Zoning Map amendment rezoning the subject site 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. 7 Decision 3 — Preliminary Plat A. Motion to approve the preliminary plat for Hamlet's Creekview, subject to the following conditions: 1. Realignment of Jaber Avenue shall be subject to review and approval of Wright County and Monticello Township, including execution of revised agreements for maintenance of the roadway and access to Monticello Township properties. 2. The developer shall be responsible the costs for all street improvements identified on the submitted plans and all street designs shall be subject to review and approval of the City Engineer. 3. The preliminary plat is revised to provide a minimum of 50 percent of the net area of the subject site (excluding CSAH 39 right-of-way, wetlands and Lot 5, Block 1 of Billstrom's Riverview Addition) as permanent open space. 4. A landscape plan for a buffer yard required by Section 20-16-7.D of the Zoning Ordinance is submitted and is subject to review and approval of City staff. 5. Park and trail dedication requirements shall be satisfied as a cash fee in lieu of land based on the fee in effect at the time of final plat approval. 6. Outlot D shall be conveyed to the City or to adjacent property owners with the final plat. 7. All grading and drainage, utilities and easements are subject to approval of 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 Judy Hudson, City Clerk/Zoning Administrator Andy MacArthur, City Attorney Ron Wagner, City Engineer Roger Stradal, DNR Virgil Hawkins, Wright County �lra. ff, KA�n+moll^ T/1\A InQhln I VQI IVY \11Vp11, IVIVIIIIVl,11V IVVV11U111F M X 94 W I.._J_ CITY OF 'EGO :AT RIVER ROAD arvice Plan tesidential ange Urban Service Area Service Expansion Area District NAC BAN MNP OAwR PROVIDED BY pawal M Note: This map is for planning purposes only. The Comprehensive Plan must be consulted to verify specific policies applicable to sewer service staging. Map Date: May 2005 • HAMLET'S CREEKVIEW BLNE W iEFi \ E%ISTWOOTLITE9 a OETE T -E LOCA —O AN%YDW TIE OWTgMOIgi SHNLOETEgYNE iI1E F➢iLrLO EST0of MYMo%LL E%®Two nE6 BEFOgE q]NNEHLWI OF HE %GREF6 CT FUO-EEPOII— FOR MY ALL OMhOE9 M�SWO WT OF NI6 FNLWE To EX6CTLY LOGTE AMO mE6EgN: Nf MD.LLL E%16TNGIIIEIIE6. 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Y m o' j Ilii 00099(V (Z96) t6f99NW 'VIVZAVM AVMOVOMB FLMOS o t 4 M o 'ONI '1SIf10b2j�io �2iHlbS a �yns seg' ONI 'S3INOH 3NIdIV NlOS3NNIW'OJ3SIO B IW . q as NV7d ONIOFRI'J ANVNIWIl3d, m i IS I OPN g i W i 2 °2 �g ao N -• nig \ .. go det x� / 5t— cu 1 x 0� M�� iii©��+i /� ©• v� �x oq w � o U Q mi 5 a' 3330 \�95g V e OH� 11"M _._._................ 0� M�� iii©��+i /� ©• v� �x oq w � o U Q mi 5 a' 3330 \�95g V e OH� 11"M i m � o I ( I � ill!I � I I �,a sa3ryeONI 'S3WOH 3NIdIH 1 0009'SGb(ZS6) L6ESS NWOJ 'VIVZAVM AVMOVSH.LnOSOSl yT '" a V10S3NNIW'O03S10 3 g g 'ONI `1S1(IOJ�l3B-]hJHiVS _ �� ._ :13��IH1 .sl I gte � r, NVId ONIOb'ZIO ANVNIW1l32ic m i I l j j �• ��"S' I M. s / m g3$ !I b t � �3;j fY s / m g3$ 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 Jim Krystosek, Alpine Homes, Inc. Robert S. Molstad, P.E. Sathre-Bergquist, Inc. Reviewed by: Ronald J. Wagner, P.E. Shane M. Nelson, P.E. Brent M. Larson Date: March 29, 2006 Proposed Development: Hamlet's Creekview Street Location A portion of the west half of Section, T121, R23. 72+ acres, east of Jaber Avenue NE, and north and south of C.S.A.H. 39. Applicant: Nathan Fair Developer: Alpine Homes, Inc. 105 Central Avenue E. P.O. Box 249 St. Michael, MN 55376 Owners of Record: Estate of Alavah Hamlets Purpose: Hamlet's Creekview is a 20 -unit single-family residential open space cluster development on approximately 72 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 City of Otsego, Wright County, Minnesota Department of Agencies: Natural Resources, Minnesota Pollution Control Agency, (but not limited to) Minnesota Health Department City of Otsego, Wright County 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 UTILITY PLAN SANITARY SEWER SYSTEM WATER SYSTEM STORM SEWER SYSTEM SURFACE WATER MANAGEMENT STREETS PRELIMINARY GRADING PLAN WETLANDS ENVIRONMENTAL OTHER CONSIDERATIONS SUMMARY AND/OR RECOMMENDATION INFORMATION AVAILABLE Preliminary Site Plan for Hamlet's Creekview, 3/28/06, by Sathre-Bergquist, Inc. Preliminary Grading Plan for Hamlet's Creekview, 3/28/06, by Sathre-Bergquist, Inc. Preliminary Street and Storm Sewer Plans for Hamlet's Creekview, 3/28/06, by Sathre- Bergquist, Inc. Preliminary Plat for Hamlet's Creekview, 3/28/06 revision, by Sathre-Bergquist, Inc. Existing Conditions for Hamlet's Creekview, 3/28/06 revision, by Sathre-Bergquist, Inc. Preliminary Storm Water Management Plan for Hamlet's Creekview, 2/15/06, by Sathre- Bergquist, Inc. Wetland Delineation Report, 5/26/05, by Svoboda Ecological Resources City of Otsego Engineering Manual Minnesota Rules, Chapter 4410 — EAW Requirement City of Otsego Zoning and Subdivision Ordinances, 10/14/02 National Wetland Inventory Map, 1991 SUBDIVISION CONFIGURATION, LOT SIZE, DENSITY The gross density of this development is slightly less than 12 units per 40 acres. Developments within the R -C District shall be limited to a gross density of 4 units per 40 acres, except where the City Council may allow an increase in density, up to as much as 12 units per 40 acres. (20-60-6) EXISTING CONDITIONS Existing zoning for land abutting the subdivision shall be shown. (21-6-2.B.2) 2. Location, right-of-way width and names of existing or platted streets, and all streets within the plan, to a distance of 150' beyond the plat shall be labeled. (21-6-2.B.4) Label the type and width of all roads within 150' of the plat. (21-6-2.B.5) 4. Identify by name and ownership all unsubdivided or subdivided land within 150' of the plat. (21-6-2.B.6) 5. Label the existing 100 -yr HWL and NWL of the wetlands in and adjacent to the plat. (21- 6-2.B.9) TRAFFIC/ACCESS ISSUE Access to the portion of the development north of C.S.A.H. 39 is being provided by Jalger Avenue NE. Jalger Avenue NE is proposed to be reconstructed from C.S.A.H. 39 north to the first intersection approximately 500' to the north. The remainder of the existing gravel road from this point is to be improved to a bituminous rural street. At all times access must be provided for the residents at the north end of Jalger Avenue NE. 2. Access to the portion of the development south of C.S.A.H. 39 is being provided by Jaber Avenue NE. Jaber Avenue NE is proposed to be realigned. Currently there is a field that has access from the existing alignment of Jaber Avenue NE. The access point needs to be maintained or the developer must obtain an agreement with the property owner to the east to remove or relocate the access. Providing access to the field from C.S.A.H. 39 is not allowed. Per Wright County Department of Highways the proposed realignment of Jaber Avenue NE will be allowed if the new street can be aligned to intersect C.S.A.H. 39 at an angle closer to 90°. 4. All existing driveways and field entrances off of C.S.A.H 39, within Hamlet Creekview's plat, shall be removed. 5. An access permit will be required for the new connection to C.S.A.H. 39. A combination right turn lane/by-pass lane is required along both sides of C.S.A.H. 39 and must be included in the construction plans. PRELIMINARY PLAT 1. Wright County requires 75' of right -or -way, from the centerline, along C.S.A.H. 39. 2. A 10' wide drainage and utility easement is required along the west lot line of Outlot B. 3. A drainage and utility easement is required for Lots 8 & 9, Block 4 to cover the 100 -yr HWL of Pond #4. 4. Jaber Avenue NE is mislabeled Jalger Avenue NE south of C.S.A.H. 39 PRELIMINARY SITE PLAN Jaber Avenue NE is mislabeled Jalger Avenue NE south of C.S.A.H. 39. 2. The NWL and HWL of the wetlands and ponds shall be labeled. PRELIMINARY UTILITY PLAN SANITARY SEWER SYSTEM 1. This development is being served with individual septic systems. The soil borings results shall be submitted with verification from the geotechnical engineer that the depicted sites are suitable for placement of the septic systems. 2. The bottom of all septic drainage fields shall be a minimum of 3' above the existing redox (ground water high water mark) elevation. In the case where a pond is being constructed the existing redox elevation may change due to the location of the pond therefore the bottom of the septic drainage fields shall be a minimum of 3' above the 100 - year HWL of the adjacent pond or wetland. A redox elevation at each proposed septic system location shall be determined by the geotechnical report. Septic systems for Block 5, Lot 4, Block 4, Lot 4, and Block 1, Lot 8 are of concern. WATER DISTRIBUTION SYSTEM 1. No comments. STORM SEWER SYSTEM The NWL, 2 -Year, 10 -Year, and 100 -Year HWL shall be shown for all ponds, wetlands, and creeks. 2. Curb and gutter shall be place along the west side of Jaber Avenue NE from the high point at station at 3+80 north to C.S.A.H 39's R.O.W. A catch basin shall be placed on the west side at the low point at station 1+24. 3. Curb and gutter shall be placed along the east side of Jaber Avenue NE from the high point at station 3+80 south to station 8+56. A catch basin shall be placed at approximate station 8+46. 4. It appears that a catch basin is needed at approximate station 7+00 on RD -A. The allowable inlet spread for residential streets is 2/3rds of the drive lane. A catch basin at this location flowing to a FES in the ditch on the north side of RD -A will be adequate. Curb and gutter shall be placed along the east side of Jalger Avenue NE from the south side of RD -B at approximate station 14+00 to the north side of RD -13 at approximate station 2+00. Catch basins are needed at the end radii points along RD -B at approximate stations 14+12 and 0+35. Aprons 26 and 19 will no longer be required with the elimination of the ditch where the curb and gutter is to be place. 6. Catch basins are required on both sides of RD -B at station 1+10. A FES should also be extended to pick up the flow along the north ditch of RD -B near this location. 7. Additional catch basins are needed along the east side of RD -B at approximate stations 4+00 and 9+00 to keep from flooding the street more then the allowed 2/3rds. 8. Extend the curb and gutter on the north side of RD -B, 10' past the low point at station 11+20 and place a catch basin at this location. 9. The profiles for all the pond outlet structures have inverts on the inlet pipes that do not get the top of the inlet pipe a minimum of 12" below the NWL. 10. The inverts for Profile C do not agree with the pipe grades. 11. HDPE pipe shall have a minimum of 3' of cover. HDPE is not allowed under traffic areas. STREETS The typical street section depicted does not agree with the City of Otsego's standard plate for a rural or urban street section. Two separate R -values, one for south of C.S.A.H. 30 and another for north of C.S.A.H. 39, are being assumed by the developer's engineer. The R -values assumed are very conservative for the soil types and require a significant street section. The city engineer is comfortable with the proposed section. Recommend waiving a geotechnical engineer's review. The street section shall consistent with the City of Otsego's standard plate No. 100 and/or No. 112. 2. The vertical curves at stations 0+50, 2+00, and 3+00 along Jalger Avenue NE do not meet minimum Mn/DOT vertical curve design standards for a 30 mph design speed. 3. The vertical curve at station 1+00 along RD -B does not meet minimum Mn/DOT vertical curve design standards for a 30 mph design speed. 4. Streets shall be named in accordance to the Wright County grid naming system. 5. A portion of existing Jaber Avenue NE is shown to be relocated. Due to the road being on the jurisdiction boundary of Monticello Township and Otsego, permission from the property owner in Monticello Township and Monticello Township is required. DETAILS 1. The street section detail shall be consistent with the City of Otsego's standard plate No. 100 and/or No. 112. PRELIMINARY GRADING PLAN 1. The NWL, 2 -Year, 10 -Year, and 100 -Year HWL shall be shown for all sedimentation basins. 2. Please depict all drainage and utility easements over all the ponds, wetlands, and drainage swales. 3. Provide a minimum grade of 2% through the rear yard of Block 5, Lot 2. 4. The ditches should be eliminated where curb and gutter is required. SURFACE WATER MANAGEMENT 1. The NWL in the hydrology report for pond 2 does not agree with the NWL depicted in the plans or the inverts for the outlet pipes. Please revise. 2. The existing hydrology model does not include any area north of C.S.A.H. 39. Please revise. 3. A CN of 65 shall be used when modeling the existing agricultural land. 4. The total area in the existing model and the total area in the proposed model do not agree. It is unclear why the two areas do not match. 5. Label all of the subcatchments used in the model on the proposed drainage area map. 6. The 2 -yr, 10 -yr, and 100 -yr 24-hour rainfall events to be modeled are 2.70", 4.10", and 5.85" respectively. Please revise the hydrology report and plans. 7. Provide NURP calculations. WETLANDS No comments. ENVIRONMENTAL 1. A statement certifying the environmental condition of the site is required. (21-6-2.B.10) OTHER CONSIDERATIONS The soil borings results shall be submitted with verification from the geotechnical engineer that the depicted sites are suitable for placement of the septic systems. SUMMARY AND/OR RECOMMENDATION We recommend approval contingent upon the above comments. ITEM 3-3 NORTHWEST ASSOCIATED CONSULTANTS, INC. 4800 Olson Memorial H ighvvay, Saite 202, Golden Valley, NMI 55422 Telephone: 763.231 2555 Facsimile: 763.231 .2561 plannersanacplanning co.m MEMORANDUM TO: Otsego Planning Commission FROM: Laurie Shives / Daniel Licht, AICP DATE: March 28, 2006 RE: Otsego — Olson CUP; Dog Training Facility FILE: 176.02 — 06.09 BACKGROUND Corinne Olson is seeking to establish a dog training facility on her property located at 9322 Kahler Avenue NE. The business will be named K9 Training Center of MN. The subject site is five (5) acres in area and is located along Kahler Avenue south of CSAH 39 between Kadler Avenue NE and La Beaux Avenue NE. The site is currently zoned A-1, Agricultural Rural Service Area and is guided for agriculture uses by the Comprehensive Plan. Dog training facilities are permissible upon approval of a conditional use permit within the A-1 District. Exhibits: A. Site Location B. Site Plan C. Project Narrative ANALYSIS Use. The proposed use is to provide puppy and dog obedience and agility training in an enclosed facility. The applicant is proposing to have three dog training classes per night, running Monday through Friday, with no more than ten dogs per class. As such, the dogs enrolled in the training classes will not be kept on the property overnight. The applicant has stated that the classes will run from approximately 5:00 p.m. to 9:00 p.m. Monday through Friday with occasional seminars and/or competitions on Saturday and Sunday. The applicant is proposing to hold the classes, seminars and occasional competitions in an existing pole barn located on the premises. Although no specific allowance is made for dog training facilities within the Zoning Ordinance, it is staff's interpretation that the use's characteristics are substantially similar to those of a dog kennel or commercial horse riding stable. Dog kennels and commercial riding stables are allowed within the A-1 District as a conditional use. Section 20-4-2.F of the Zoning Ordinance outlines the criteria upon which the decision of the Planning Commission and City Council are to use in evaluating a request for a conditional use permit: The proposed action's consistency with the specific policies and provisions of the official Comprehensive Plan. Comment: The subject property is within the area designated as agricultural by the Comprehensive Plan. Dog kennels and training -type facilities are considered to be appropriate rural uses and would therefore be consistent with the intent of the Comprehensive Plan, subject to applicable performance standards. 2. The proposed uses compatibility with present and future land uses of the area. Comment: Existing uses surrounding the subject site are predominately residential and agricultural. The area immediately surrounding the subject site is also zoned A-1, aside from the Riverwood National subdivision located just to the west of the site. Most parcels near the site are large, around five acres or so. Provided that the applicable performance standards for dog training facilities are met, the use on the subject site will likely be compatible. 3. The proposed use's conformity with all performance standards contained in the Zoning Ordinance (i.e., parking, loading, noise, etc.). Comment: The use will be required to conform to the specific standards for dog training facilities as outlined in the conditions of approval for the conditional use permit. 4. The proposed use's effect upon the area in which it is proposed. Comment: As an agricultural use within an area planned for such uses, the dog training facility should not cause any negative impacts, subject to applicable performance standards. 5. 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. FA 6. Traffic generation by the proposed use in relation to the capabilities of streets serving the property. Comment: The property has direct access to Kahler Avenue, south of CSAH 39, which is a rural section local street. Consideration must be given to appropriate limits as to the number of dogs and/or sessions that can be allowed per day without impacting the roadway. 7. The proposed use's impacts 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 negatively impact the City's service capabilities. Building Requirements. The Building Official will need to inspect the building where the activity is to occur to ensure that it meets commercial building and accessibility standards. Lot Area and Setbacks. The minimum lot size within the A-1 District for lots established prior to October 14, 2002 is one acre. The subject site has a lot size of 5 acres. According to the submitted site plan, the existing accessory building in which the applicant is proposing to conduct the dog training classes is located thirty (30) feet from the nearest side yard line and eighty (80) feet from the front yard lot line. This location is complaint with required setbacks within the A-1 District. Animal Regulations. As stated in Section 20-26-1 of the Zoning Ordinance, the size, number, species, facilities for and location of animals kept shall be maintained so as not to cause a nuisance or endanger the health, safety, or general welfare of the community. To this end, the applicant must outline appropriate measures for control and removal of animal waste on the property. No animal waste is to be allowed to remain on the property without reasonable safeguards to prevent a health hazard. Access/Parking. In that the proposed use involves individuals and small groups coming to the property to use the facility, adequate off-street parking areas must be provided. On the submitted site plan, the applicant has shown two designated off-street parking areas accessed from a driveway off of Kahler Avenue. The dimensions of the parking areas are not shown and must be identified. To accommodate parking for up to 10 enrollees at one time, the parking areas should each be 40 deep by 10 feet wide for each car to be parked. The parking area must also be surfaced with material adequate enough to control dust and drainage subject to approval of City staff, such as gravel or asphalt. It appears that there are two driveways accessing the property, one for the principal structure and one for the existing pole barn. As stated in Section 20-21-4.H.11 of the Zoning Ordinance, lots within the A-1 District are permitted to have two accesses per 3 property by administrative permit, provided that the lot has an area of five acres or greater, the lot has a minimum frontage of 250 feet to a public street with a rural section design (no curb) and the access widths within the public right-of-way do not exceed 30 feet. Further, the location of all access points shall conform to the specifications established by the Engineering Manual. The subject property is compliant with the conditions outlined in Section 20-21-4.H.11.d(1) of the Zoning Ordinance, subject to review and approval by the City Engineer. Traffic Generation. The applicant is proposing to conduct three dog training classes per night, running Monday through Friday. The applicant is also proposing to have ten dogs and their owners enrolled in each class. This means that there would be at least a total of 30 trips per day to and from the subject site. Thirty vehicle trips per day is the equivalent of traffic generated by three single family homes. Given the fact that the subject site is located near other single family homes and that Kahler Avenue NE is a gravel section roadway, City staff feels that this amount of traffic is may be excessive. Staff would suggest consideration of further limiting the number of classes per day and the hours of operation to end earlier than the proposed 9:OOPM. Signs. The applicant has not indicated the addition of any signs on the property. If new signage is proposed, the applicant shall file an application for a sign permit with the City, consistent with the City's Sign Ordinance and subject to City staff approval. No signs shall be erected on the subject site prior to the approval of a sign permit. CONCLUSION/RECOMMENDATION A dog training facility is not a specifically identified use within the Zoning Ordinance. However, it has characteristics similar to that of a commercial horse riding stable and/or a commercial dog kennel for which specific allowances and performance standards have been established. As outlined in this report, the proposed use must conform to all applicable performance standards for similar such uses and may be considered an appropriate use given the direction of the Comprehensive Plan for this area of the City. Staff does have some concerns, however, with the amount of traffic that will be generated by the proposed facility given the existing residential character of the area and gravel surface of Kahler Avenue to warrant further restriction as to the number of sessions and hours each day. As such, our office would recommend approval of the requested conditional use permit, outlined as follows. A. Motion to approve a conditional use permit for a dog training facility, subject to the following conditions: No retail activities or commercial boarding of dogs shall occur on the subject site. 2. All classes shall be conducted inside the existing pole barn structure. 3. Dogs shall not be allowed to habitually bark in a manner considered a nuisance as defined by Section 5-1-8 of the City Code. 4. Designated animal waste areas and disposal facilities shall be provided. 5. The City Building Inspector shall inspect the existing pole barn to determine if it is in good condition and suitable for the proposed dog training facility in accordance with applicable building codes. 6. The proposed facility shall hold no more than one (1) dog training class per evening during the week (Monday through Friday). 7. The dog training classes held on the subject site shall not extend past 8:00 p.m. on any given day. 8. The applicant shall provide documentation showing that the driveway access points to the property are no more than thirty (30) feet in width within the public right-of-way, subject to review and approval of the City Engineer. 9. The applicant shall provide documentation showing the dimensions of the proposed parking area, subject to City staff approval. 10. If signage is to be provided on the site, a detailed signage plan must be submitted which specifies the type, size and location of all proposed signs. All signage must comply with the City's Sign Ordinance and a sign permit must be approved prior to erecting any signs on the subject site. 11. If two (2) or more complaints are filed in any one month period regarding the barking or dogs or any other such nuisance, the City may, at its discretion, hold a rehearing on the conditional use permit with the potential of revocation of the permit being ordered by the City Council. B. Motion to deny the application based upon a finding that the proposed use is inconsistent with the policies and provisions of the Comprehensive Plan and/or Zoning Ordinance. C. Motion to table the application. PC. Mike Robertson Judy Hudson Ron Wagner Andy MacArthur Corrine Olson �. �j.t \ '%�_. CITY OF TSEGO ON THE GREAT RIVER ROAD ]SITE LOCATION 1tI ! IIS BASE MAP DATA PROVIDED BY okwom f `i 4. a ut a i s � , y T . 0 0.5 1 2NGIes �u• 1 1 inch equals 1 mile Proposal for Classes to be held at new dog training center located at 9322 Kahler Ave NE. We will be offering dog training classes 5 evenings per week. Our hours of operation will be from 5 PM to 9 PM, Monday thru Friday, with, occasional seminars or fun matches on Saturday / Sunday. Our classes will meet for 50 minutes, starting on the hour, usually for 3 hours per evening. Class sizes will be limited to 10 do=s per class. This will keep our numbers easily within the limits of our parking space. • We realize that barking is a concern, this will not be an issue or a problem as we will not be offering overnight boarding or training. Our indoor facility which is insulated and heated will more than adequately accommodate this number of dog/handler teams. We will be offering classes in the following specialties. • Puppy Kindergarten • Basic Obedience • Intermediate Obedience • Competition Obedience • Agility Rally • Introduction to Retriever training • Collar conditioning for Retrievers • The Trained Retrieve for Retrievers (Force/Fetch) • Therapy dog classes • R.E.A.D training Cathy Mahr has been teaching dog obedience and retriever training classes professionally for the last 14 years as well as training, running hunt test, competing in obedience trials and teaching 4 H obedience for nearly 40 years. Currently Cathy is teaching classes thru Community Education in the following cities. • Saint Michael • Monticello • Elk River • Big Lake/Becker • Rockford These classes are currently being run in school buildings in each of these school districts. The central location of this facility makes this a wonderful opportunity, for several of these school districts to offer, Community Education Classes at our new facility. This, well equipped dog training center, will meet a serious need within the community. Cathy Mahr Corinne Olson / ts,� 0,�� , Ch t�vvylc, r)as apj.>rux 5 cr morc acxv:> 0 ITEM 3_7 M NORTHWEST ASSOCIATED CONSULTANTS, INC. 4800 Olson Memorial Highway, Suite 202, Golden Valley, MN 55422 Telephone: 763.231.2555 Facsimile: 763.231.2561 planners@nacplanning.com PLANNING REPORT TO: Otsego Planning Commission FROM: Daniel Licht, AICP RE: Otsego — Boulder Creek; Preliminary Plat REPORT DATE: 29 March 2006 60 -DAY DATE: 29 April 2006 NAC FILE BACKGROUND 176.02 — 06.02 CITY FILE: 2006 - 12 37 Inc. has submitted plans for preliminary plat approval of Boulder Creek consisting of 670 single family and townhouse dwellings on 221.03 acres located between 78th Street and CSAH 37, west of Quaday Avenue. The subject site is guided by the Comprehensive Plan for low -medium density residential and medium-high density residential land uses and the property is currently zoned A-1, Agriculture Rural Service District. In addition to the application for preliminary plat approval, the Planning Commission is also considering findings related to a mandatory Environmental Assessment Worksheet (EAW) and Zoning Map amendment to rezone the site for urban development. In conjunction with the preliminary plat, the developer is seeking approval of a PUD -CUP to allow flexibility from several of the base zoning district requirements regarding lots and setbacks. Exhibits: A. Site location (2 sheets) B. Building plans (10 sheets) C. Existing Conditions (4 sheets) D. Preliminary Plat (12 sheets) E. Landscape Plan (8 sheets) F. Street Details (1 sheet) G. Utility Plan (4 sheets) H. Grading Plan (13 sheets) I. Shoreland Density (1 sheet) ANALYSIS Environmental Review. The number of preliminary plat triggers 4410.4300 Subparts 19. distributed to the EQB on preparation of a D and 36. An proposed dwelling units and area of the mandatory EAW under Minnesota Rules EAW has been prepared, published and 13 March 2006. Th e period that ends on 12 April 2006. After the cl City Council will make findings on 24 April 2 environmental effects related to the proposed Rules 4410,1700 and Section 20-38-3.D.4, the are to consider the following factors in deciding significant environmental effects: EAW is subject to a 30 -day comment ase of the 30 -day comment period, the 006 as to the potential for significant development. Pursuant to Minnesota Planning Commission and City Council whether a project has the potential for Type, extent and reversibility of environmental effects. 2. Cumulative potential effects of related or anticipated future projects. 3. The extent to which the environmental effects are subject to mitigation by ongoing public regulatory authority. 4. The extent to which environmental effects can be anticipated and controlled as a result of other environmental studies undertaken by public agencies or the project proposer, or of EISs previously prepared on similar projects. No comments have been received as of this date on the EAW. Provided that the proposed preliminary plat is found to be consistent with the Comprehensive Plan and all applicable development regulations (or approved PUD -CUP flexibilities), no significant environmental effects caused by the development are anticipated. Zoning. The subject site is currently zoned A-1, Agriculture Rural Service District. The preliminary plat requires consideration of a Zoning Map amendment to rezone the subject site to R-5, Single and Two Family Urban District for the proposed single family lots, R-6 Medium Density Residential District for the quad unit townhomes in the northwest corner of the preliminary plat (abutting the R-6 District zoning Pheasant Ridge) and R-7, High Density Residential District for the townhouse units along the south and east sides of the preliminary plat as shown on Exhibit D-1. The developer is also requesting consideration of a PUD -CUP for certain performance standard flexibility discussed in subsequent paragraphs. Evaluation of the Zoning Map amendment and PUD -CUP is to be based upon (but not limited to) the criteria set forth by Sections 20-3- 2.F and 20-4-2.F of the Zoning Ordinance: The proposed action's consistency with the specific policies and provisions of the official City Comprehensive Plan. Comment: The subject site is within the east sanitary sewer service district and urban services are accessible to the property. The Comprehensive Plan guides approximately 155 acres of west and north portions of the subject site for low to medium density residential uses, which is defined to be primarily small urban 2 sized single family lots with opportunity for townhouse units limited to those dwellings having not more than two common walls per unit. The uses shown within the area designated for low to medium density uses are consistent with this definition. Approximately 67 acres of the eastern portion of the subject site is guided for medium to high density residential land used to consist of row and quad -type townhouse buildings. Based on three to six dwelling units per acre allowed areas guided for low to medium density land use and up to 12 dwelling unit per acre allowed in areas guided for medium to high density residential land use, a total of 1, 731 dwelling units could be proposed within the preliminary plat, subject to further limitation by physical conditions and the City's development regulations. With 664 dwellings on 221 gross acres of land, the density of the proposed preliminary plat is a relatively low 3.0 dwelling units per acre and well within the allowances of the Comprehensive Plan. The 670 proposed dwelling units within the preliminary plat are divided between 290 single family lots and 372 townhouse dwelling units. The ratio of single family to townhouse units is approximately 43 percent to 57 percent. Although townhouse units are the majority of the housing proposed within the preliminary plat, these numbers are off -set by lands guided exclusively for single family neighborhoods to the west of the subject site and in the Southeast Area of the City towards meeting the City's goal of 70 percent of the overall housing stock within the sewer districts being single family dwellings. 2. The proposed use's compatibility with present and future land uses of the area. Comment. The subject site is surrounded by the following existing/planned uses: Direction Land Use Plan Zoning Map Existing Use North LD Residential R-6 District R-4 District Detached townhomes Single Family East L -MD Residential A-1 District Undeveloped South LD Residential LD -LL Residential A-1 District Agriculture West LD Residential A-1 District Rural Residential Undevelo ed Urban uses are generally to the north-northwest of the subject site within the first subdivisions developed in the City with sewer and water services. We anticipate potential concerns about the compatibility of the quad townhouse units in the northwest corner of the preliminary plat in relation to the detached townhomes to the north within Pheasant Ridge. First, the buildings within the abutting subdivisions are more than 70 feet apart across a protected wetland. Second, the layout of the two abutting subdivisions is such that there is one fewer dwelling unit within the preliminary plat across from the lots in Pheasant Ridge. Third„ the separation between the quad buildings due to the private driveways is such that there is more visual open space between buildings than looking at the rear of the detached townhomes. As such, City staff recommends that the preliminary plat is compatible with existing and future land uses surrounding the subject site, including specifically the detached townhouse uses within Pheasant Ridge. 3. The proposed use's conformity with all performance standards contained in the Zoning Ordinance (i.e., parking, loading, noise, etc.). Comment: The proposed preliminary plat will conform to all applicable performance standards established by the Zoning Ordinance, Subdivision Ordinance and Engineering Manual, except for those flexibilities specifically approved as part of the requested PUD -CUP. 4. The proposed use's effect upon the area in which it is proposed. Comment: The proposed preliminary plat represents ongoing development of the designated urban service area occurring consistent with established growth management policies and development regulations meaning that no negative impacts resulting from the project are anticipated. 5. 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: A traffic analysis prepared as part of the mandatory EAW finds that adequate capacity exists in the planned major collector and minor arterial streets abutting the subject site to accommodate traffic generated. The preliminary plat must be revised to provide for75 feet of right-of-way for the north half of CSAH 37as required by the Northeast Wright County Transportation Plan, which has been adopted by reference as part of the City's Comprehensive Plan. Without dedication of the right-of-way necessary for future upgrade of CSAH 37 to accommodate regional traffic and traffic generated by local development including the proposed preliminary plat, approval of the applications is premature. 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 within the designated urban service area and will be developed in phases in accordance with the City's established growth management policies such that necessary services and facilities can be provided in an efficient and fiscally responsible manner in accordance with the Comprehensive Plan and applicable development regulations. Shoreland Density. The subject site is within a Shoreland Overlay District of a natural environment lake within the property to the northeast. Lefebvre Creek, which crosses the property from east to west before discharging into this lake is not a designated waterway and is not subject to Shoreland Overlay District requirements. The developer has prepared a density analysis for the areas of the preliminary plat within the Shoreland Overlay District based on the procedures established by Section 20-92-17.E of the Zoning Ordinance. The analysis shows that the number of dwelling units proposed within the Shoreland Overlay District is within allowed density. Preliminary Plat. The submitted preliminary plat identifies lots, unit lots and base lots in sequential order without block designations. According the developer's engineer, this allows for consistent tracking of grading and utility plans through the construction process. Final plats will designate sequentially numbered lots within separate blocks as required by the Subdivision Ordinance. Base lots for townhouse areas of the will also be required to be designated as outlots with overlying drainage and utility easements. School District Boundaries. The subject site is divided between the Elk River and St. Michael -Albertville School Districts along a line from the southeast corner of Pheasant Ridge south to CSAH 37. The school district boundaries go through single family lots, townhouse unit lots and townhouse base lots. Section 21-7-4.M prohibits division of a single lot by a school district boundary. Revisions to the site plan to comply with the artificially designated school district boundary will have a major impact on the natural design of the subdivision. City staff is researching if the preliminary plat must be revised such that single family lot lines follow the school district boundary, townhouse buildings are located so as not to overlay the school district boundaries and townhouse base lots are divided into separate outlots at the school district boundary. Streets. The subject site has access from 78th Street (major collector) to the north, Quaday Avenue (major collector) to the east and CSAH 37 (minor arterial) to the south. There is also a local street connection along the northwest side of the preliminary plat from Pheasant Ridge at 76th Street. Street A within the preliminary plat is designed as a MSA collector parkway street extending between 78th Street and CSAH 37 consistent with a designated future street corridor on the Transportation Plan. Street B has also been designed as an MSA collector parkway extending between Street A and Quaday Avenue within the preliminary plat. No direct lot access is allowed to 78th Street, Quaday Avenue, CSAH 37, Street A or Street B. CSAH 37 is identified as a minor arterial street by the NEWC Transportation Plan with a right-of-way requirement of 150 feet. The preliminary plat provides only 50 feet of right- of-way for CSAH 37 and must be revised to provide the additional 25 feet. The additional right-of-way required along the south plat line will impact the location of the adjacent townhouse buildings and will cause major revision to the site plan south of Streets A and B. For this reason, City staff recommends that the developer be required to revise the preliminary plat to include the 75 foot right-of-way (and 65 foot building setback) prior to action on the applications by the Planning Commission. Street A aligns with Palmgren Avenue north at 78th Street and at CSAH 37, Street A is one-quarter mile east of Packard Avenue. The intersection at CSAH 37 does not meet the one-half mile spacing requirements to CSAH 37 of the Northeast Wright County (NEWC) Transportation Plan. However, long term it is planned that the extension of the major collector street south of CSAH 37 would be at the location of Street A and then directed west to Packard Avenue to avoid impacting the number of existing single family dwellings that access Packard Avenue just south of CSAH 37. At such time as the major collector street is extended south of CSAH 37, the existing intersection of Packard Avenue would either be limited to right-in/right-out only or closed off as a cul- de-sac street. Street A is designed with a 105 foot right-of-way to accommodate a 22 foot landscape median as an amenity to the project. The one-way drive lanes are 18 feet wide, except at Lots 696 to 710, which are rear accessed alley lots, where a nine foot on -street parking bay has been provided for guest parking adjacent to a 14 foot drive aisle. The design of Street A is consistent with MSA standards. Street B is also designed as project amenity as a parkway street although with a more minor collector street function. The right-of-way for Street B is 85 feet to provide for a 16 foot wide landscape median and 18 foot wide drive lanes. On street parking is provided in front of alley access lots 404 to 421 with a 9 foot parking bay adjacent to a 14 foot drive aisle. The design of Street B is consistent with MSA standards. At the southwest corner of the preliminary plat, Street O is designated as a minor collector street intended to provide for a future connection between 75th Street (south of Crimson Ponds West) and Street A. The roadway is designed with a 66 foot right-of- way and 33 foot wide pavement section. Section 21-7-7 of the Subdivision Ordinance would require a minor collector street to provide 80 feet of right-of-way and a 36 foot wide street section. The need for the additional right-of-way and street width or an alternative no parking restriction on one side of the street is subject to review and approval of the City Engineer. Local Streets sections are shown on the details plan (Sheet 38). Streets adjacent to single family lots and Street D through the southern portion of the preliminary plat adjacent to townhouse units are to be designed with a 60 foot right-of-way and 28 foot wide street section. Those sections of Streets C abutting alley Lots 402-422 and Street M abutting alley lots 711 to 723 include an additional seven feet of pavement for a parking bay to accommodate guest parking. Street S, which extends from Street D to access two exception parcels at the southwest corner of the site has a 50 foot right-of-way. Given that this street is adjacent to townhouse base lots, the City has allowed a reduced right-of-way in other developments because of the drainage and utility easement required over the entire base lot off -sets the reduced right-of-way width. 2 Section 21-7-7.G of the Subdivision Ordinance requires all local streets must be designed with a 250 foot corner radii. Corner sections on Street C, E, J, I and S do not meet this standard. City staff believes that the design of Streets C, E and I are justified due to existing physical conditions or design requirements for Street A. Streets J and S however should be revised to conform to the 250 foot radius requirement. The preliminary plat includes one cul-de-sac at Street F. Section 21-7-6 of the Subdivision Ordinance allows cul-de-sac streets only when a through street is not feasible due to physical constraints and then only with minimum lot widths 25 percent greater than the applicable zoning district minimum. Extension of Street F as a through street to the west plat line is physically feasible and desirable. City staff recommends Elimination of the cul-de-sac will allow for extension of a street and tier of lots parallel the south peak of the steep slope running west of the subject site. Maintaining the cul- de-sac at Street F may cause another cul-de-sac to the west creating additional unnecessary demands for plowing/maintenance of a cul-de-sac when no physical condition exists to prevent the street extension. Lots 501 to 505 have double frontage to local Streets G and H and Lots 580 to 586 have double frontage to local Streets G and J. Section 21-7-4.N.1 of the Subdivision Ordinance prohibits frontage to two parallel streets except along major roadways or where physical conditions make subdividing otherwise unreasonable. The intent of the provision is to limit public streets only to that which is necessary to provide access to individual lots and with double frontage to local streets is an inefficient increase in linear street footage requiring additional maintenance long-term. Because of the topography around Lefebvre Creek, the proposed subdivision design in this area is limited. Elimination of the proposed double frontage streets cannot be accomplished without substituting townhouse units for single family dwellings or providing substantially larger single family lots. We would consider the proposed double frontage to be acceptable in this situation. Section 21-7-4.N.2 of the Subdivision Ordinance requires establishment of a buffer yard planting at the rear of the double frontage lots, which has not been provided for on the landscape plan and must be. Access to abutting undeveloped parcels at the perimeter of the preliminary plat is generally well provided for. Redevelopment of the small exception parcels fronting CSAH 37 along the south plat line will be difficult due to access limitations onto the county road. The preliminary plat provides for extension of Street S to the two westerly exception parcels. A second public street extension from the west side of these parcels to the intersection of Street A and Street O should also be provided to avoid mandating a future cul-de-sac longer than 500 feet. Between the right-of-way for Street D and the two eastern exception parcels are Outlots K and L. These outlots must be conveyed to the abutting property owner with the initial final plat. Finally, extension of a public street from G to the west plat line through Outlot G at or abutting Lot 536 has been requested by City staff but is not shown on the preliminary plat. This street extension ensures proper access and circulation for future development west of the subject site. The preliminary plat must be revised to provide for extension of public right-of-way and street to from Street G to the west plat line, subject to review and approval by the City Engineer. 7 Private Drives. A unique element of the proposed preliminary plat design is the alley access to single family lots 396-430 and 696-723. These alleys are proposed to be private drives measuring 20 feet wide located within a 24 foot outlot. The proposed width of the alley is acceptable for two-way traffic. Documents establishing independent ownership of the alley by a homeowners association for each block must be submitted with a final plat. The street section specifications detail two primary private drive designs for the townhouse areas. The first is a 28 foot wide driveway utilized primarily on main circulation routes with two or more intersections to public streets. The second is a 24 foot wide driveway utilized for access to initial units. The design of these driveways is consistent with Engineering Manual requirements. We recommend that the site plan must be revised to utilize the 28 foot wide driveway for the through route section of DRWY-3. DRWY-1 provides for a turning circle near the end of the driveway and given the steep slopes to the west is acceptable. Adequate depth has been provided at the terminus end of other dead-end private drives to allow a three-point turnaround using an adjacent driveway. We do recommend that the site plan at the southwest corner of the preliminary plat should be revised to extend the north stub of DRWY-18 to connect with the public street to be required between the intersection of Streets A and O to the west exception parcel addressing the length of both DRWY-18 and DRWY-17 as well as extending DRWY's 24 and 26 to intersect Street D. Guest Parking Stalls. The City requires provision of guest parking stalls for townhouse uses at a ratio of one stall for each two dwelling units. Guest parking for the proposed site plan was evaluated both on a cumulative and nodal basis. For 372 townhouse units, a total of 164 guest parking stalls out of a required 184 stalls are provided. The stalls that are provided are well distributed such that individual nodes of townhouse units defined by street boundaries have adequate parking. Areas deficit in guest parking include the row -style townhouse units to the southeast and southwest of the Street A and Street D intersection and the quad townhomes at the northwest corner of the site plan. To address the shortage of parking in the southwestern area of the plat and also recognizing that the one row -style townhouse product has no apron parking in addition to the guest parking stalls provided, we recommend that Street D and Street Q be revised to utilize the 26 foot street with 9 foot parking bay on the north and east sides of these roadways, respectively. There is also a 15 stall shortage of guest parking stalls for the number of townhouse units in the northwest corner of the plat. Sufficient space has been provided at the ends of the dead-end parking bays to provide for additional guest parking stalls. The site plan must be revised to designate these stalls and appropriate signage will be required. The landscape plan must provide for additional shrubs and landscaping at the head of these stalls to minimize any glare cast at existing or planned dwelling units. Sidewalks/Trails. Concrete sidewalks are shown along one side of all public streets and Street O has sidewalks on both sides consistent with its minor collector status. Trails are also shown to be constructed along one side of Streets A and B and within Outlots D, E, F, and G. Private sidewalks have also been provided throughout the townhouse areas to provide pedestrian access and circulation. All of the sidewalks are five feet wide, the on -street trails are 10 feet wide and the off-street trails are eight feet wide per the Engineering Manual. Single Family Lot Requirements. The table below outlined the requirements of the R- 5 District for single family lots and those proposed to be applied to the preliminary plat under a PUD -CUP: Type Min. Lot Min. # Lot Area Width Min. Lot Depth Setbacks 78 St./ CSAH 37/ Front Street A Side Rear Interior Corner R-5 Std. - - 9,OOOsf 60ft. 90ft.-c 100ft. 65ft. 35ft. 7ft. 35ft. 20ft. Alley - - 55ft. - - 25ft. 25ft. 7ft. 25ft. 25ft. 58' Lot - - 57ft. - - 30ft. 30ft. 7ft. 30ft. 30ft. 60' Lot - - 60ft. - - 30ft. 30ft. 7ft. 30ft. 30ft. 70' Lot - - 70ft. - - 30ft. 30ft. 7ft. 30ft. 30ft. 75' Lot - - 75ft. - - 30ft. 30ft. 7ft. 30ft. 30ft. The proposed single family lots have an average area of 10,994 square feet, which exceeds the 9,000 square foot minimum standard of the R-5 District. The proposed alley lots have a width of 55 feet and minimum area of 7,041 square feet. The orientation and access to these lots is unique and the proposed development standards appropriate given subject to house plans of suitable scale and design being offered. The developer should provide typical house plans representative of the products to be offered for the alley lots prior to preliminary plat approval. As for the other single family lots, the developer has communicated to City staff their intent to revise the preliminary plat such that except for the proposed alley lots, all of the single family lots meet R-5 District width requirements. City staff supports Lots 507 to 532 and Lots 537 to 579 along Street G being given flexibility from the minimum lot area as they back up to the Lefebvre Creek greenway or open space of Outlot H. Increasing the size of these lots would be possible by extending the lot lines into Outlots F and H without adding any usable space to the lot and is therefore viewed as unnecessary in consideration of the developer's plans (and City goals) for improvements to the Lefebvre Creek Greenway. The developer is also seeking flexibility from standard R-5 District front and side -corner setbacks and application of local street setbacks to Street A. Given the parkway design proposed for Street A, the requested local street setbacks are appropriate despite the roadway's classification as a collector street. The proposed setbacks generally would move homes within the subdivision closer to the public streets and would be appropriate only for house plans where an attached garage does not project beyond front line of the dwelling unit. Beyond just prohibiting the projection of the garage, flexibility to move the homes closer to the street than allowed for other single family subdivisions should be based upon enhanced architectural design and details. Again, typical plans for houses 9 to be constructed within the development should be presented for Planning Commission review. Townhouse Building Design. Plans for the three proposed townhouse building designs have been submitted for site and building plan approval under Section 9 of the Zoning Ordinance. Three types of townhouse units by three different builders are proposed: Builder # of Type Units/Bldg. Stories Floor Bedrooms Garage its Unit Area Area Hans Hagen 142 Row 5-9 1-2 1481 sf.- 2-3 448sf. 1730sf. Sharper 118 Row 2-4 2 1662sf. 2-3 448sf. 1730sf. Novak -Fleck 88 Quad 4 1 1390sf. 2 498sf. The Hans Hagen row buildings have brick as the primary building material for the first floor and front face of the second floor. The facing on the side gables and rear elevation of the second floor is shake texture, but the material is not specified. Large windows on the front face of the building add character to the very attractive, high quality building. The garage access is at the rear of the building, opposite the "front" entrance that is oriented towards the public street or interior pedestrian court. The building plans also call for a patio to be provided adjacent to the front entrance of each unit to provide opportunities for outdoor sitting/eating areas. The Sharper row townhouse has a similar row -style layout as the Hans Hagen buildings with an attractive separate front and garage access at the rear. Vinyl lap siding is the primary exterior material, with brick wainscoting at the base. Articulation of the building front provides good variety to the building's appearance and helps minimize mass. City staff has made a number of suggestions to the design of the roof and use of different material textures to provide additional variety to the look of the building, eliminate the continuous line along the axis of the building at the peak of the roof and minimize the horizontal plane of the roof. These changes would make the building design more consistent with the same product built in the developer's project in Blaine that the Planning Commission toured in 2003. We would encourage provision of a patio area for each unit near the front door to provide opportunities for outdoor living and to add activity to the streetscape within the development. Finally, the Novak -Fleck quad townhouse units have vinyl lap siding as the primary exterior building material also with a brick wainscoting at the base. As one story buildings, the overall scale is smaller compared with the other two types of buildings. Given the proximity of Units 607-666 to the Lefebvre Creek greenway, we would recommend the brick wainscoting be changed to field stone to be consistent with the landscape improvements proposed by the developer for Outlot F. City staff has also made recommendations on changes to the roof design for these units to minimize the significance and mass of the roof in comparison with similar units built by another builder in the Blaine development and will continue to work with the developer on these issues. We also encourage a patio area to be provided on the site plan for these units as well. 10 Townhouse Lot Requirements. Townhouses developed in either the R-6 or R-7 Districts are required to provide 5,000 square feet of lot area per dwelling unit. Across the preliminary plat, the proposed 372 townhouse units exceeds the lot area requirement, with an average base/unit lot area of 6,649 square feet per dwelling unit across the development. Setbacks for townhouses are typically 35 feet from a local street right-of-way, 30 feet at the site perimeter and 20 feet between buildings. The City's standard requirement for setbacks from a private drive has been 25 feet for the garage face. The developer is proposing to reduce the setback to a local street public right-of-way to 25 feet. Given the rear access for the Sharper and Hans Hagen row townhouses and side orientation for all but one of the Novak -Fleck quad buildings, such flexibility is appropriate. The Hans Hagen row -townhouse buildings have a unique site layout for vehicle access. These buildings are located with two parallel buildings located 38 feet apart and sharing a 24 foot wide alley for vehicle access at the rear of the dwellings. Because of the proximity of the parallel buildings to one another across the alley, there is only a seven foot deep approach into the individual garages. The width of the alley and depth of the approach are adequate for circulation, but the apron is so shallow so as to prohibit parking outside of the garage. This arrangement does sacrifice potential guest parking on the driveway apron which the City considers in addition to required off-street guest parking stalls causing City staff to recommend the on -street parking bays along Streets D and Q. For the Sharper townhomes and Novak -Fleck townhomes, the developer is proposing 22 foot setbacks from a townhouse private drive to the garage face. The Planning Commission and City Council recently approved a 23 foot setback from a private drive based on the combination of those building's exterior architecture, interior garage space and site plan that minimized visual encroachment onto through routes between buildings. We believe that the building designs (with recommended modifications), garage area and site design is appropriate to allow a 23 foot garage apron. Adequate space has been provided between buildings on the same base lot. Most buildings are at least 30 feet apart with 20 feet as a minimum standard. Landscaping. A landscape plan has been submitted to outline proposed plantings along the boulevards and medians within the development, for the required buffer yards abutting 78th Street, Quaday Avenue and CSAH 37, foundation/site landscaping for the townhouse areas and improvements to the Lefebvre Creek greenway. The mix of proposed plantings identified throughout the plan provides for good variety and appropriate species. The sizes of the proposed plantings conform the requirements of Section 20-16-7.0 of the Zoning Ordinance. Comments regarding the landscaping include: 11 1. All plantings installed within public rights-of-way shall be maintained by the abutting property or a homeowners association. 2. Boulevard trees are to be provided along all local streets at not more than 40 feet on center, including side lot lines of corner lots and townhouse base lots abutting public streets. 3. Along streets where on -street parking bays are provided, boulevard trees shall be continued at not more than 40 feet on center, but the tree shall be installed in the front yard behind the sidewalk. 4. Additional plantings shall be added to the southeast of Units 108 to 126 to provide the required buffer from CSAH 37 (realizing the existing grade change). 5. Additional site plantings must be added to the open spaces between the quad - townhouse units at the northwest corner of the plat and along the north plat line to the north of units 611/612, 615/616, 619/620 and 623/624. 6. The foundation plans for Rowhomes A and B do not provide sufficient quantities of plantings, particularly at the corners and ends of the building. Greater variety in the shape of the foundation planting beds should also be encouraged. 7. The landscape plan does not specify the plans for the area between adjacent townhouse driveways. Rock cannot be located in these areas as it is drawn out into the private driveway or street during snow removal. Parks and Trail Dedication. Section 21-7-18.H of the Subdivision Ordinance required dedication of 13 percent of the gross area of the subject site for parks based on the gross density of the development. The subject site has a gross area of 221.03 acres. The required land dedication is 28.73 acres. Land encumbered by wetlands, wetland mitigation areas, required shoreland or wetland easements and buffers, steep slopes greater than 3:1 or stormwater ponds are not credited towards park dedication requirements. The Future Parks and Trails Plan identifies a greenway corridor to be established along Lefebvre Creek through the center of the project. Outlots E, F and G with a gross area of 21.35 acres will be dedicated to the City as part of the greenway corridor. Within Outlot F, the developer will be enhancing the waterway, constructing a trail and improving the landscape with plantings and boulders. The point at which Lefebvre Creek crosses the collector parkway is to be a box culvert designed to appear like a bridge such that the roadway overpasses the trail separating vehicles and pedestrian maintaining an uninterrupted greenway. Outlots D is a 6.81 gross acre parcel north of the Quaday Avenue Street B intersection will also be dedicated to the City. Outlot D will provide an opportunity for a neighborhood play lot to be developed in proximity to the higher density uses within the preliminary plat and existing townhome uses within The Pointe development to the east 12 of Quaday. Outlot D extends to Street Q along the north side of the proposed townhouse buildings providing access to the Lefebvre Creek greenway via Outlot E. The developer must identify the net area within the 28.16 gross acres of outlots being dedicated to the City along with a cost estimate for the trails and improvements to be installed within Outlot F to determine the extent to which Park and Trail Dedication Requirements are met. The developer will also be required to provide pedestrian lighting along the trail within Outlots D, E, F and G consistent with the City's specifications as an additional park and trail dedication credit. Outlots I and J. At the intersection of Street A and CSAH 37, there are two outlots on either side of Street A. The purpose of these outlots is assumed to be for provision of a gateway entrance to the subdivision likely including area identification signage. Ownership of these parcels must be provided for or they should be combined with adjacent lots. Grading Plan. A grading plan has been submitted based on the preliminary plat design. The grading plan shows earth work beyond the boundaries of the subject site, primarily at the property line between the subject site and Darkenwald property to the north. The developer is responsible for obtaining all necessary easements for grading beyond the plat boundaries. The grading plan identifies existing wetlands within the subject site and shows the required 20 foot wetland buffer and 40 foot building setback established by Section 20- 16-9.E of the Zoning Ordinance. The preliminary plat identifies Outlots A, B and C along Quaday Avenue to include stormwater ponding facilities required as part of the roadway improvement project. These parcels are to be dedicated to the City with the first final plat for stormwater area charge credits. All grading issues are subject to review and approval of the City Engineer. Utility Plan. The developer has submitted a plan for extension of sanitary sewer and water utilities within the preliminary plat. The City has capacity for 2,100 dwelling units in the east waste water treatment plant based on the capacity of the expanded plant and subtracting approved final and preliminary plats. All engineering issues are subject to review and approval of the City Engineer. Easements. The preliminary plat illustrates perimeter drainage and utility easements for each single family lot as required by Section 21-7-15 of the Subdivision Ordinance. As noted above, townhouse base lots are required to be final platted as outlots with overlying drainage and utility easements. All stormwater ponds and wetlands outside of Outlots deeded to the City shall are also be overlaid by drainage and utility easements. All drainage and utility easements shall be subject to review and approval by the City Engineer. Phasing Plan. The developer must submit a phasing plan for buildout of the subdivision. The EAW states that the project will likely be built out in five years by 2010. 13 This is an average of 134 dwelling units per year or approximately one-third of the City's growth management target for each year. Because of the number of dwelling units within the preliminary plat, the City Council may require submission of a phasing plan for review prior to approval of the preliminary plat. This phasing plan will be incorporated as part of the preliminary plat, initial final plat and development contract and used by the City for utility planning and to maintain the targeted growth management goals. RECOMMENDATION The submitted plans for Boulder Creek are generally consistent with the land uses and improvements anticipated by the Comprehensive Plan. The design of the preliminary plat assumes key flexibilities under a PUD -CUP from standard Zoning and Subdivision Ordinance requirements to provide for a well planned, high amenity neighborhood with varied lot sizes and housing types. Additional information regarding the design of the single family homes in support of the proposed alley access design and reduced front setbacks must be submitted. Additionally, the need to revise the preliminary plat to provide for the required 75 feet of right-of-way for CSAH 37 will have a significant impact on the design of the subdivision and potential number of dwelling units. As such, we recommend that the zoning and preliminary plat applications be tabled until such time the additional information is provided and the plat is revised to reduce the number of significant conditions required for approval. Because of the timeline involved with the processing of an EAW, we do recommend that the Planning Commission act on the EAW application. We are recommending approval of findings that the proposed project will not have potential for significant environmental effects as it is anticipated that the required changes to the preliminary plat would reduce, not increase the intensity of the project. POSSIBLE ACTIONS Decision 1 — Environmental Assessment Worksheet A. Motion to adopt findings that the proposed development plan does not have potential for significant environmental effects and that preparation of an EIS is not to be required based on a review of the submitted EAW and evidence received, subject to the following condition: The project shall proceed in conformance with the preliminary plat and applicable stipulations approved on 24 April 2006 by the City Council. B. Motion to adopt findings that the proposed development plan does have potential for significant environmental effects and that preparation of an EIS is to be required based on a review of the submitted EAW and evidence received (Specific environmental impacts must be cited). 14 Decision 2 - 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 3 — PUD-CUP/Preliminary Plat A. Motion to approve a PUD-CUP/Preliminary Plat for Boulder Creek, 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 prior to approval of the preliminary plat by the City Council 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. Final plats shall designate sequentially numbered lots within separately designated blocks with townhouse base lots designated as outlots overlaid by drainage and utility easements. 4. The preliminary plat must be revised such that single family lot lines follow the boundary between ISD 728 and ISD 885, townhouse buildings are located so as not to overlay the school district boundary and townhouse base lots are divided into separate outlots at the school district boundary. 5. The preliminary plat shall be revised to dedicated 75 feet of right-of-way for the north half of CSAH 37 and abutting structures shall be setback a minimum of 65 feet. 6. Street F shall be extended to the west plat line to parallel the south peak of the steep slope running west of the subject site, subject to approval of City staff. 15 7. The preliminary plat is revised to extend a public street with a 50 foot wide right-of-way from the intersection of Streets A and O to the west or north line of the most westerly exception parcel fronting CSAH 37. 8. The preliminary plat must be revised to provide for extension of public right-of-way and street to from Street G to the west plat line at Lot 536, subject to review and approval by the City Engineer. 9. The site plan shall be revised to utilize the 28 foot wide driveway DRWY-3. 10. The site plan at the southwest corner of the preliminary plat must be revised to extend the north stub of DRWY-18 to provide a second outlet to both DRWY-18 and DRWY-17. 11. The site plan must be revised to extend DRWY's 24 and 26 must be extended to intersect Street D. 12. The preliminary plat is revised such that Street D and Street Q utilize public street section with a parking bay on the north and east sides of these roadways, respectively, subject to approval of the City Engineer. 13. Streets J and S shall be revised to provide a minimum 250 foot radii as required by the Subdivision Ordinance. 14. All single family lots shall conform to the lot area and width requirements standard requirements of the R-5 District except: a. Lots 396-430 and 696-723 shall be exempt from the lot area and width requirements of the R-5 District. b. Lots 508-532 and 537-579 shall be exempt from the lot area requirements of the R-5 District. 15. All single family lots shall be subject to the following setbacks: 16 Setbacks Lot 78 St./ Front Side Rear Type CSAH 37 Interior Corner Alley Lot 65ft. 25ft. 7ft. 25ft. 25ft. Other lot 65ft. 30ft. 7ft. 30ft. 20ft. a. A 35' front yard setback shall be required where a front accessed attached garage projects closer to the front lot than the front building line of the dwelling unit. b. Except for yards abutting 70th or 78th Streets, the same setback as required for a front yard shall apply to a side yard abutting a street of a corner lot or the rear yard of a double frontage lot. 16 16. All townhouse buildings shall conform following setbacks: CSAH 37 Other Street Between Bldgs. Private Drives 65ft. 25ft. 20ft. 23ft. 17. The Sharper and Novak -Fleck building plans shall be revised consistent with the comments of City staff and an outdoor patio provided for each unit adjacent to the front entrance, subject to review and approval of the Planning Commission. 18. The landscape plan is revised to address the following comments of City staff, subject to review and approval of the Planning Commission: a. All plantings installed within public rights-of-way shall be maintained by the abutting property or a homeowners association. b. Boulevard trees are to be provided along all local streets at not more than 40 feet on center, including side lot lines of corner lots and townhouse base lots abutting public streets. C. Along streets where on -street parking bays are provided, boulevard trees shall be continued at not more than 40 feet on center, but the tree shall be installed in the front yard behind the sidewalk. d. Additional plantings shall be added to the southeast of Units 108 to 126 to provide the required buffer from CSAH 37 (realizing the existing grade change). e. Additional site plantings must be added to the open spaces between the quad -townhouse units at the northwest corner of the plat and along the north plat line to the north of units 611/612, 615/616, 619/620 and 623/624. The foundation plans for Rowhomes A and B do not provide sufficient quantities of plantings, particularly at the corners and ends of the building. Greater variety in the shape of the foundation planting beds should also be encouraged. g. The landscape plan does not specify the plans for the area between adjacent townhouse driveways. Rock cannot be located in these areas as it is drawn out into the private driveway or street during snow removal. h. A buffer yard planting shall be established at the rear of Lots 501 to 505 and Lots 575 to 581, subject to City staff approval. 17 20. Park and trail dedication shall be satisfied by dedication to the City of Outlots D, E, F, and G with the only the net area of these parcels credited towards the required land dedication. Any unment portion of the required land dedication shall be satisfied as a proportional cash fee in lieu of land, minus any credits due for construction of trails or other improvements, paid at final plat approval for each phase based on the current fee in effect at that time. The developer shall identify the net area of the land proposed to be dedicated to the City and provide a cost estimate for improvements to be installed or constructed within the parcels to be dedicated. 21. Outlots A, B and C shall be dedicated to the City for stormwater area charge credits as approved by the City Council. 22. The grading plan and all erosion control issues shall be subject to review and approval by the City Engineer. 23. All utility plans are subject to review and approval of the City Engineer. 24. All drainage and utility easements are subject to review and approval of the City Engineer. 25. All existing structures within the subject site that shall become non- conforming upon approval of a final plat or that are platted within an outlot intended for a future phase of development shall be demolished or otherwise removed within six months of approval of the initial final plat. 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 Wayne Fingleson, Wright County Engineer Roger Stradal, DNR Area Hydrologist John Jackels, 37 Inc. W. Bou/dim 01-ee* Otsego, mliflesofa Location Afao 78M Suet NE Y i ® � r g / -jTl Y Sheet/adex 1. COVER SHEET 2. BOUNDARY SURVEY 3-6. EXISTING CONDITIONS 7. PRELIMNARY PLAT INDEX 8-18. PRELIMINARY PLAT 19-22. PRELIMINARY SITE & UTIUTY PLANS 23. GRADING PLAN INDEX i 24-35. PRELIMINARY GRADING k EROSION CONTROL PLANS w 36-3& DETAILS o C o l O m• � �"�me w .r ,w. vw�rn � e.i"v �.�e.. me v.va. uwu Q - .t� ^ue inbrm eW/s me.rYp. eq mw v ul Tww [pinwwv, w.n ...M.w n..wr `• ry sI .aw Q GRAPHIC SCALE a I'EET r u:'�.nia•emm."r..",w..r o�:iw m...°."aw.. r.. ��i� `--� V ,r Bmd=orks ry w.e a c......mr .e....n.. NGS STATION 5608D ELEVATION - 572.41 rn 'I$NEERe,�g, n D.wop Gontuet u.."..® .V. 17EEi'1 NGS STATION 8609E John J 55- FlEVATON � 860.81 (763) 755-6554 C-. RaP�c. oRks �m tl �. `��6 FEW COVER S=Inssr�noNP. iwnYNw BOULDER CREEK ] m38 ""."• �" -- nNvovFx nR+Hffirn mw olsRoo.nmlNesoTn i rp a N *No side elevation provided - please submit Extend roof line to ends of the building with gable section Lower roof section between gables to provide line perpendicular to length of the building emphasizing each unit. Provide more material texture changes. 1-1\V1\ 1 J-.ALJL r rX i sv114 SCALE: )fi"=1 '--0" de more material ,e changes. Provide color packages sufficient that no one treatment is used for more than 30% of all buildings of this type. SHAF �IER ROW BUILDING - FRONT r' --c Ii79% tlow -... WIN imlat".101MI'm ... •-r- a- ---------------- ----------------- ---------------- ----------------- ---------------- ----------------- --------------- ----------------- --------------- _=-- - --------------- 101:01. -101:.1.■'1.4 ju1.... 10101frJaIaIO'laIN =� ru rr s w_ _.E.E.I*101 101a 74u2i a:l• ■1�1�1�1s1■+! :illiml Y AV ! Revise to add gable sections encompassing roof over entire living space creating line at peak perpendicular to building axis - use shake texture/change of color. Extend brick to front faceAdd smaller cable sections above Extend brick to front face each door to minimize horizontal Consider fieldstone rn plane over garages. wainscoting conistent with "Boulder Creek" Provide color packages sufficient that >C theme of Outlot F no one treatment is used for more _= than 30% of all buildings of this type. W W NOVAK-FL- JOAK QUAD BUILDING - FF NT Revis Extend material texture to baseline of both gables SIDE ELEVATION SCALE: Use color change for definition of building section NOVAK-FLECK QUAD BUILDING - SIDE F R L I Ss tt LL V Grum SUI D W. 43 - SLA.re JOB` 3-1¢6el DRAWN e,. NN HMS Hagen Homes EXAMIT B-5 9 7 kg I a -� a� Q¢ 6 5 � �^,•� U ympp -5_I IIP g b om � m�J"� N D r n'-•• WS LtK -SS GtT �w •=t1V � tl'T a'T YT jig gFT 5 b R Aa Y rQi L -�`— • - - --- I I V - _�_� aw• Iz �3`7P0 RE ° OD mT �A5 P i'• �f i i 5 NM ♦'T I� rT YT •� • r•w s f s a r.w I € F -4--m I I rt• � f , w• rs i� rp _ S I � Y f Lp6 �•�; �� , r -r yr �wiw- e + -• r-- u• a• � 6 F e g � I g `� j '-� ��i6 -r , raw• jai ��____•.xt'ans.c-ow:.a`e �uu: ___ � C� Rro w• n. \ � f M �•.Kfoelf r fv� 'T a'T Ttlq• u'.. iT PA � � a•T -ry WYE R OUILDM6 9! - OXFORD JOB •: IObT apn�.(� V DRNW O7: fH H{WO ]� = m jl aoamo , HageII m m M DATE: _m_ms Homes r N70 EXHIBIT B-6 ISA T L 1'•IH• 3 -II MATER. (BUILDING -13 - CNANDLIER J05 � MIS �_� (DSV DRAWN 6r: W J !l ADDITION: 177 DATE. 832.05 EXHIBIT B-7 HHeIIs Homes 3 sD T L 1'•IH• 3 -II MATER. (BUILDING -13 - CNANDLIER J05 � MIS �_� (DSV DRAWN 6r: W J !l ADDITION: 177 DATE. 832.05 EXHIBIT B-7 HHeIIs Homes 29F— i� ol F�l w F J it I r -r r 91cmill dJJOB +. 106Ei iffQpa,�c��DRAYNDT:MIans Zm ADDITIGN: ■,� mm F7 DATE: 8-30-05 I 14.S NDA REAR ELEVATION SCALE: M'-1'--0' a89 aa.p4. 91WOC1 MAIN FLOOR, FLOOR PLAN SCALE: J6"=1'-0" T pf06pm -1 fj p�pT�p � i fJ�7Y�p pBpB p I p�pl�p FRONT ELEVATION SCALE: AV -1'-0' 0®Q® �1 9G�jjp.P. �aBaB! �i m Tg n s. �pJ....P.[9j. ®N'pI F. i}[tl�-�7J®�/®y//.ry/9,, p©Y®li -_ �� po �1�0 IS4p "� o MPT &`® L7Tp w/41'�`CJ'd L7p Mff l.�eO ris 2nd FLOOR, FLOOR PLAN SCALE: W-1'-0' EXHIBIT B-9 CopyWrite® vow M Y Z a LDUE�'fRCN�CREPRODUCTION, THIS PLM MAY NOT[5NiSCAIE�LY. THEHOJSE MILL BE BOLT ACCORDINGG 5 TOONSSPEtlFlED1iomzo t sa -ALLQHS CONDITIONS MD SPECIFICATIONS ARE S ALL MWAD VERIFICATION. SOME CHANGES MAY BE NECESSARY. n _ALL MILL ®BNED BSYMBOLSY SHOWN ARE APPROXMATE ACTUAL PLACEMENT n THE ElECTRICIM vow M Y Z a LDUE�'fRCN�CREPRODUCTION, THIS PLM MAY NOT[5NiSCAIE�LY. THEHOJSE MILL BE BOLT ACCORDINGG TOONSSPEtlFlED1iomzo Fi-j -ALLQHS CONDITIONS MD SPECIFICATIONS ARE S ALL MWAD VERIFICATION. SOME CHANGES MAY BE NECESSARY. n _ALL MILL ®BNED BSYMBOLSY SHOWN ARE APPROXMATE ACTUAL PLACEMENT n THE ElECTRICIM B7 PER CODE REOUIREMENTS. [¢ -ALL Z FOOTAGES ARE DEEMED RELIABLE BUT NOT GUARANTEED t— ^7 -AIRIT�ES ON EXTERIOR WALLS. (CATEGORY ONE) � -CAIISH ALL EXTERIOR OPENINGS %ai[/�/ii �I \ 1 i �� I �' /•,�lii)ii�ii)ri)hl( \\ 1 / //� �-�- ` 2roox�n: i I ! III I iI ••- .-2524.25 , r). —� -"� I � �\\\\\\\\\�..�..�• /l,•/ !%�%',.�//l)�l)/ ."\ \l I/ I � IIII lllj 11 -��_ ;iii/yi!!! I!! \ % I I!I) /,�,/�/!!, % \ I 1 I I I I / I In 111 1.\ \ \ \\ \\$\ \ /!. /�/ I IIII \ ! /111\ \ \moi! i�;i/i \ \ I 1 t ! I,/!\!I ! ►III 1111 l\II r''Tri::� G 6/1 it ii /// % / ! I \ I I / �I / III\\\'\\\\` I I ) \ \\��\��` ��i�'!!i!4 %i! \\ ��i ! j (! 1'U/ 1 ( \\�11\ \ I$ v- /1 ! j 1\ 1\lp\\tel I \ i liiil I 1 iil /ilil I `� �' i 1 ► I i / ! It III \\ i /)i i / 1 i I i I I i )� ---- /! I I I i II iii' i �! 1� \` i if, I�\1\Iljll��i!�/'/,_= ////// �' �\ \ \ 11\I II 1 ' % /� ��__ t (IIII\�L,,• �,� Z /! / �_ / / I I 111/ / / \moi I I / % ! !' /-T'�/�;11I;'lil�/••:j'%j Jul/ /JJ J% iii \ �/= _-_ 1 1� 1 /- �\ �/�i�_// , 2- 1�-_ I� i / i ,//III i�•"f //j jell ri °ril. t2M1—.ne rz.. s..sw, %. ur In a� v • "` r u- wm ..r • w. swm.wr mi..r w e.�m.wl a.nw a m e .. -.- �..�.VrnV 1xImN P yewl�n�p xxww a .Mr rwt m u. ..a sru..n nmw .r u. sauwp warms aww �0. w u- .wl i.- Nww m u...nt a 2.^ p PIZNEERmene,,ing _ wm.x"-°.p.:w ssrm Coon Rapids Office 'w'•� e. r.x...-.n+.. � rrox ' in- E°tl MI N In. Ewt ndr M 4. eo.unn O.wlw .1 S.c"w 27, t p t .-e. 22. E201: MI MB I u. ewu---I wmn el u. Swu-wr usrw .r e.c4n 2i, i.m of of ri xaw ]2. e z1,eo ..o swu...r a.nw-a-s.la n. i`=•.,r. a .x.. wp. 2s. »... w- e.,, br .r w naa... u.wrw .I m S2�io.rrup t1 'R�pe 2].'E%�N u. [wr nW of u. ��//� / (jam /�/ SITE DATA !��/!/ /! \ FAQ TOTAL 91E APER - }Z.21,E13 APERE. (Nyyrup ri0xl-"1-way) TOTAL Y.FO.ANp BAEPNCHIcsMsnpuRwKecom 6' dl'l EaEvenox - eso.e, (xcwzs) NO z w."wr ....w 2 a,wwus wmsarE,nAL wm�s. 1.111 w.;- 1 aw ...w ...w .= ,wr.-.-.R.. a...E rrw-e. i°:Cj-..w r. ww.... ss -n uc EXISTING CONDITIONS plr-ILErGE N GRAPHIC SCALE � farm) BEARINGS SHOWN ARE ASSUMED ` °'n Gum 4T.'r��Almul e5lm. EXHIBIT C-1 BOULDER CREEKI 3 11 38 arsrco.uwr2EsmA 011 SOUTHEAST QUARTER / rnm I NO z w."wr ....w 2 a,wwus wmsarE,nAL wm�s. 1.111 w.;- 1 aw ...w ...w .= ,wr.-.-.R.. a...E rrw-e. i°:Cj-..w r. ww.... ss -n uc EXISTING CONDITIONS plr-ILErGE N GRAPHIC SCALE � farm) BEARINGS SHOWN ARE ASSUMED ` °'n Gum 4T.'r��Almul e5lm. EXHIBIT C-1 BOULDER CREEKI 3 11 38 arsrco.uwr2EsmA