09-04-07 PCNORTHWEST ASSOCIATED CONSULTANTS, INC.
4800 Olson Memorial Highway, Suite 202, Golden Valley, MN 55422
OF Telephone: 763.231.2555 Facsimile: 763.231.2561 plan ners(a�nacplanning.com
TO: Otsego Planning Commission
FROM: Daniel Licht, AICP
RE: Otsego — Dara Glen Addition; Preliminary/Final Plat
REPORT DATE: 28 August 2007 ACTION DATE: 5 October 2007
NAC FILE: 176.02 — 07.19 CITY FILE 2007 - 27
BACKGROUND
Shamrock Development has submitted an application for a preliminary and final plat to
be known as Dara Glen Addition. The applicant is proposing to plat 17.47 acres of a
70.7 acre parent parcel located south of 801h Street and west of CSAH 19 into three lots
and two outlots. Lot 1, Block 1 and Outlot A are to be considered for development of a
proposed charter school facility as a separate application. Lots 1 and 2, Block 2 and
Outlot B will be for future development of industrial uses. The subject site is guided by
the Comprehensive Plan for future industrial uses and is zoned A-1, Agriculture Rural
Service District. An application to rezone the subject site to 1-2, General Industrial
District is also being considered in conjunction with the preliminary and final plat.
Exhibits:
A. Site location
B. Preliminary Plat
C. Final Plat
ANALYSIS
Zoning. The subject site is zoned A-1 District. The applicant is requesting a Zoning
Map amendment rezoning the subject site to 1-2 District to allow for establishment of the
preliminary and final plat for industrial uses as guided by the Comprehensive Plan. A
subsequent application to rezone Lot 1, Block 1 and Outlot A to INS District to allow for
the development of a charter school will be processed separately with site and building
plans for the school facility. The purpose of this second rezoning is to establish
industrial use as the baseline for the property and to establish a record of the property
having been zoned industrial uses in the event that the school decides to relocate in the
future. The application for a Zoning Map amendment is to be evaluated based on the
criteria established by 20-3-21 of the Zoning Ordinance:
The proposed action's consistency with the specific policies and provisions of the
official City Comprehensive Plan.
Comment: The preliminary and final plat is consistent with the types of land uses
anticipated by the Comprehensive Plan.
2. The proposed use's compatibility with present and future land uses of the area.
Comment. The table below describes existing/planned adjacent uses.
Direction
Land Use Plan
Zoning Map
Existing Use
North
Industrial
A-1 District
Single Family
Agriculture
South
Low Density Residential
PUD District
Single Family
Medium/High Density Residential
Multiple Family
East
Commercial
A-1 District
Single Family
Agriculture
West
Industrial
A-1 District
Single Family
Agriculture
The primary compatibility issue with the proposed development is the transition
between the existing residential uses to the south in Kittredge Crossings and the
subject site. The proposed development of a charter school use and location of
a stormwater drainage pond along the south line of the proposed preliminary and
final plat will provide for an appropriate land use transition consistent with the
policies of the Comprehensive Plan.
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 and Final Plat will comply with applicable
requirements of the Zoning Ordinance, Subdivision Ordinance and Engineering
Manual.
4. Traffic generation by the proposed use in relation to the capabilities of streets
serving the property.
Comment: The subject site has access to existing public streets designed to
industrial standards and is within a half -mile of arterial streets to appropriately
distribute and accommodate traffic generated by the proposed development.
5. The proposed use can be accommodated by existing public services and
facilities and will not overburden the City's service capacity.
2
Comment: The applicant will construct trunk sanitary sewer and water utilities
that will provide service to the subject site. As the subject site is within the City's
defined sanitary sewer service area, the development can be accommodated
within existing City services.
Access. Access to the site will be provided via an extension of Kalland Avenue from its
current termination at the northern point of the Kittredge Crossing development.
Kalland Avenue is a 46 foot wide street within an 80 foot wide right-of-way from 70th
Street to the north line of Kittredge Crossings consistent with the City's design
standards for a local industrial street. The City Engineer is recommending that north of
Kittredge Crossings, Kalland Avenue be constructed as an industrial collector street with
a 100 foot right-of-way and a 55 foot wide street section that allows for a center turn
lane. The width of right-of-way required to be identified on the preliminary and final plat
and design of Kalland Avenue is subject to approval by the City Engineer.
Sidewalks. The submitted plans do not indicate the placement of any sidewalks or
trails along Kalland Avenue. City staff is recommending that the sidewalk be
constructed along the west side of Kalland Avenue to extend the existing sidewalk in
Kittredge Crossings. Additionally, sidewalks should be constructed within the school
site area to allow pedestrians to safely get to the school entrance. These sidewalks
must be shown on the site and grading plans.
Lot Requirements. The following table illustrates the required 1-2 District lot and
setback standards and those being proposed:
The proposed plat is consistent with lot area and lot width requirements and all lots
have adequate building area within required 1-2 District setbacks. The proposed plat
identifies 35 feet as being the required front yard setback. However, only a 30 foot
setback is required by Section 20-86-8.C.1 of the Zoning Ordinance.
Park and Trail Dedication. Section 21-7-18.H.1 of the Subdivision Ordinance requires
a cash fee in lieu of land dedication for all residential, commercial and industrial
developments. The applicant is not proposing to dedicate any land for public park or
trail uses. The cash fee in lieu of land for industrial subdivisions is $3,500.00 per acre
minus area dedicated for collector and arterial streets or wetlands. The City may
consider waiving the park and trail dedication requirements in favor of a joint use
agreement for the baseball field to be constructed on Lot 1, Block 1 and Outlot A of the
proposed charter school site.
Lot Area Lot Width
Setbacks
Front Side
Rear
Required
2 acres 200 feet
30 feet 20 feet
25 feet
Proposed
2 acres 200+ feet
35 feet 20 feet
25 feet
The proposed plat is consistent with lot area and lot width requirements and all lots
have adequate building area within required 1-2 District setbacks. The proposed plat
identifies 35 feet as being the required front yard setback. However, only a 30 foot
setback is required by Section 20-86-8.C.1 of the Zoning Ordinance.
Park and Trail Dedication. Section 21-7-18.H.1 of the Subdivision Ordinance requires
a cash fee in lieu of land dedication for all residential, commercial and industrial
developments. The applicant is not proposing to dedicate any land for public park or
trail uses. The cash fee in lieu of land for industrial subdivisions is $3,500.00 per acre
minus area dedicated for collector and arterial streets or wetlands. The City may
consider waiving the park and trail dedication requirements in favor of a joint use
agreement for the baseball field to be constructed on Lot 1, Block 1 and Outlot A of the
proposed charter school site.
Grading Plan. The developer has submitted a grading plan for the proposed plat. The
preliminary plat includes the addition of two ponding areas, one within the proposed
school site and one located within Outlot B. Outlot B shall be deeded to the City. An
existing wetland is located within portions of Outlot B and Lot 1, Block 2. A 40 foot
building setback and 20 foot no -disturb zone is required from the boundary of these
ponds and wetland and a drainage and utility easement must be established over the
wetland and 20 foot wetland buffer within Lot 1, Block 2. All grading, drainage and
wetland issues are subject to review and approval by the City Engineer.
Utility Plan. The developer has submitted a utility plan for the proposed development.
Extension of sanitary sewer and water utilities north along Kalland Avenue from the
Kittredge Crossings development will provide service to the proposed school site and
future industrial sites. All utility plans are subject to review and approval of the City
Engineer.
Easements. Section 21-7-15 of the Subdivision Ordinance requires drainage and utility
easements be provided at the perimeter of all lots and over stormwater drainage
facilities. These easements have been designated on the proposed preliminary and
final plat.
Landscaping Plan. No landscaping plan has been submitted with the proposed
preliminary and final plat. Landscaping along Kalland Avenue and within the individual
lots will occur with each site development. A plan for appropriate ground cover for
Outlot B is required to be submitted and is subject to review and approval of City staff.
Development Contract. The applicant is required to enter into a development contract
with the City as a condition of final plat approval. The development contract will provide
securities for construction of streets and utilities to be dedicated to the City and require
compliance with the conditions of approval. The development contract is subject to
review and approval of the City Attorney.
RECOMMENDATION
The proposed rezoning of the property is consistent with the Comprehensive Plan and
the preliminary and final plat is consistent with Zoning Ordinance and Subdivision
Ordinance requirements. Our office recommends approval of the preliminary and final
plat subject to certain conditions, outlined as follows and any other comments by City
staff.
N
POSSIBLE ACTIONS
Decision 1 - Zoning Map Amendment
A. Motion to approve a Zoning Map amendment rezoning the subject site from A-1
District to 1-2 District based on a finding that the action is consistent with the
Comprehensive Plan.
B. Motion to deny the application based on a finding that the request is inconsistent
with the Comprehensive Plan.
C. Motion to table.
Decision 2 —Preliminary and Final Plat
A. Motion to approve a Preliminary and Final Plat for the Dara Glen Addition,
subject to the following conditions:
Approval of the preliminary and final 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. Right-of-way and street sections for Kalland Avenue shall be subject to
review and approval of the City Engineer.
3. A revised preliminary plat illustrating a required 30 foot front yard setback
shall be submitted.
4. A concrete sidewalk consistent with the Engineering Manual detail plate
shall be constructed along the west side of Kalland Avenue.
5. Landscaping shall be provided around the proposed stormwater pond
within Outlot B, subject to City staff approval, with the parcel deeded to the
City for stormwater management purposes.
6. A cash fee of $3,500 per acre in accordance with Section 21-7-18 of the
Subdivision Ordinance shall be paid to the City at the time the
development contract is executed or a joint use agreement executed
between the developer of Lot 1, Block 1 and the City for limited public use
of outdoor recreation facilities to satisfy park and trail dedication
requirements, subject to approval of the City Council.
7. A drainage and utility easement shall be established over the wetland and
20 foot wetland buffer within Lot 1, Block 2.
8. All easements are subject to review and approval by the City Engineer.
9. All grading, drainage, and erosion control plans shall be subject to review
and approval of the City Engineer.
10. All utility plans shall be subject to review and approval by the City
Engineer.
11. The developer shall execute a development contract with the City and
record the final plat within 100 days of City Council approval.
B. Motion to deny the application based on a finding that the request is inconsistent
with the Comprehensive Plan, Zoning Ordinance, Subdivision Ordinance and/or
Engineering Manual.
C. Mike Robertson, City Administrator
Judy Hudson, City Clerk/Zoning Administrator
Andy MacArthur, City Attorney
Ron Wagner, City Engineer
Angje Zajac, Shamrock Development, Inc.
Lynn Leegard, Shamrock Development, Inc.
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EXHIBIT
C
John Oliver & Associates. Inc.
Review No. 1
ENGINEERING REVIEW
Hakanson Commercial 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
Ronald J. Wagner, P.E., City Engineer
James M. Stanton, Shamrock Development
Bill Keenan, Otsego Investment, LLC
Lynn Caswell, John Oliver and Associates, Inc.
Reviewed by: Ronald J. Wagner, P.E.
Brent M. Larson, P.E.
Kenneth L. Beck, E.I.T.
Date: August 29, 2007
Proposed
Development: Dara Glen Addition
Street Location
of Property: A portion of the west half of the Northeast Quarter of Section
26, Township 121 North, Range 24 West, Wright County,
Minnesota
Applicant: Shamrock Development, Inc.
Developer: Shamrock Development, Inc
3200 Main Street
Coon Rapids, MN 55433
763-421-3500
Purpose: Dara Glen Addition is zoned 1-2 and one of the lots is
proposing to be rezoned INS. The proposed site will be
served with municipal water, sanitary sewer, storm sewer,
and public streets typical of an urban setting.
Jurisdictional Agencies: City of Otsego, Wright County, Minnesota Department of
(But not limited to) Health, Minnesota Department of Natural Resources,
Minnesota Pollution Control Agency, Wright Soil and Water
Conservation District.
Permits Required: NPDES, Minnesota Department of Health (water), and
(but not limited to) Minnesota Pollution Control Agency (sanitary sewer)
TABLE OF CONTENTS
INFORMATION AVAILABLE
PRELIMINARY PLANS
PRELIMINARY PLAT
CERTIFICATE OF SURVEY
CONCEPT PLAN
FINAL PLAT
CONSTRUCTION PLANS
COVER SHEET
SITE PLAN
GRADING PLAN
UTILITY PLAN
DETAILS
SWPPP
TREEINVENTORY
STORM SEWER AND INLET SPREAD CALCULATIONS
HYDROLOGY
OTHER CONSIDERATIONS
SUMMARY AND/OR RECOMMENDATION
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INFORMATION AVAILABLE
Dara Glen Addition Preliminary Plat, dated 7/30/07, by John Oliver and Associates, Inc.
Dara Glen Addition Construction Plan, dated 7/30/07, by John Oliver and Associates, Inc.
Dara Glen Addition Grading Plans, dated 7/30/07, by John Oliver and Associates, Inc.
Dara Glen Addition Final Plat, received 8/15/07, by John Oliver and Associates, Inc.
Dara Glen Addition Tree Inventory Plan, dated 7/30/07, by John Oliver and Associates, Inc.
Dara Glen Addition Certificate of Survey, dated 1/11/05, by John Oliver and Associates, Inc.
Dara Glen Addition Concept Plan, dated 7/30/07, by John Oliver and Associates, Inc.
Dara Glen Addition Soils Exhibit, dated 7/30/07, by John Oliver and Associates, Inc.
Dara Glen Addition SWPPP, dated 7/30/07, by John Oliver and Associates, Inc.
City of Otsego Engineering Manual
Minnesota Rules, Chapter 4410 — EAW Requirement
City of Otsego Zoning and Subdivision Ordinances
National Wetland Inventory Map, 1991
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PRELIMINARY PLANS
PRELIMINAY PLAT
1. A 10 foot bike path is required on one side of Kalland Avenue.
2. Include the 100 year flood elevations for all wetlands within 150' of the plat boundary.
3. Statement certifying the environmental condition of the site.
4. Kalland Avenue shall transition to a 55 foot wide (back to back) street.
5. 100 feet of Right of Way is required along Kalland Avenue.
6. Show existing landowners of abutting properties.
CERTIFICATE OF SURVEY
1. No comments.
CONCEPT PLAN
1. No comments.
FINAL PLAT
1. A 20 foot wide easement centered over the pipe is required for the hydrant(s) and
hydrant lead in Lot 1, Block 1.
2. Sheet 1 of final plat refers to "this plat of Otsego 1-94 West Industrial Park Fourth
Addition". Please revise.
3. The 10 foot easement along the south side of Outlot A is not necessary.
4. The 40 foot private easement shall be a street easement on Lot 1, Block 1. No
easement is needed on Outlot A at this time. If Outlot A is purchased by the owner
of Lot 1, Block 1 the easement can be vacated at that time.
5. The wetland in the southeast corner of Lot 1, Block 1. Shall be covered by a
drainage and utility easement.
FINAL CONSTRUCTION PLANS
COVER SHEET
1. Please provide a cover sheet.
2. Provide a signature line for Ronald J. Wagner, P.E. City Engineer.
3. The design engineer shall sign the plans prior to the plans being accepted.
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SITE PLAN
Please include an overall site plan in the construction plans.
GRADING PLAN
Ponds shall be constructed per Otsego Standard Plate 404.
2. Depict all sidewalk and pedestrian ramps.
3. Provide the 2, 10, and 100 year high water elevations for the proposed pond. Label the
normal water level and 100 year high water level for the adjacent wetland.
4. The street width for Kalland Avenue shall be 55 foot wide (back to back) and the
required right of way is 100 feet.
5. Label the overland emergency over flow elevations and depict the path with drainage
arrows.
UTILITY PLAN
A minimum 0.8 diameter points fall across all storm sewer structures is required when
increasing pipe size. CBMH 103 and CBMH 100 require additional fall across the
structures.
2. A gate valve and clean out is required for each of the water and sanitary sewer services
respectively. The valves and cleanouts shall be placed 10 feet beyond the Right of Way
at the easement lines. Please depict and call out in the plans.
3. The pipe lengths, sizes and classes shall be shown for the pond outlet structure.
4. The outlet structure shall be designed to Otsego standard plate 402.
5. Chimney seals are required on all sanitary sewer manholes. Include a detail.
6. Minimum allowable street grade is 0.6%
7. A minimum of two feet of cover is required over all storm sewer pipe within the roadway.
8. Vertical and horizontal curve information shall be provided. The current 100 foot long
vertical curves do not meet the Mn/DOT design standards for a 40 MPH road.
9. Please note whether the FES lengths have been included in the pipe lengths or not.
10. The storm water runoff of approximately 700 feet of Right of Way flows to a single catch
basin. Storm water inlet spread calculations shall be submitted.
11. A P.A.B. drain is required at the low point. Provide a detail of the P.A.B. drain.
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12. A valve is required at the connection to the existing watermain and a valve is required
south of the 10" x 6" cross at station 7+05.
13. Rip -rap is required at FES outlets with geotextile fabric beneath.
14. A concrete washout area shall be depicted on the plans.
15. A driveway cut/radius for the Kaleidoscope Charter School entrance is required.
16. A 5 foot wide sidewalk along the west side of Kalland Avenue has been stubbed to the
south property line by Kittredge Crossing. Extend this sidewalk to the north.
DETAILS
1. Please include a typical street section detail for Kalland Avenue. All typical sections
shall be based on a geotechnical engineer's recommendation. The section required will
be 55 foot (back to back) with 100 feet of right of way.
2. Include a detail of storm sewer catch basins and manholes.
3. Include a detail of sanitary sewer manholes.
4. Include a detail for the water and sanitary services.
5. Need a detail of the sanitary sewer casting R-1733.
6. Provide a storm sewer schedule that includes structure sizes and castings.
7. A hydrant detail is required.
8. A pipe bedding detail is required.
9. Standard Plate No. 311 shall be included.
SWPPP
1. No comments.
Tree Inventory
1. No comments.
STORM SEWER AND INLET SPREAD CALCULATIONS
1. Please submit for review.
HYDROLOGY
1. Please submit for review.
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OTHER CONSIDERATIONS
Submit soil borings and a geotechnical report.
2. The typical street section shall be based on a geotechnical engineer's recommendation.
3. Submit project specifications.
SUMMARY AND/OR RECOMMENDATION
We recommend approval contingent upon all of the items contained within the review.
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NORTHWEST ASSOCIATED CONSULTANTS, INC.
4800 Olson Memorial Highway, Suite 202, Golden Valley, MIN 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
Laurie Smith / Daniel Licht, AICP
Otsego — Kaleidoscope Charter School; Rezoning and PUD -CUP
29 August 2007
176.02 — 07.20
ACTION DATE
CITY FILE
15 October 2007
2007-28
KCS Building Company has submitted an application for a rezoning and a PUD -CUP to
allow for development of a charter school serving students in kindergarten through 8th
grade on Lot 1, Block 1 and Outlot A of the proposed Dara Glen Addition. The subject
site is located south of 80th Street NE between Kadler Avenue NE and CSAH 19. The
site is north of the Kittredge Crossings development.
The Comprehensive Plan guides the site for industrial uses. The subject site is
currently zoned A-1, Agriculture Rural Service District. An application to zone the site
initially to 1-2, General Industrial District is being processed with the Dara Glen Addition
application. KCS Building Company is subsequently requesting a rezoning of the
property from 1-2 District to INS, Institutional District to allow for development of the
proposed charter school, which is a permitted use in that district. The applicant is also
requesting approval of a PUD -CUP related to the site and building plans for the
proposed charter school.
Exhibits:
A.
Site location
B.
Site Plan
C.
Grading Plan (2 pages)
D.
Utility Plan
E.
Landscape Plan
F.
Floor Plan
G.
Building Elevations
ANALYSIS
Zoning. The subject site is zoned A-1 District. A separate application is being
processed that would result in the property being zoned to 1-2 District allowing industrial
uses as guided by the Comprehensive Plan. The applicant is requesting a subsequent
Zoning Map amendment rezoning the subject site to INS District to allow for
development of a charter school as a permitted use. Zoning the site 1-2 District will
establish an initial record of the property being allow industrial uses consistent with the
Comprehensive Plan should the charter school vacate the property in the future.
Schools accredited by the State of Minnesota such as the proposed charter school are
allowed as permitted uses within the INS District.
Outlot A. The subject site includes Lot 1, Block 1 and Outlot A of the Dara Glen
Addition. The applicant is purchasing Lot 1, Block 1 and has an option to purchase
Outlot A within five years. A 40 foot private easement along the north property line is
proposed to allow for dedication of the south half of the right-of-way for of a future street
access to Outlot A and other property remaining under ownership of Shamrock
Development in the event that the charter school does not expand and develop that site.
The site design for Lot 1, Block 1 are such that if the 40 foot easement is developed as
a public street, all applicable setback requirements will be met. If KCS does exercise its
option to purchase Outlot A, the easement can be released with a future east -west
street shifted to the north and industrial lots backing up to the north line of the charter
school site.
Access. Access off of an extension of Kalland Avenue being constructed as part of the
Dara Glen Addition from its current termination at the northern point of the Kittredge
Crossings development. Direct lot access to the proposed charter school is shown as
one driveway entrance off of Kalland Avenue at the north of the site. The driveway is
proposed to be 20 feet wide, which is sufficient for two way traffic. This driveway would
be removed if a public street were constructed to access Outlot A. The accesses into
the parking lot are also appropriately located should the east -west drive be
reconstructed as a public street, although the easterly driveway may be restricted to
right in/out only to avoid stacking issues back to Kalland Avenue caused by west bound
vehicles trying to turn left into the site. The site circulation pattern would accommodate
this restriction if necessary.
Sidewalks. The submitted plans do not indicate the placement of any sidewalks or
trails within the proposed school site. City staff is recommending that a sidewalk be
constructed along the west side of Kalland Avenue as part of the Dara Glen Addition.
Sidewalks should also then be constructed within the school site area and segregated
from vehicle traffic to allow pedestrians to safely get to the school entrance. These
sidewalks must be shown on the site and grading plans and are subject to City staff
review and approval.
2
Lot and Setback Requirements. The following table illustrates the required INS
District lot and setback standards and those being proposed:
Lot Area Lot Width Setbacks
Front Side Rear
Required 5 acres n/a 30 feet 100 feet 100 feet
Proposed 5 acres n/a 166 feet 66 feet 46 feet
The subject site is consistent with lot area and lot width requirements. The applicant is
requesting flexibility in the required side and rear yard setbacks for the proposed school
site as part of the requested PUD -CUP. City staff is supportive of these reduced
setbacks from the side and rear yards due to the smaller nature of the charter school in
comparison to a public school. The proposed setbacks exceed that required if the
subject site developed with an office or industrial use under 1-2 District. Furthermore,
existing trees and wetland areas to the south buffer the proposed school facility from
planned residential uses within Kittredge Crossings.
Building Design. The site plan illustrates that the proposed 40,418 square foot charter
school building has an attractive exterior constructed primarily of Hardie panel vertical
board siding and pre -cast concrete panels. Accent materials include windows and
stone or brick base around the bottom perimeter of the building having the vertical
board siding. Section 20-17-4.13.1 of the Zoning Ordinance requires all buildings within
INS zoning districts to be constructed of at least 75 percent brick, colored split face
(rock face) concrete block, glass, stone or stucco. The proposed building consists of
more than 25 percent pre -cast concrete panels for the gymnasium portion of the
building. which does not meet Ordinance requirements. Flexibility for the proposed
exterior materials may be allowed under the PUD -CUP and would be consistent with
similar flexibility the City allowed for the vehicle storage portion of the Public Works
building. The proposed gymnasium and vehicle storage area of the Public Works
building are similar high roof, clear span structures making the precast panels the most
practical building material. The panels should be made with integral color consistent
with the colors used for the balance of the building. The gymnasium portion of the
building is well integrated with and screen by the rest of the building when viewed from
the east and south.
Building Height. The school building is proposed to be 30 feet in height at its highest
point. The majority of the building will be 19 feet in height with the portion containing
the gymnasium reaching 30 feet in height. The proposed building is consistent with
height requirements for the INS District which allows a maximum building height of 40
feet.
Parking. The Zoning Ordinance requires that one off-street parking space be provided
for each classroom plus one additional space for each fifty (50) students for elementary
and junior high schools. The proposed school will serve students in kindergarten
through eighth grade with anticipated enrollment of 432 students. The submitted floor
plan indicates a total of 20 classrooms including the world language, music, media
rooms as well as the computer lab. The applicant estimates the school's parking needs
to be 20 spaces during the day and 100 spaces in the evenings for special events. The
calculation of required parking based on the Zoning Ordinance standards is shown as
follows:
1/classroom + 1/50 students = required stalls
20 classrooms + 432 students/50 = 29 stalls
A total of 116 parking spaces are shown on the submitted site plan and will be adequate
for the proposed use. Parking space dimensions vary throughout the subject site
depending upon the parking area design. Drive aisles range from 20 to 22 feet and 13
feet within the proposed one-way drive aisle. A separate, one-way bus
loading/unloading lane is also provided. Proposed parking area design and traffic
patterns appear appropriate for the subject site and consistent with Zoning Ordinance
requirements.
An off-street loading area is shown at the rear of the proposed building. Proposed
turning radii for the site entrance and drive aisles are sufficient to allow for school buses
and large delivery trucks to safely maneuver.
Landscaping. The developer has submitted a landscape plan for the proposed school
site. All plant types and sizes proposed are consistent with Zoning Ordinance
requirements. The landscape plan provides 16 boulevard trees along Kalland Avenue.
Additional plantings are shown within the front parking area as well as limited plantings
along the front of the proposed school building. Additional trees may be necessary
along the south property line to create more of a buffer between the school site and
single family homes to the south. The Planning Commission and Council should
discuss the adequacy of the proposed landscaping particularly around the perimeter of
the proposed school building. We would recommend development of a long term
landscaping plan to add additional trees and tall shrubs along the north line of the
subject site to buffer and screen future industrial uses to the north.
Signs. The submitted plans do not identify any signs. The location of any sign upon
the subject site will require issuance of a sign permit and compliance with Section 37 of
the Zoning Ordinance. Section 20-37-5.D of the Zoning Ordinance allows uses within
the INS District one free standing sign not to exceed 100 square feet in area or a height
of 20 feet. Wall signs are allowed on any fagade facing a public street without limit as to
number or area. No electronic message signs are allowed.
Outdoor Recreation. The site plan anticipated construction of an outdoor playground
on the northeast side of the building off of the gymnasium and a baseball/playfield within
Outlot A. Dedication to the City's park and trail system is required as part of the overall
Dara Glen Addition plat. The City may consider entering into an agreement with
Shamrock Development and KCS regarding joint use of the proposed baseball field to
be developed on Lot 1, Block 1 and Outlot A to satisfy park and trail dedication
requirements. The joint use agreement would allow for community recreation programs
to utilize the field when not in use by the school or after school use by the public
complementing the facilities constructed by the City at Kittredge Crossings Park to the
south.
Lighting Plan. A lighting plan illustrating the location, type, height and illumination
patter of all exterior fixtures must be submitted. Exterior lighting fixtures must be a
shoebox or other design providing for a 90 degree cutoff of the light source and light
cast to the property line must comply with the provisions of Section 20-16-10 of the
Zoning Ordinance.
Trash storage. The submitted building and site plans do not illustrate a location for
trash storage. If exterior containers are to be utilized, the containers must be kept
within a gated enclosure as required by Section 20-16-15.13 of the Zoning Ordinance.
Grading Plan. The developer has submitted a grading plan for the proposed plat. The
preliminary plat includes the addition of two ponding areas, one within the proposed
school site and one located within Outlot B. City staff recommends that the applicant
install additional landscaping around this pond to discourage children from wandering
into the pond. The pond must be overlaid by a drainage and utility easement, subject to
review and approval of the City Engineer. An existing wetland is located within portions
of Outlot B and Lot 1, Block 2. A 40 foot building setback and 20 foot no -disturb zone is
required from the boundary of these ponds and wetland. The wetland and wetland
buffer must be overlaid by a drainage and utility easement. All grading, drainage and
wetland issues are subject to review and approval by the City Engineer.
Utility Plan. The developer has submitted a utility plan for the subject site. Extension
of sanitary sewer and water utilities north along Kalland Avenue from the Kittredge
Crossings development as part of the Dara Glen Addition will provide service to the
proposed school site and future industrial sites. All utility plans are subject to review
and approval of the City Engineer.
Criteria. The applications for a Zoning Map amendment and PUD -CUP are to be
evaluated based on the criteria established by 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 Comprehensive Plan speaks to provision of facilities and
services necessary to support continued community growth. The development of
additional school facilities has been identified as an important need in Otsego.
The proposed charter school is an accredited educational program that will
respond to the educational needs of Otsego residents and the Elk River School
District consistent with the intent of the Comprehensive Plan.
2. The proposed use's compatibility with present and future land uses of the area.
Comment. The table below describes existing/planned adjacent uses.
Direction
Land Use Plan
Zonin Ma
-Existing Use
North
Industrial
A-1 District
Single Family
Agriculture
South
Low Density Residential
PUD District
Single Family
Medium/High Density Residential
Multiple Family
East
Commercial
A-1 District
Single Family
Agriculture
West
Industrial
A-1 District
Single Family
Agriculture
The proposed charter school will provide for an appropriate transition between
residential uses in Kittredge Crossing and industrial uses planned north of that
development. Existing trees and wetland areas along between the subject site
and Kittredge Crossings aid in buffering the residential and school uses and the
proposed use is anticipated to be compatible at this location with surrounding
uses.
3. The proposed use's conformity with all performance standards contained in the
Zoning Ordinance (i.e., parking, loading, noise, etc.).
Comment: The proposed PUD-CUP/Preliminary and Final Plat will comply with
applicable requirements of the Zoning Ordinance, Subdivision Ordinance and
Engineering Manual except for flexibilities approved with the development plans.
4. Traffic generation by the proposed use in relation to the capabilities of streets
serving the property.
Comment: The subject site has access points to public streets and is within a
quarter -mile of collector streets to appropriately distribute and accommodate
traffic generated by the proposed development.
5. The proposed use can be accommodated by existing public services and
facilities and will not overburden the City's service capacity.
Comment: The applicant will construct trunk sanitary sewer and water utilities
that will provide service to the subject site. As the subject site is within the City's
defined growth area, the development can be accommodated within existing City
services.
RECOMMENDATION
The proposed establishment of a charter school serving kindergarten through eighth
grade is an opportunity unique to the City that has merit and deserves consideration.
Additional school facilities are needed in the City to serve continuing residential
development. The proposed location of the use also provides for a needed land use
transition between the residential uses in Kittredge Crossings and the planned industrial
13
uses to the north. We recommend approval of the applications as set forth below,
subject to additional comments by other City staff.
POSSIBLE ACTIONS
Decision 1 - Zoning Map Amendment
A. Motion to approve a Zoning Map amendment rezoning the proposed charter
school site from 1-2 District to INS District based on a finding that the action is
consistent with the Comprehensive Plan.
B. Motion to deny the application based on a finding that the request is inconsistent
with the Comprehensive Plan.
C. Motion to table.
Decision 2 — PUD -CUP
A. Motion to approve a PUD -CUP for Kaleidoscope Charter School, subject to the
following conditions:
Sidewalks shall be constructed to connect with Kalland Avenue and within
the school site area to allow pedestrians to safely maneuver within the
school campus.
2. The easterly driveway access may be restricted to right-in/right-out only by
the City Council if a public street is constructed along the north line of the
subject site for access to Outlot A.
3. The precast concrete panels used for the gymnasium portion of the
building shall include an integral color consistent with the other sections of
the proposed building.
4. Landscaping shall be provided around the proposed stormwater pond
within the subject site to discourage pedestrian encroachment, subject to
City staff approval.
5. The proposed stormwater pond within Lot 1, Block 1 Dara Glen Addition
and the wetland and wetland buffer within Outlot A shall be overlaid by a
drainage and utility easement, subject to approval of the City Engineer.
6. All signs shall comply with Section 37 of the Zoning Ordinance and an
application for a sign permit shall be required prior to location of any signs
upon the property.
7. A lighting plan shall be submitted the location, type, height and illumination
patter of all exterior fixtures and demonstrating compliance with Section
20-16-10 of the Zoning Ordinance, subject to review and approval of City
staff.
8. Any exterior trash or recycling containers shall be stored within the
principal building or a gated accessory structure and fully screened from
view, subject to review and approval by City staff.
9. All grading, drainage, utilities, easements, streets and rights-of-way shall
be subject to review and approval of the City Engineer.
B. Motion to deny the application based on a finding that the request is inconsistent
with the Comprehensive Plan, Zoning Ordinance, Subdivision Ordinance and/or
Engineering Manual.
C. Mike Robertson, City Administrator
Judy Hudson, City Clerk/Zoning Administrator
Andy MacArthur, City Attorney
Ron Wagner, City Engineer
Deborah Rathman, DRL Group
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CONNECT TO EXISTING 6' DIP STUB WITH 45' BEND
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Review No. 1
ENGINEERING REVIEW
Hakanson Commercial 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
Ronald J. Wagner, P.E., City Engineer
Michelle Strait, KCS Building Comp.
Bill Keenan, Otsego Development, LLC
Lynn Caswell, John Oliver and Associates, Inc.
Reviewed by: Ronald J. Wagner, P.E.
Brent M. Larson, P.E.
Kenneth L. Beck, E.I.T.
Date: August 29, 2007
Proposed
Development: Kaleidoscope Charter School
Street Location
of Property: West of Kalland Avenue NE and North of 74th Street NE. Lot
1, Block 1 of Dara Glen Addition in Otsego, MN, Wright
County
Applicant: KCS Building Company
Developer: KCS Building Compay
21755 129th Avenue NW
Rogers, MN 55374
763-428-1890
Purpose: Lot 1 Block 1 of Dara Glen Addition is zoned 1-2 and
Kaleidoscope is proposing to be rezoned it INS. The
proposed site will be served with municipal water, sanitary
sewer, and storm sewer.
Jurisdictional Agencies: City of Otsego, Wright County, Minnesota Department of
(But not limited to) Health, Minnesota Department of Natural Resources,
Minnesota Pollution Control Agency, Wright Soil and Water
Conservation District.
Permits Required: NPDES, Minnesota Department of Health (water), and
(but not limited to) Minnesota Pollution Control Agency (sanitary sewer)
TABLE OF CONTENTS
INFORMATION AVAILABLE
PRELIMINARY PLAT
FINAL PLAT
CONSTRUCTION PLANS
COVER SHEET
SITE PLAN
GRADING PLAN
UTILITY PLAN
DETAILS
SWPPP
LANDSCAPE PLAN
STORM SEWER AND INLET SPREAD CALCULATIONS
HYDROLOGY
OTHER CONSIDERATIONS
SUMMARY AND/OR RECOMMENDATION
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INFORMATION AVAILABLE
Dara Glen Addition Preliminary Plat, dated 7/30/07, by John Oliver and Associates, Inc.
Dara Glen Addition Final Plat, received 8/15/07, by John Oliver and Associates, Inc.
Kaleidoscope Charter School Preliminary Site Plan, dated 7/30/07, by John Oliver and
Associates, Inc.
Kaleidoscope Charter School Preliminary Grading, Drainage and Erosion Control Plan, dated
8/20/07, by John Oliver and Associates, Inc.
Kaleidoscope Charter School Preliminary Utility Plan, dated 8/20/07, by John Oliver and
Associates, Inc.
Kaleidoscope Charter School Preliminary Storm Water Pollution Prevention Plan, dated
8/20/07, by John Oliver and Associates, Inc.
Kaleidoscope Charter School Preliminary Landscape Plan, dated 8/20/07, by John Oliver and
Associates, Inc.
Kaleidoscope Charter School Floor Plan, dated 8/20/07, by DLR Group
Kaleidoscope Charter School Exterior Building Elevations Plan, dated 8/20/07, by DLR Group
Kaleidoscope Charter School Drainage Summary, dated 8/20/07, by John Oliver and
Associates, Inc.
City of Otsego Engineering Manual
Minnesota Rules, Chapter 4410 — EAW Requirement
City of Otsego Zoning and Subdivision Ordinances
National Wetland Inventory Map, 1991
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PRELIMINAY PLAT
See Dara Glen Addition comments, dated 8/23/07.
FINAL PLAT
See Dara Glen Addition comments, dated 8/23/07.
PRELIMINARY CONSTRUCTION PLANS
COVER SHEET
Please provide a cover sheet.
2. Provide a signature line for Ronald J. Wagner, P.E. City Engineer.
3. The design engineer shall sign the plans prior to the plans being accepted.
SITE PLAN
Verify driveway entrance off of Kalland Avenue with Dara Glen Addition. Currently Dara
Glen Addition's construction plans do not have an entrance to this site.
2. The lot size and setbacks do not meet the minimum requirements for an elementary
school (INS) zoning.
3. The 40 foot private easement shall be a street easement on Lot 1, Block 1. No
easement is required on Outlot A at this time. If Outlot A is purchased by the owner of
Lot 1, Block 1 the easement can be vacated at that time.
4. Kailand Avenue requires 100 feet of Right of Way and shall be revised on the Dara Glen
Addition final plat. This increase in Right of Way width will affect the current setbacks
for this lot.
GRADING PLAN
The pond shall be constructed per Otsego Standard Plate 404.
2. Depict all sidewalk and pedestrian ramps along the proposed building.
3. Provide the 2, 10, and 100 year high water elevations for the proposed pond. Label the
normal water level and 100 year high water level for the adjacent wetland.
4. Label an overland emergency over flow elevation and depict the path with drainage
arrows for the pond.
UTILITY PLAN
1. Provide a minimum 0.8 diameter points fall across all storm sewer structures when
increasing pipe size.
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2. A typical section for the parking lot is required. This section shall be based on a
geotechnical engineer's recommendation.
3. The pipe lengths, sizes and classes shall be shown for all utilities in the plans.
4. The storm sewer outlet structure shall be designed per Otsego Standard Plate 402 or
403.
5. Profiles are required for all storm sewer, sanitary sewer, and watermain.
6. Minimum hydrant spacing in commercial and industrial areas is 300 feet (150 foot
radius). Hydrant coverage is insufficient.
7. Please note whether the FES lengths have been included in the storm sewer pipe
lengths or not.
8. Rip -rap is required at all FES outlets.
9. A concrete washout area shall be depicted on the plans.
10. Provide storm sewer structure sizes and casting type information.
DETAILS
1. Include a detail of storm sewer catch basins and manholes.
2. A hydrant detail is required.
3. A pipe bedding detail is required.
4. Include a detail for pedestrian ramps.
5. Include a detail for Rip -Rap at the end of flared end sections (Otsego Standard Plate
500).
SWPPP
1. No comments.
Landscape Plan
1. The trees along Kalland Avenue may need to be relocated as the Right of Way is
expanded to 100 feet. Verify and revise.
STORM SEWER AND INLET SPREAD CALCULATIONS
1. Please submit for review.
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HYDROLOGY
1. The HWL in the hydrology report does not agree with the grading plans HWL.
2. The existing and proposed models shall model a 2 -yr, 10 -yr, and 100 -yr storm. The
proposed runoff shall not exceed the existing runoff for each storm event.
3. Typically soils in this area of Otsego fall into hydrologic soil group B. Please revise the
existing and proposed curve numbers. Per the Otsego Engineering manual all current
agricultural land uses shall have a curve number of 65 for soils group B.
4. The 2.5" storm event shall be treated prior to being discharged from the pond. Please
provide calculations.
OTHER CONSIDERATIONS
Submit soil borings and a geotechnical report.
2. The pavement section shall be based on a geotechnical engineer's recommendation.
3. Submit project specifications
SUMMARY AND/OR RECOMMENDATION
We recommend approval contingent upon the above comments.
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