05-01-06 PCITEM 3-1
NORTHWEST ASSOCIATED CONSULTANTS, INC.
4300 Olson Memorial Highway, Suite 202, Golden `/alley, MN 55422
TY?e plicine : 763.2.31.2555 Fac;Sin ilr-: 763,231-2561 FSI ��ri�!rte;u-ri�7Gplt�rlslir� .t;s�rY
PLANNING REPORT
TO:
FROM:
RE:
REPORT DATE
NAC FILE:
BACKGROUND
Otsego Planning Commission
Laurie Shives / Daniel Licht
Otsego — Nathe Addition; 2nd Addition Preliminary and Final Plat
25 April 2006
176.02 — 06.12
REVIEW DATE:
CITY FILE
29 May 2006
2006-21
Ken and Julie Nathe, the owners and operators of the 101 Market, are requesting to
preliminary and final plat their property currently platted as Outlots A and B, Nathe Addition.
The applicant is proposing to final plat the two outlots in four parcels so that it may be
developed with future retail uses. The property is located adjacent to the 101 Market off of
Quantrelle Avenue NE, east of TH 101 and west of the Mississippi River. The property is
zoned PUD, Planned Unit Development District and is guided for future commercial uses by
the Comprehensive Plan.
Exhibits:
A. Site Location
B. Final Plat
ANALYSIS
Comprehensive Plan. The Comprehensive Plan guides the subject site for commercial land
use as part of the City's primary commercial area at TH 101 and CSAH 39. The
Comprehensive Plan anticipates development of a full range of retail, service and office type
commercial use in this area of the City to serve both local and regional market needs.
Zoning. The subject site is currently zoned PUD, Planned Unit Development District with
allowed uses the same as set forth by the B-3, General Business District. A portion of the
proposed plat is located within the Wild and Scenic Recreational River District (WS District).
Three hundred feet, as measured from the Mississippi River west is within the WS District. No
portion of the proposed commercial lots is within the WS District.
Lot Requirements and Setbacks. The PUD District does not have specific lot area, width
and setback requirements, aside from a minimum of a 30 -foot front yard setback and a
minimum 10 -foot side yard setback. There is no setback required from the rear (east) lot lines,
which abut Outlot A along the Mississippi River. As such, the proposed lots are consistent with
the requirements of the PUD District.
Access. The proposed lots will have frontage to and be accessed by Quantrelle Avenue NE
Quantrelle Avenue is to be used as a bypass for TH 101 traffic during construction of the
CSAH 39 interchange. After completion of the TH 101 project, the City will reconstruct
Quantrelle Avenue. Full access to the 101 Market and the proposed lots will be maintained
during the City construction project and the TH 101 project.
Utilities. Sanitary sewer and water utilities will be extended to the proposed lots as part of the
Quantrelle Avenue reconstruction. Until sanitary sewer and water utilities are extended,
development of the two proposed buildable lots will be subject to temporary utilities as may be
approved by the City Engineer. Determination of applicable SAC/WAC fees for each lot will be
made at the time development plans are approved, as commercial SAC/WAC fees are based
on the specific users.
Easements. The submitted final plat indicates drainage and utility easements around the
perimeter of each lot, as required. An oversized drainage and utility easement has also been
provided over Outlot A. The City has an existing drainage and utility easement through Outlot
A to allow discharge of the regional stormwater pond north of the subject site in Waterfront
East to the Mississippi River. All drainage and utility easements are subject to the review and
approval of the City Engineer.
Park and Trail Dedication. The applicant entered into an easement agreement with the City
in September 2005 which conveyed a drainage and utility easement across the subject
property to the City for the purpose of providing a drainage ditch for the regional pond located
to the north on the Waterfront East development. This agreement stipulated that in the future,
the City has the right to acquire a 20 -foot easement located within 20 feet of the bluffline of the
Mississippi River for purposes of trail construction to allow for a connection of a trail to be
constructed in conformance with the City's Park and Trail Plan. In exchange for the execution
of the agreement between the Nathes and the City of Otsego, the City agreed to waive all park
fees associated with future subdivision of the subject site. We recommend that Outlot A be
revised to create a separate outlot along the Mississippi River to be conveyed to the City
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Development Contract. The applicant is required to enter into a development contract for the
proposed subdivision.
2
RECOMMENDATION
The applicant has submitted the required materials for the proposed preliminary and final plat
of the Nathe 2nd Addition. The final plat will allow for the subject site to be developed with
commercial uses consistent with the City's future land use pattern. Our office recommends
approval of the Nathe 2nd Addition preliminary and final plat subject to the following conditions
and any comments of other City staff.
POSSIBLE ACTIONS
A. Motion to approve the Nathe 2nd Addition Preliminary and Final Plat subject to the
following conditions:
All drainage and utility easement issues are subject to the review and approval of
the City Engineer.
2. Development of Lots 1 and 2, Block 1 shall require connection to sanitary sewer
and water utilities. Use of temporary facilities for sanitary sewer and water
services prior to completion of the pending City construction project shall be
subject to approval by the City Engineer.
3. The final plat shall be revised to separate from Outlot A a second outlot along the
Mississippi River extending 20 feet landward of the bluffline to be deeded to the
City in satisfaction of park and trail dedication requirements in accordance with
the easement agreement of September 2005.
4. The applicant shall enter into a development contract with the City, subject to the
review and approval of the City Attorney.
B. Motion to deny the application based on a finding that the request is inconsistent with
the Comprehensive Plan, Zoning Ordinance and/or Subdivision Ordinance.
C. Mike Robertson, City Administrator
Judy Hudson, City Clerk/Zoning Administrator
Andy MacArthur, City Attorney
Ron Wagner, City Engineer
Dale Homuth, DNR
Roger Stradal, DNR
Ken and Julie Nathe
0 to
EXHIBIT A
KNOW ALL PERSONS BY THESE PRESENTS: That Ken Name and Julie
Nath., husband and wile, fve —.am of Na /ollowing described
propertY situated intna County of Wright Stale .1111 ........ to it:
Oudot A and' OUllot U, NATHE ADDITION, according to the recorded
Plat in ereof on file and o/record, Wright County, Minnesota.
Nave c used theva o be and planed as NATHE 2N0
ADDITION and do hembyl dsurveyed edicate to the pudic, the easemeon, as on
this plat for drainage and utility purposes only
In wilness wnere.l said Nen N.Ihe and Julie Nalhe, husband and wile,
have her.--. se (heir hands this day of
.200_.
Juga N.1he
STATE OF
COUNTY OF
Tha l.regoing Instrument was acknowledged before me this
day of . 200_ by
Ken Natha and Julia Natbe,
husband and wW,.
Notary Public Cleanly.
My Commisslo71insJanuary 21, 20_
I hemby ca llIMI I Mve i avayad end platted th
e property NATHE 2ND ADDITION;e propertydescribed
on Nat this pat Ie a rect
repree"rohdlon of .aid survey; Ndistances ar
at all o c.ne.dy shown on
the plat in feel and hundredth. of a foot; Inst all m.n.ments have ..an
rtecity placed In Ne ground as snow. a win M placed as reeulred by
the local 911-1-10 unit; that the ..laid. boundary lines are
rtecdy designated on the plat; and that there ere no wetlands as
defined in MS SOS .02. Subd. 1, or public highways to be designated
otMr than as shown.
RicMrd L. Licht Land Surveyor
Mi....ota License Ne. 26724
STATE OF MINNESOTA
COUNTY OF HENNEPIN
The foregoing S.ney.fe Ci rtificala was acknowledged Mfore our We
day of 200_ by Richard L. UChL LW
Su Ya, Minne6ola License No. 2672a.
Notary public H .... pin County, Minnesota
My Co nnu,mi.n Expire. January 21, 2009
NA THE 2ND ADDITION
CITY COUNCIL OF OTSEGO, MINNESOTA
Thisplat W NATHE 2ND ADDITION was approved and accepted by the
City Council of the CITY of Otsego, Minnesota, It a remiumg held this
day o/ , 2Go_
Mayor
Clerk
WEIGHT COUNTY SURVEYOR
Examined and ra oended for appal We tlay of
cmmrov200
Wright Cotrmy Surveyor
WRIGHT COUNTY AUDITOR
Taxes paid for all years through year _ and transfer entered Hill
_ day of
WNghl County Auditor
WRIGHT COUNTY TREASURER
I hereby certify that taxes payable In the year on lands Mrvin
tl.ecribed ary paid This _day of , 2gg_
Wright County Treasurer
WRIGHT COUNTY RECORDER
I hereby certify that this instrument was filed In Ne .Nice of Ine County
R ... Me' far record on finis _ day of ,
200_, al_.'Clock_ M., ane was duly recorded in Cabinet
, Sleeve _ _ _ . as Document Number
Wright County RecoMer
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EXHIBIT
ASSOCIATES
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MEMORANDUM
To: Honorable Mayor and City Council
cc: Mike Robertson, Administrator
Judy Hudson, Clerk
Dan Licht, NAC
Andy MacArthur, City Attorney
Ken & Julie Nathe, 101 Market
David Hagan, Loucks Associates
From: Brent M. Larson
Date: April 26, 2006
Re: Nathe 2nd Addition — Final Plat
We have reviewed the Final Plat, submitted on March 30, 2006, for the above -referenced
project and would offer the following comments:
1. Nathe Addition Outlots A and B are being replatted as Nathe 2nd Addition and
agree with the underlying property descriptions though there are a couple of
issues that will be resolved during the county plat submittal process.
2. The R.O.W. along Quantrelle Avenue NE must be reviewed by the City to
determine the need of any future R.O.W.
3. A portion of the site is located within the Floodway of the Mississippi River as
determined by NFIP/FEMA. Drainage and utility easement shall be provided
over the Floodway areas.
4. Additional areas that are within 100 -yr flood zone, yet outside of the Floodway,
may require a Letter of Map Revision (LOMR) from FEMA if fill is proposed to
raise said areas above the 100 -yr flood elevation.
5. It appears that Lot 1, Block 2 will not be a buildable lot due to the Floodway.
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ITEM 3-2
NORTHWEST ASSOCIATED CONSULTANTS, INC.
F
. 4800 Olson Memorial Highway, Suite 202, Golden Valley, MP1 55422
Telephone. 763.231.2555 Facsimile: 763.231.2561 planners-cL-nacplanning.corn
MEMORANDUM - addendum #2
TO: Otsego Planning Commission
FROM: Daniel Licht, AICP
DATE: 26 April 2006
RE: Otsego — Boulder Creek; Revised Site Plan
NAC FILE: 176.02 — 06.02
BACKGROUND
The Planning Commission tabled action on the above referenced development
application at their meeting on 17 April 2006 to allow the developer to revise the
submitted plans to address issues related to the design of the preliminary plat. A
revised site plan dated 25 April 2006 has been submitted.
Exhibits:
A. Site Plan dated 25 April 2006
ANALYSIS
Proposed Dwelling Units. The revised site plan has 662 dwelling units, which is seven
less than on the initial preliminary plat. The breakdown of changes is as follows, which
results in a mix of dwelling units divided 43 percent single family to 57 percent
townhouse. Given the future land use designations for the subject site guided by the
Comprehensive Plan, the proposed dwelling unit mix is appropriate.
--Dwelling Type
Original Plan
Revised Plan
Net Change
Sin le Family
290
286
-4
Novak -Fleck Quad
112
112
-
Shaper Row
118
118 1-
-
Hans Ha en Row
142-1
146 1
-4
Total
670 1
662 1
-8
School District Boundaries (Condition #4). 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 with school district boundaries going
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. Wright County has
stated that they object to the plat being approved having lots in two school districts and
we concur with their position. The applicant will need to pursue an amendment of the
school district boundary or revise the site plan prior to approval of a final plat so as not
to divide any parcels by a school district boundary.
CSAH 37 Right -of -Way. The site plan has been revised to provide for the 75 feet of
right-of-way for CSAH 37 as required by the Northeast Wright County Transportation
Plan. All of the dwelling units along CSAH 37 are setback 65 feet from the right-of-way.
Cul-de-sac. The design of the site plan west of Street A at the southwest corner of the
development has been revised to eliminate the cul-de-sac street proposed on the initial
preliminary plat. In revising the site plan, the connecting north -south street has been
eliminated resulting in two linear blocks extending to the west plat line. The length of
these blocks is within the 1,200 foot allowance of Section 21-7-3.B of the Subdivision
Ordinance. We would note that the northerly street would be a temporary cul-de-sac
over 1,000 feet in length until the property to the west may develop.
Westerly Exception Access. The area south of Street A at the southwest corner of
the development has been revised to provide access to the exception parcels fronting
CSAH 37 and eliminate unnecessarily long dead-end private driveways.
Street G. A street extension from Street G to the west plat line is shown on the revised
site plan to provide inter -neighborhood access and circulation for adjacent undeveloped
parcels as required by 21-7-5.E of the Subdivision Ordinance.
Streets D and Q. Streets D and Q have been revised to utilize a section design having
a 26 foot drive aisle and 9 foot parking bay on one side. We recommend that the bump -
outs be extended to within 30 feet of intersections to maximize on -street parking
opportunities. Also, as these streets abut townhouse baselots, we recommend shifting
the sidewalk to the outside edge of the right-of-way within a sidewalk easement to
provide a boulevard between the curb and sidewalk.
Single Family Setbacks. The preliminary plat illustrates proposed front yard setbacks
to local streets that are five feet less than required by the R-5 District for the
conventional lots and 10 feet less for the alley lots. All other setbacks are as required
by the R-5 District. Shifting the house closer to the public street will be conditioned on
house designs where the aaraoe does not extend more than five feet beyond the front
line of the dwelling unit. V v
Townhouse Setbacks. The revised site plan proposes setbacks for the townhouse
units consistent with that recommended by City staff. The townhouses would be
located not less than 25 feet from a public right-of-way to take advantage of the building
types and design to enhance streetscape character. Setbacks from the garage to a
private drive are 23 feet for the Novak -Fleck quad units and Sharper row units.
Private Drives. The revised site plan illustrates private drives measuring 22 feet and
26 feet in width. The 22 foot wide drives are acceptable for limited use -dead end
private drives. The City requires 28 foot wide private drives for those drives accessing
more than four dwelling units and connections with two public streets. The 26 foot wide
private drives must be revised to be 28 feet wide consistent with the Engineering
Manual.
Revised Townhouse Building Plans. The developer has showed illustrations of
revised exteriors for the Sharper and Novak -Fleck townhomes at the Planning
Commission meeting on 3 April 2006. The developer is to submit building plan
elevations reflecting the changes to the building designs for review and approval by City
staff.
CSAH 37 1 Quaday Avenue. Wright County responded to the project EAW that the
proposed development would cause the need for a traffic signal to be constructed at
Quaday Avenue and CSAH 37. As this is a capital expense the City has not planned for
and is directly related to traffic generated by the project, an agreement for the
responsibilities for the costs of this signal is required prior to approval of a final plat.
RECOMMENDATION
The developer has submitted a revised site plan that addresses the majority of issues
from the initial planning and engineering reviews. A preliminary plat, landscape, utility
and grading plans consistent with the revised site plan must be submitted. However,
City staff is confident that the significant issues have been resolved and that conditional
approval of the applications is appropriate. We recommend approval of the applications
as set forth below.
POSSIBLE ACTIONS
Decision 1 - Zoning Map Amendment
A. Motion to approve a Zoning Map amendment rezoning the subject site from A-1
District to R-6 District and R-7 District based on a finding that the action is
'-%.J1 IJIJLVI IL VV iU l U 1V vv 1 �t. 4 - ;. ;--
B. Motion to deny the application based on a finding that the request is inconsistent
with the following provisions of the Comprehensive Plan, Zoning Ordinance and
Subdivision Ordinance.
C. Motion to table.
Decision 2 — 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. The preliminary plat shall be developed in phases not to exceed final
platting of more than 140 lots or unit lots within a calendar year. When
less than the allowed number of lots or unit lots are final platted within a
calendar year, the unallocated lots or unit lots may be rolled forward into
subsequent years. The phasing plan 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. All single family lots shall conform to the lot area and width requirements
standard requirements of the R-5 District except:
a. Lots and shall be exempt from the lot area
and width requirements of the R-5 District.
b. Lots and shall be exempt from the lot area
requirements of the R-5 District.
4. All single family lots shall be subject to the following setbacks:
0
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 70'h 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.
0
5. All townhouse buildings shall conform following setbacks:
CSAH 37
Other Street
Between
Bldgs.
Private
Drives
65ft.
25ft.
20ft.
23ft.
6. All plantings installed within public rights-of-way shall be maintained by the
abutting property or a homeowners association.
7. Single family lot lines, unit lot lines and base lot lines shall follow the
boundary between ISD 728 and ISD 885, as may be amended.
8. The site plan is revised such that the bump -out parking bay along Streets
D and Q are extended to within 30 feet of a street intersection, subject to
approval of the City Engineer.
9. All 26 foot wide private drives must be revised to be 28 feet wide
consistent with the Engineering Manual.
10. The Sharper and Novak -Fleck building plans shall be revised consistent
with the illustrations submitted by the developer and an option for outdoor
patio provided for each unit adjacent to the front entrance, subject to
review and approval of City staff.
11. Park and trail dedication shall be satisfied by dedication to the City of
Outlots and 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.
12. Outlots and shall be dedicated to the City for stormwater area
charge credits as approved by the City Council.
13. The grading plan, erosion control issues, drainage and utility easements
and utility plans shall be subject to review and approval by the City
Engineer.
14. The developer shall enter into an agreement with the City for construction
of a traffic signal at CSAH 37 and Quaday Avenue as required by Wright
County in relation to the project.
5
15. A revised preliminary plat, landscape plan, utility plan and grading plan
consistent with the site plan dated 24 April 2006 shall be submitted and is
subject to review and approval of City staff.
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
John Jackels, 37 Inc.
0
EXHIBIT A
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: April 26, 2006
Proposed
Development: Boulder Creek Development
Street Location A portion of the Section 27, T121, R23. 221+ acres, south of 781h
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)
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TABLE OF CONTENTS
- - ORMATION 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
SUMMARY AND/OR RECOMMENDATION
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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 Site Plan for Boulder Creek Development of Otsego, 4/25/06, 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
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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. 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'.
3. The minimum side yard setback required is 10'. (20-67-6.B)
4. Street F and it's cul-de-sac have been eliminated. The elimination of Street F
produces an interim cul-de-sac on Street E in excess of the maximum allowed 500
feet. We suggest connecting Street E and Street O along the west property line to
loop the two streets.
EXISTING CONDITIONS
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 8th
Addition).
TRAFFIC/ACCESS ISSUE
1. Access to the plat is being provided off of C.S.A.H. 37, Quaday Avenue NE, 78th
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. A revised site plan has been submitted 4/25/06 but we have not received a revised
preliminary plat.
2. 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.
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3. All sidewalks and bike paths shall be covered by a permanent easement.
4. The R.O.W. along C.S.A.H. 37 is subject to county approval. The revised site
plan submitted 4/25/06 depicts 75' of R.O.W. with 65' setbacks from the R.O.W.
along C.S.A.H. 37.
A 25' building setbacks along alleys, local, and collector streets is proposed. A
minimum of 35' is required.
6. Streets shall be named in accordance to the Wright County grid naming system.
7. Depict the easements and setbacks associated with the ponds and wetlands. Please
verify that the proposed lots are not inside wetland setbacks.
S. 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.
9. Mitigated wetland areas need to be shown on the plat. (north half of Outlot G)
PRELIMINARY SITE PLAN
1. Street F and it's cul-de-sac have been eliminated. The elimination of Street F
produces an interim cul-de-sac on Street E in excess of the maximum allowed 500
feet. We suggest connecting Street E and Street O along the west property line to
loop the two streets.
2. The sidewalk along Street G shall be switched to the opposite site of the road to
limit the number of street crossings.
PRELIMINARY UTILITY PLAN
1. A revised site plan has been submitted 4/24/06 but we have not received revised
utility plans.
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.
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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 78`h Street. This stub shall be used to avoid the need for boring and jacking
under 78`h Street to make a connection.
WATER DISTRIBUTION SYSTEM
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 tees 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.
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.
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STREETS
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 and Street E. All
temporary cul-de-sacs shall be covered by a temporary easement. Please submit
the easement documents to be filed with the Final Plat. The interim cul-de-sac on
Street E in excess of the maximum allowed 500 feet. We suggest connecting
Street E and Street O along the west property line to loop the two streets.
4. 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.
5. 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.
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
A revised site plan has been submitted 4/25/06 but we have not received revised
utility plans.
2. The NWL, 2 -Year, 10 -Year, and 100 -Year HWL shall be shown for all
sedimentation basins.
3. The soil borings shall be shown on the plan. (21-6-2.B.8.)
4. Some of the spot elevations depict a crown in the private streets and driveways
and others indicate a cross slope. Please clarify.
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5. A minimum 1.5' of freeboard is required from all calculated 100 -year HWL's or
emergency overflows for non -calculated areas.
6. Please depict all easements and setbacks for ponds, wetlands, and Lefebvre Creek.
7. 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.
8. 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
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.
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.
ENVIRONMENTAL
A statement certifying the environmental condition of the site is required. (21-6-
2.B.10)
SUMMARY AND/OR RECOMMENDATION
NIe recoml3iend approval contingent upon the above comments.
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ITEM 3_3
NORTHWEST ASSOCIATED CONSULTANTS, INC.
4800 Olson Memorial Highway, SUite 202, Golden Valley, MN 55422
Telephone: 763.231 .2555 Facsimile: 763.231 .2561 planners@ nacplanning.corn
MEMORANDUM
TO: Otsego Planning Commission
FROM: Daniel Licht, AICP
DATE: 26 April 2006
RE: Otsego — Zoning Ordinance; Attached Garages
NAC FILE: 176.02 — 04.08
BACKGROUND
In connection with the Davis Mississippi Cove subdivision, the developer has requested
a Zoning Ordinance text amendment to increase the size allowed for an attached
garage in the R -C, Residential Rural Open Space Cluster District. The Planning
Commission held a public hearing and had initial discussion of the request at their
meeting on 17 April 2006. The issue was tabled to allow City staff to provide additional
information and for further discussion at the Planning Commission meeting on 1 May
2006.
ANALYSIS
Existing Ordinance. Section 20-16-4.13.4 of the Zoning Ordinance was revised in 1998
to require that an attached garage for single and two family dwellings must be at least
480 square feet and not more than 1,000 square feet. The intent of the provision is to
require minimum parking and storage to at least two cars and as many as four vehicles
within an attached garage assuming a minimum stall width of 10 feet per vehicle and 24
foot depth. These dimensions are adequate for parking the following vehicles:
Toyota Camry = 15.8ft. long / 5.9 ft. wide
Toyota 4Runner = 15.6 ft. long / 6.2ft. wide
Chevrolet Impala = 16.7ft. long / 6.1 ft. wide
Toyota Sequoia = 17.0ft. long / 6.1 ft. wide
HUMMER H2 = 17.0 ft. lona / 6.8 ft. wide
Chevrolet Silverado 1500 std. cab/bed = 17.1ft.long / 6.6ft wide
Chevrolet Suburban = 18.3ft. long / 6.7ft wide
Chevrolet Silverado 1500 Extra cab/std. bed = 19.2ft. long / 6.6ft. wide
Chevrolet Silverado 1500 Extra cab/long bed = 20.6ft./6.6ft. wide
Chevrolet Silverado 2500 HD Crew cab/long bed = 21.4ft./6.6ft. wide
Proposed Garage. The discussion of this issue has been prompted by the proposed
house design for Lot 45 of Davis Mississippi Cove. The existing property owner intends
to build a new house on this lot. The house plans call for a garage having three single
doors with a floor area of 1,175 square feet for vehicle parking, but because of the
garage being angled to the dwelling the floor area of the proposed garage is 1,362
measured by the outside walls and 1,297 measured by the inside walls. The total floor
area of the two-level house is 5,607 square feet meaning the proposed garage area is
equal to 24.3 percent of the floor area of the house. Beyond just this proposed garage,
the developer indicates that other builders have expressed interest in garage sizes
larger than 1,000 square feet within the development. The City Building Department
also indicates that compliance with the current 1,000 square foot area allowance has
been an issue in plan reviews especially within the R -C District developments.
Proposed Amendment. At the recommendation of City staff, the developer has
proposed amending the Zoning Ordinance text to allow an attached garage of 1,400
square feet. The following considerations apply:
Zoning Districts. The developer's primary interest is amending the Zoning
Ordinance for attached garages in the R -C District. However, it may be appropriate
to consider allowing a larger attached garage in other zoning districts as well.
Allowing a larger attached garage assumes adequate space to accommodate the
structure. To avoid crowding and other aesthetic issues, allowance of attached
garages larger than 1,000 square feet should likely be limited to one acre or larger
lots. However, given that one acre or larger lots in the A-1, A-2 are intended as
interim parcels until sewer and water may be maid available, further limitations may
be appropriate. The R-1 District corresponds to the WS, Wild Scenic in the eastern
portion of the City and these lots cannot be further subdivided with or without
utilities. The R-2 District is a minimum 2.5 acre district originally established by
Wright County that is fairly limited in application. The R -C District provides for
establishment of permanent rural lots where utilities are not anticipated to be made
available. The R-3 District is also a minimum one acre lot, but where utilities may
one day be available and causing subdivision of these into two 75 foot wide parcels.
We would recommend allowance of any increase garage sizes be limited to the R -C,
R-1 and R-2 Districts. Given that the R-3 District has the same detached accessory
building allowances as the R -C, R-1, and R-2 District, the larger attached garage
area may be appropriate. Finally, the new R -4A District provides for lots having a
minimum area of 18,000 square feet and minimum width of 100 feet.
Proposed Area. City staff and the developer initially discussed increasing the
allowed attached garage area to 1,200 square feet, which would allow for the depth
of a 40 foot wide, four stall garage to be increased five feet (to 30 feet). However,
because of the unique house design proposed for Lot 45 of Davis Mississippi Cove,
the developer is requesting the area be increased to 1,400 square feet. For a 40
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Again, in the case of the specific garage design being used for this discussion, the
parking area is only 1,175 square feet at 40 feet wide and 29 feet deep. It would be
possible to bring the area of the proposed garage closer to 1,200 square feet by
reconfiguring the interior walls of the house, providing a vestibule between the
garage and house or decreasing the depth of the garage to 25 feet. A 25 foot deep
garage is adequate for even the longest vehicles (although there would be only
minimal clearance at the front or rear).
The Planning Commission expressed concerns about the potential aesthetic effects
garages larger than 1,000 square feet. The primary concern in this regard is
typically maintaining the scale of the attached garage as accessory to the principal
dwelling. Because of the unique design based criteria of the R -C District, a specific
regulation was included within the performance standards of this district to limit
garage forward design/visibility minimizing this issue for the R -C District:
20-60-8. E. Building Design. Attached garages having doors facing the
lot front shall not represent more than forty (40) percent of the principal
structure fagade facing the lot front.
A similar regulation would be more difficult to apply to the R-1, R-2 or R-3 District
without the underlying design criteria for the overall district as well as trying to
retroactively apply the standard to potential expansions of existing dwellings. A
more feasible approach would be to limit the size of an attached garage larger than
1,000 square feet to a percentage of the total floor area of the principal dwelling.
Text. Based on the considerations outlined above, we have drafted the following
text amendment of Section 20-16-4.13.4 of the Zoning Ordinance for review:
4. Attached accessory garages:
a. The minimum floor area of an attached garage shall be 480
square feet.
b. The maximum floor area of an attached garage shall be
1,000 square feet.
C. Within the R -C, R-1, R-2, and R-3 Districts, the floor area of
an attached garage may exceed 1,000 square feet provided
that the maximum floor area does not exceed 1,500 square
feet or twenty five (25) percent of the total floor area of the
principal dwelling, whichever is less.
Note that we used 1,500 square feet only to be consistent with the 500 foot
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CONCLUSION
This information is provided for further discussion at the 1 May 2006 Planning
Commission. The Planning Commission has closed the public hearing and may
consider action on recommendations to the City Council on the requested text
amendment.
C. Mike Robertson
Judy Hudson
Andy MacArthur
Ron Wagner
Scott Dahlke
John and Kathy Lenz
E
R -C, R-1, R-2, R-3 ATTACHED GARAGE
Alternative Analysis — Footprint vs. Gross Floor Area
Lenz House
Dwelling footprint
Garage footprint:
Gross dwelling area
Garage area:
Alternate Amendment:
2859sf.
1362sf. or 47.6 % of dwelling footprint
5607sf.
1362sf. or 24.3% of dwelling gross floor area
4. Attached accessory garages:
a. The minimum floor area of an attached garage shall
be 480 square feet.
b. The maximum floor area of an attached garage shall
be 1, 000 square feet, except as provided for by
Section 20-16-4.8.4 of this Chapter.
Option 1— gross floor area:
C. Within the R -C, R-1, R-2, and R-3 Districts, the floor
area of an attached garage may exceed 1,000 square
feet provided that the maximum floor area does not
exceed 1, 500 square feet or twenty five (25) percent
of the total floor area of the principal dwelling,
whichever is less.
Option 2 — footprint area:
C. Within the R -C, R-1, R-2, and R-3 Districts, the floor
area of an attached garage may exceed 1,000 square
feet provided that the maximum floor area does not
exceed 1, 500 square feet or fifty (50) percent of the
total floor area of the principal dwelling, whichever is
less.
Option 2 maintains the scale of an attached garage relative to the footprint
of the principal dwelling. Whereas the Lenz home is a walkout rambler, a
two-story dwelling may have a smaller footprint. An attached garage
equal to 25% of the total gross floor area of a two-story house may be
horizontally out of scale.