01-22-08 PCITEM 3-1
NORTHWEST ASSOCIATED CONSULTANTS, INC.
4800 Olson Memorial Highway, Suite 202, Golden Valley, MN 55422
Telephone: 763.231.2555 Facsimile: 763.231.2561 planners@nacplanning.com
PLANNING REPORT
TO: Otsego Planning Commission
FROM: Laurie Smith / Dan Licht
RE: Otsego — Banack CUP
REPORT DATE: 9 January 2008 APPLICATION DATE: 26 December 2007
NAC FILE: 176.02 — 08.01 ACTION DATE: 25 February 2008
BACKGROUND
Mr. Joe Banack is requesting a conditional use permit (CUP) to construct a single family
home on a vacant legal non -conforming lot of record. The subject site is legally
described as Lot 5, Block 1, Island View Estates and is currently zoned R-1,
Residential -Long Range Urban Service District (River Frontage). The subject site is
also located within the WS, Wild, Scenic and Recreational River Overlay District. The
minimum lot area for a single family lot in this district is 2 %2 acres. The subject site has
a total lot area of 0.95 acres and is thus considered to be a legal, non -conforming lot of
record.
Section 20-15-2 of the Zoning Ordinance states that for the purpose of orderly
development, single family dwellings and related accessory structures may be
constructed on non -conforming lots provided that the lot fronts on a public street, the
proposed use is consistent with the current zoning, frontage, depth and area
requirements are at least 75 percent of the minimum district requirements and
unsewered lots can satisfactorily provide for on-site sewage treatment. The subject site
meets all of those requirements aside from frontage and area requirements. As such, a
conditional use permit is required for development of a non -conforming lot of record in
accordance with Section 20-15-5.2.A of the Zoning Ordinance.
Exhibits:
A.
Site location
B.
Site Plan
C.
House Plans
ANALYSIS
Lot Area and Width. Lots within the R-1 District and WS District are required to have a
minimum lot area of 2.50 acres. The area of the subject site is approximately 0.95
acres. Lots within the R-1 District and WS District are required to have a minimum lot
width of 200 feet. The subject lot is approximately 150 feet wide along Kahler Avenue,
which is less than required.
Section 20-95-4 of the Zoning Ordinance regulating substandard lots in the WS District
existing upon the effective date of the Zoning Ordinance allows for their development
provided that the lot is at least 20,000 square feet in area (0.46 acres) and adequate
sewage disposal facilities are provided for. Section 20-15-2.B of the Zoning Ordinance
regulating development of non -conforming lots allows development of the existing non-
conforming lot with less than 75 percent of the required minimum lot area or lot width as
a conditional use provided that all setback requirements are met.
Setbacks. The subject site is a riparian lot, meaning it abuts the Mississippi River's
edge. As such, the WS District setbacks apply in addition to R-1 District building
setbacks. The following setbacks are required for the subject site:
Front Yard:
35 feet
Side Yard:
10 feet
Rear Yard:
50 feet
OHWM:
100 feet
Bluffline:
30 feet
The applicant states that the proposed new home will be consistent with the required
setbacks. The submitted site plan demonstrates that the proposed new home and
individual sewage treatment system can be accommodated on the subject site in
compliance with required setbacks.
Utilities. The proposed house will be served by on-site septic treatment and a well.
The submitted site plan identifies the location of the proposed septic system drainfield
sites to the south and east of the proposed new home. The proposed well is to be
located within the front yard, west of the new home. The design and construction of the
on-site septic system must comply with Chapter 4, Section 3 of the City Code and
Minnesota Rules 7080. All utilities are subject to approval of the City Engineer and
Building Official.
CUP Criteria. Section 20-4-2.F of the Zoning Ordinance outlines criteria that the
decision of the Planning Commission is to be based upon (but not limited to) in
evaluating the proposed conditional use:
The proposed action's consistency with the specific policies and provisions of the
official City Comprehensive Plan.
KA
Comment: The subject site is guided for rural residential uses by the
Comprehensive Plan. Development of the existing non -conforming lot of record
is a permitted conditional use.
2. The proposed use's compatibility with present and future land uses of the area.
Comment: The area surrounding the subject site is developed with existing
single family homes. The surrounding area is guided for low density residential
uses by the Comprehensive Plan. The proposed use is compatible with existing
and planned uses in the area.
3. The proposed use's conformity with all performance standards contained in the
Zoning Ordinance and other provisions of the City Code.
Comment: With exception of the legal non -conforming lot area and lot width
dimensions of the subject site, all setbacks and other performance standards are
complied with.
4. Traffic generation by the proposed use in relation to the capabilities of streets
serving the property.
Comment: The proposed use is not anticipated to result in an increase in traffic
generated from the subject site.
5. The proposed use can be accommodated by existing public services and
facilities and will not overburden the City's service capacity.
Comment: The proposed use is not anticipated to have a negative impact to the
City's service capacity.
RECOMMENDATION
The proposed development of Lot 5, Block 1 Island View Estates with a new single
family home is consistent with the provisions of the Zoning Ordinance. We recommend
approval of the application as set forth below:
POSSIBLE ACTIONS
A. Motion to approve a CUP allowing development of a non -conforming lot of
record subject to the following conditions:
1. The design and construction of the on-site septic system must comply with
Chapter 4, Section 3 of the City Code and Minnesota Rules 7080, subject
to approval of the City Engineer.
K
2. The proposed new home shall meet all required setbacks of the R-1
District and the WS District, subject to City staff approval prior to issuance
of a building permit.
3. Comments of other City staff or the DNR.
B. Motion to deny the application based on a finding that the request is inconsistent
with the Comprehensive Plan and/or Zoning Ordinance.
C. Motion to table.
C. Mike Robertson, City Administrator
Judy Hudson, City Clerk/Zoning Administrator
Andy MacArthur, City Attorney
Ron Wagner, City Engineer
Roger Stradal, DNR
Joe Banack, applicant
Randy and Barb Henk, property owner
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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 plan ners6c�-nacplanning.corn
PLANNING REPORT
TO:
FROM:
RE:
REPORT DATE
NAC FILE:
BACKGROUND
Otsego Planning Commission
Daniel Licht, AICP
Otsego — Wildflower Meadows South
16 January 2008
176.02 — 07.27
ACTION DATE: 18 February 2008
The Rottlund Company has submitted plans to expand their Wildflower Meadows
development by adding a 2.0 acre parcel at the northwest corner of CSAH 37 and
Quenroe Avenue. The exception parcel is currently developed with a single family
dwelling that will be removed. The development plans propose construction of three
eight unit townhouse buildings (24 dwelling units) on the exception parcel. The
developer is also proposing to construct the same eight unit townhouse buildings
immediately to the north of the exception parcel where three ten unit townhouse
buildings had been approved with the preliminary plat of Wildflower Meadows on 13
March 2006. The applications required by the proposed development include a
rezoning of the exception parcel from A-1, Agriculture Rural Service District to R-7,
Residential High Density District, a preliminary plat including the exception parcel and
Outlot A, Wildflower Meadows and PUD -CUP related to the townhouse site plan and
vacation of existing right-of-way for CSAH 37.
Exhibits:
A. Site location
B. Wildflower Meadows Preliminary Plat approved 13 March 2006
C. Site and Utility Plan
D. Proposed Preliminary Plat
E. Landscape Plan
F. Tree Preservation Plan
G. Grading and Erosion Control Plan
H. Architectural Plans
ANALYSIS
Zoning. The subject site is proposed to be zoned R-7 District, which allows for
townhouse dwelling units as a permitted use. Section 20-16-3.0 of the Zoning
Ordinance requires approval of a PUD -CUP to accommodate townhouse site plans with
multiple principal buildings, shared access and common open space. The Zoning Map
amendment and PUD -CUP are to be evaluated based on (but not limited to) the criteria
set forth by Sections 20-3-21 and 20-4-21 of the Zoning Ordinance:
K
3
4
The proposed action's consistency with the specific policies and provisions of the
Otsego Comprehensive Plan.
Comment. The exception parcel and the south portion of Wildflower Meadows
are guided by the Comprehensive Plan for medium to high density residential
development. Townhouse buildings with eight units in a back-to-back
configuration are an appropriate land use in this area consistent with the
Comprehensive Plan.
The proposed use's compatibility with present and future land uses of the area.
Comment: The subject site is surrounded by the existing/planned uses shown
in the table below. Public streets separate the subject site from existing single
family dwellings and a large wetland separates the subject site from future
commercial uses to the west. The proposed use will be compatible with existing
and future land uses in the area.
Direction
Land Use Plan
Zoning Map
Existing Use
North
M/HD Residential
R-7 District
Townhouses
East
MD Residential
A-1 District
Single family
South
LD Residential
A-1 District
Horse farm
Single family
West
Commercial
8-3 District
Riverbend South
The proposed use's conformity with all performance standards contained within
the Zoning Ordinance and other provisions of the City Code.
Comment: The proposed use will conform to the performance standards
established by the Zoning Ordinance, Subdivision Ordinance and those approved
as part of the Wildflower Meadows Preliminary Plat/PUD-CUP.
Traffic generation of the proposed use in relation to capabilities of streets serving
the property.
Comment: Access to the site is provided by CSAH 37
CSAH 37 is designated as a major collector street
Transportation Plan and has adequate capacity to
generated by the proposed use.
2
off of Quenroe Avenue.
by the Wright County
accommodate traffic
5. The proposed use can be accommodated by existing public services and
facilities and will not overburden the City's service capacity.
Comment: The subject site is within the designated east sewer district with
utilities available to the site and can be accommodated within existing City
services and infrastructure.
Density. The Comprehensive Plan allows for 291 to 492 dwelling units to be developed
within Wildflower Meadows. The exception parcel is guided for medium to high density
residential uses anticipating a development density of six to nine dwelling units per acre
or 18 dwellings. The proposed Wildflower Meadows South preliminary plat would add
24 additional townhouse units to the 282 dwelling units previously approved with the
total within the range allowed by the Comprehensive Plan. Wildflower Meadows was
approved allowing that the minimum single family lot area and townhouse lot area per
unit requirements be averaged across the entire subdivision. This same flexibility is
proposed to extend to Wildflower Meadows South essentially combining the two
preliminary plats for density purposes as shown below. The net area of Wildflower
Meadows and the exception parcel is 57.41 acres (excluding r -o -w and Outlots G and J
shown on the Wildflower Meadows preliminary plat), which exceeds the cumulative
minimum lot area requirements for the single family lots and townhouse units.
116 single family lots x 9,OOOsf =
24.Oac.
190 townhouse units x 5,OOOsf. =
21.8ac.
TOTAL LOT AREA REQUIRED =
45.8ac.
Building Plans. The developer is proposing a third building type that is distinct from
the two designs previously approved for Wildflower Meadows. The proposed "Vantage"
unit is a two-story, two bedroom walk up above a two stall garage. The finished square
footage of the end units is 1,456 square feet and 1,442 square feet for the interior units.
The Villa units originally approved for a portion of the subject site have a finished floor
area of 1,632 square feet and the Legacy units under construction along 72 Id Street
have a total floor area of 1,636 square feet. The garage area is 390 feet based on an
18 x 22 foot dimensions. The width of the garage is consistent with the design
approved with the Legacy buildings and Villa buildings. In addition to the garage, a
mechanical room and closet on the ground floor provides space for additional storage
and laundry.
The exterior of the building is designed with a masonry base, lap siding and shake
siding accent on articulated sections of the building. The roof design is also broken into
smaller sections to minimize visual mass. The character of the design is consistent with
the Villa and Legacy units. The primary difference from the exterior of the Villa building,
which is also a two-story walk-up and the proposed building is the lack of an individual
deck above the garage on the Vantage building. Consistent with past City practice and
the approvals for Wildflower Meadows, three distinct color packages will be required
with one package used for not more than 1/3 of the six buildings. The Legacy
townhouse design also provided for variation in a brick or stone facing at the base of the
building which should be incorporated as part of the Vantage buildings as well.
3
The building has a defined height of 35 feet, which is the maximum allowed in the R-7
District.
Landscaping/Tree Preservation Plan. The developer has submitted a landscape plan
that outlines site plantings. A detailed plan illustrating installation of plantings at the
foundation of the buildings must also be submitted. The landscape plan is an extension
of the plans for Wildflower Meadow with additional plantings along CSAH 37. The
density of plantings along CSAH 37 needs to be increased to include more coniferous
trees to meet the buffer yard landscaping requirements established by Section 20-16-
7.D of the Zoning Ordinance for residential yards abutting a collector roadway. The
developer has also submitted an inventory of existing trees on the exception parcel,
which is heavily wooded. The majority of the existing trees will be removed. Those that
are to be saved are within the wetland buffer on the west side of the exception parcel.
CSAH 37. The subject site abuts CSAH 37, which is designated as a major collector
street by the Northeast Wright County Transportation Plan. The preliminary plat
provides 55 feet of right-of-way for the north half of the roadway. However, Wright
County Engineering staff is requesting 60 feet of right-of-way as CSAH 37 is designated
as a State Aid street. City staff is working with Wright County staff to determine if the
right-of-way needs can be met by dedication of additional drainage, utility and trail
easement so as not to impact the proposed site design. The developer is also
requesting vacation of right-of-way dedicated with the Wildflower Meadows Final Plat
that established 75 feet of right-of-way for the north half of CSAH 37 at Quenroe
Avenue. Wright County staff has indicated that a vacation to reduce the right-of-way to
60 feet (or 55 feet w/ additional drainage and utility easement as proposed by City staff)
is acceptable. The vacation of right-of-way must be approved by the Wright County
Board.
Access. Access to the proposed townhouse buildings is to be provided by extension of
the private drives approved with the original Wildflower Meadows PUD -CUP looped at
the south end to provide fire access and circulation. The north -south private drives
approved with the Wildflower Meadows preliminary plat are 22 feet wide with curb. The
22 foot width drive will be extended south to the three additional buildings. The east -
west loop segment to the south of the three additional buildings widens to 28 feet with
curb to allow for additional guest parking along the south curb line. The 22 foot wide
drives and north side of the 28 foot wide drive are to be posted as "Fire Lane — No
Parking".
Sidewalk/Trail. There is to be a trail constructed along the west side of Quenroe
Avenue from CSAH 37 to 72nd Street and a private sidewalk along the south side of 71St
Court. The proposed development plans provide for extension of a private sidewalk
from 71St Court to CSAH 37 on the west side of the subject site and extension of a
public trail from the west side of the subject site to Quenroe Avenue. Construction of
the trail segment qualifies for park and trail dedication credits.
rd
Setbacks. The table below shows the setback requirements established with the
Wildflower Meadows PUD-CUP/preliminary plat and proposed to be applied to
Wildflower Meadows South:
CSAH 37
Quenroe West
Ave.
Between
Bid s.
Private Wetland
Drives
Required 65ft.
35ft. 30ft.
20ft.
25ft. 40ft.
Proposed 65ft.
80ft. 115ft.
28ft.
25ft. 85ft.
The proposed site plan meets all of the required setbacks. Wright County's decision on
the right-of-way needed for CSAH 37 may effect the site plan as the buildings are
shown setback the minimum 65 feet. If Wright County requires that 60 feet of right-of-
way for CSAH 37 be dedicated, we recommend that the three south buildings be shifted
five feet to the north (23 feet from the three north buildings) to maintain compliance with
the 65 foot setback.
Guest Parking. Townhouse developments are required to provide one guest parking
stall for every two dwelling units. The total number of townhouse units in Wildflower
Meadow and Wildflower Meadow South is 190 requiring 95 guest parking stalls. The
site plan for the subject site provides for 31 guest parking stalls on the east and west
perimeter of the subject site and space for 13 stalls along the south side of the private
drive abutting CSAH 37. The total number of guest parking stalls within Wildflower
Meadows and Wildflower Meadows South is 96 with space for additional 40 stalls on
72nd Street, which is a public street. The guest parking stalls are distributed throughout
the townhouse buildings to provide convenient access for residents and guests.
Park and Trail Dedication. The developer is meeting park and trail dedication
requirements for Wildflower Meadows through a combination of land deeded to the City
and cash fees paid on a per unit basis with each final plat. City staff recommends that
the area of the exception parcel minus right-of-way for CSAH 37 be used to recalculate
the percentage cash fee per dwelling unit to be paid with future final plats of Wild Flower
Meadows and Wildflower Meadows South. Outlot F dedicated to the City with the
Wildflower Meadows Final Plat is 58.3 percent of the required 13 percent land
dedication required of Wildflower Meadows and the net area of the exception parcel. As
such the required cash fee in lieu of land per dwelling unit for both Wildflower Meadows
and Wildflower Meadows South will be 41.7 percent of the cash fee in effect at the time
of final plat approval. The developer will also receive credit for construction of the trail
along the north side of CSAH 37 shown on the Wildflower Meadow South site plan.
Area Identification Signs. The developer has constructed two area identification signs
at the intersection of CSAH 37 and Quenroe Avenue. The west sign is within the
Wildflower Meadows South Preliminary Plat and the east sign is within a City owned
outlot. The signs are setback 10 feet from the Quenroe Avenue right-of-way as required
by the Zoning Ordinance. The landscaping plan illustrates installation of plantings to
accent the masonry signs. An easement allowing the east sign on City property needs
to be executed between the City and developer.
5
Preliminary Plat. The preliminary plat illustrates six lots, one for each of the
townhouse buildings with ownership to be established by condominium association.
The preliminary plat also shows Outlot A for the portions of Outlot A, Wildflower
Meadows not effected by the site plan changes. As a preliminary plat, the areas
unaffected by the site design changes should be shown as lots consistent with the
Wildflower Meadows Preliminary Plat and subsequently final platted as an outlot for
future phases of development so as not to erase previous entitlements granted with the
original approvals on 13 March 2006.
Easements. The preliminary plat illustrates drainage and utility easements over each
lot outside the foundation of each building. The easements are consistent with the
requirements of Section 21-7-15 of the Subdivision Ordinance. A separate conservation
easement must be established to encompass the area 20 feet from the delineated edge
of the wetland at the west side of the preliminary plat. All easements are subject to
review and approval by the City Engineer.
Grading Plan. The developer has submitted a grading plan based on the previously
approved Wildflower Meadows grading plan and tree preservation plan. The grading
plan is subject to review and approval of the City Engineer.
Utility Plan. The developer has submitted a utility plan for extension of sanitary sewer
and water utilities to the subject site from the previously approved pipes in Wildflower
Meadow. The utility plan is subject to review and approval of the City Engineer.
RECOMMENDATION
The proposed Wildflower South development is consistent with the Comprehensive
Plan and performance standards established by the Zoning Ordinance, Subdivision
Ordinance and those approved as part of the Wildflower Meadows Preliminary
Plat/PUD-CUP. Our office recommends approval of the applications as outlined below,
subject to comments of other City staff.
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-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.
no
Decision 2 — PUD-CUP/Preliminary Plat
A. Motion to approve a PUD-CUP/Preliminary Plat for Wildflower Meadow South,
subject to the following conditions:
Approval of the preliminary plat shall not guarantee access to sanitary
sewer service. The City shall only allocate sanitary sewer capacity to
approved final plats with signed development contracts and payment of
applicable SAC and WAC fees to assure the City of timely development.
2. A phasing plan shall be submitted outlining the anticipated final platting of
the proposed subdivision. The phasing plan is subject to approval of the
City Council, its schedule shall be made a condition of preliminary plat
approval and it shall be incorporated as part of the terms and conditions of a
development contract executed for the initial final plat of a phased
development.
3. The developer shall specify three distinct color packages (siding, trim and
masonry) for the proposed townhouse buildings, with no scheme used for
more than 1/3 of the building exteriors.
4 Right-of-way dedication for CSAH 37 and vacation of existing CSAH 37
right-of-way shall be subject to review and approval of Wright County.
5. All 22 foot wide private drives and the north side of the 28 -foot wide east -
west private drive abutting CSAH 27 shall be posted "Fire Lane — No
Parking".
6. The following setbacks shall apply within the area of the Preliminary Plat:
CSAH 37
Quenroe
Ave.
West
Plat Line
Between
Bldgs.
Private Wetland
Drives
65ft.
35ft.
30ft.
20ft.
25ft. 40ft.
7. The landscape plan shall be revised illustrate proposed foundation
plantings and to provide for the required buffer yard plantings along CSAH
37, subject to review and approval of City staff.
8. Park and trail dedication requirements for both future additions of
Wildflower Meadows and Wildflower Meadows South will be satisfied as a
cash fee in lieu of land based on 41.7 percent of the per dwelling unit cash
fee in effect at the time of final plat approval with credits for any developer
installed improvements.
9. The preliminary plat is revised to illustrate the lots approved as Wildflower
Meadows in place of proposed Outlot A.
7
10. A conservation easement shall be established over the 20 foot buffer
required from the delineated edge of the wetland within the preliminary
plat.
11. All grading, drainage, utilities, easements and private drive construction
shall be subject to review and approval of the City Engineer.
12. The City and developer shall establish an easement for the location of an
area identification sign east of Quenroe Avenue to provide for long term
maintenance and ownership of the sign.
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
Deb Ridgeway, The Rottlund Company
Larry and Phyllis Fournier, property owners
4 CITY OF
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if NGS STATON 86DBD
(COUNTY STATE AID HIGHWAY NO 37) ELEVATION T 872.41
* �� 70TH STREET NE --------------- __ _--_--- NGS STATION B60BE
�� �- � - ELEVATION - 860.81
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LOCATION MAP
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SITE DATA
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TOTAL BOUNDARY
9.13AC.
TOTAL R.O.W.
0.50 AC
TOTAL LOT
38.63AC
CONDOMINIUM LOTS—
-33,86 AC.
OUTLOT A
4.75 AC.
TOTAL NUMBER OF LOTS
7
CONDOMINIUM L01S
6
OUTLOTS
1
TOTAL NUMBER OF UNITS
48
EMSTING ZONING
AG & R-7
PROPOSED ZONING (CONDOMINIUMS)
R-7
UTLITRT
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SITE INDEX
1. PRELIMINARY PLAT
2DOS71NG CONDITIONS
3. PRELIMINARY SITE AND UTILITY PLAN
4. PRELIMINARY GRADING PLAN
5. DETAILS
6. PRELIMINARY LANDSCAPE PLAN
7. TREE IN1EpRpR7_ ___
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SITE INDEX
1. PRELIMINARY PLAT
2DOS71NG CONDITIONS
3. PRELIMINARY SITE AND UTILITY PLAN
4. PRELIMINARY GRADING PLAN
5. DETAILS
6. PRELIMINARY LANDSCAPE PLAN
7. TREE IN1EpRpR7_ ___
I ;
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SITE INDEX
1. PRELIMINARY PLAT
2DOS71NG CONDITIONS
3. PRELIMINARY SITE AND UTILITY PLAN
4. PRELIMINARY GRADING PLAN
5. DETAILS
6. PRELIMINARY LANDSCAPE PLAN
7. TREE IN1EpRpR7_ ___
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70TH STREET NE
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Hakanson
7 Anderson
Assoc., Inc.
Review No. 1
ENGINEERING REVIEW
Commercial and
Residential Subdivision
for the City of Otsego
by
Hakanson Anderson Associates, Inc.
Submitted to: Honorable Mayor and City Council
cc: Mike Robertson, Administrator
Judy Hudson, City Clerk
Dan Licht, City Planner
Andy MacArthur, City Attorney
Deb Ridgeway, The Rottlund Company, Inc.
Brian J. Krystofiak, P.E., Pioneer Engineering
Reviewed by: Ronald J. Wagner, P.E.
Brent M. Larson, P.E.
Date: January 16, 2008
Proposed
Development: Wildflower Meadows South
Street Location A portion of the SW'/4 of the SE'/4 of S26, T121, R23
of Property: Southwest of CSAH 42, east of Hwy 101 and north of CSAH 37.
Applicant: The Rottlund Company
3065 Centre Pointe Dr.
Roseville, MN 55113-1130
Developer: The Rottlund Company
Owners of Record: Larry and Phyllis Fournier
Purpose: Wildflower Meadows South is a proposed 48 unit multi -family
residential development on 9.13 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 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, Wright County Highway Department, Minnesota
(but not limited to) Department of Health (water), and Minnesota Pollution Control
Agency (sanitary sewer)
..
TABLE OF CONTENTS
INFORMATION AVAILABLE
PRELIMINARY PLAT
EXISTING CONDITIONS
PRELIMINARY SITE AND UTILITY PLAN
SANITARY SEWER COLLECTION SYSTEM
WATER DISTRIBUTION SYSTEM
STREET/TRAFFIC/ACCESS ISSUES
GRADING, DRAINAGE & EROSION CONTROL
WETLANDS
SURFACE WATER MANAGEMENT
ENVIRONMENTAL
OTHER CONSIDERATIONS
SUMMARY AND/OR RECOMMENDATION
S:\Municipal\Hotsego23xx\2319\ot2319RVW1.doc Page 2 of 6
INFORMATION AVAILABLE
Preliminary Plans for Wildflower Meadows South, 12/21/07 revision, by Pioneer Engineering
Storm Sewer Design Calculations for Wildflower Meadows South, 12/17/07, by Pioneer Engineering
Final Plat for Wildflower Meadows, received 3/21/07, by Pioneer Engineering
City of Otsego Engineering Manual, 2007 revision
Trunk Stormwater Facilities Study for Portions of Lefebvre Watershed, March 1999
City of Otsego Zoning and Subdivision Ordinances, October 14, 2002
National Wetland Inventory Map, 1991
PAGE 1
S:\Municipal\Aotsego23xx\2319\ot2319RVW1.doc
PRELIMINARY PLAT
1. A phone number and contact person for the developer are required.
2. The required Right -of -Way (R.O.W.) along CSAH 37 is subject to Wright County approval.
The Wright County engineering staff has requested 60' of R.O.W. be provided.
A 20' "no disturb zone" protective buffer is required around all wetlands (20-16-9.E).
Wetland Buffer signs will be placed along the wetland in the southwest corner of the site.
4. Depict the setback line alone Quenroe Avenue NE.
The property west of Block 1 and north of CSAH 37 has been platted with the Darkenwald's
Riverbend Co. II. Please revise the "Unplatted" and owner information.
EXISTING CONDITIONS
The entire Wildflower Meadows South plat shall be depicted in the existing conditions
including the portion of Wildflower Meadows being replatted as Wildflower Meadows South
and the existing Quenroe Avenue. The grading of Wildflower Meadows has already taken
place and should be reflected here and in the preliminary grading plans.
2. Label the existing 100 -yr HWL and NWL of the wetlands in and adjacent to the plat. (21-6-
2.13.9)
3. Depict all existing underground utilities within 150' of the plat boundaries. (21-6-2.B.5) The
culvert under Quenroe Avenue NE at CSAH 37 does not have the size or invert elevations.
4. Label the zoning of the existing land surrounding the proposed plat here or on the Preliminary
Plat sheet. (21-6-2.B.2)
PRELIMINARY SITE AND UTILITY PLAN
Label the datum of the Benchmarks. (N.G.V.D. 1929 Adj. Datum?)
2. Provide the proposed storm sewer pipe sizes, invert and rim elevations in the plans.
3. A combination of surmountable, B612 and B618 curb and gutter will be required throughout
the plat. Please refer to the accepted Wildflower Meadows construction plans to be consistent
throughout the townhome area.
4. Concrete valley gutters appear to be needed across the intersections of the driveway streets at
71 St Court NE and possibly along the parking stalls.
Clearly depict the plat boundaries.
PAGE 2
S:\Municipal\Aotsego23xx\2319\ot2319RVW1.doc
w
SANITARY SEWER COLLECTION SYSTEM
1. The sanitary sewer along Driveway L shall be extended to the west to service Lot 6, Block 1.
Extending the service from the manhole at the intersection of Driveway L and Driveway N
will not be allowed.
WATER DISTRIBUTION SYSTEM
Hydrant coverage in the townhome area is sufficient.
STREET/TRAFFIC/ACCESS ISSUES
The required Right -of -Way (R.O.W.) along CSAH 37 is subject to Wright County approval.
Discussions regarding the required R.O.W. have determined that 55' or 60' will be required.
2. Driveway L shall be 30' wide. To provide safe and protected parking along Driveway L, a
constant 22' wide street with 8' wide parking stalls shall be provided.
3. The soil borings, geotechnical data, and recommended pavement section for Wildflower
Meadows will suffice due to the size and close proximity of Wildflower Meadows South. The
proposed street section agrees with the street section used for Wildflower Meadows.
4. Streets shall be named in accordance with the Wright County Grid system. DRWY B =
Queens Court NE, DRWY L = Queens Circle NE, DRWY N = Quell Avenue NE, and
DRWY M = Quenelle Avenue NE.
GRADING, DRAINAGE AND EROSION CONTROL
1. Erosion control measures shall be in accordance with the Best Management Practices as
published by the MPCA and shall meet all requirements of the permit.
2. Label the existing 100 -yr HWL and NWL of the wetlands in and adjacent to the plat. (21-6-
2.B.9)
3. Depict the existing contours for the area surrounding the proposed plat. Portions of the site
have previously been graded with the Wildflower Meadows development. This grading shall
be depicted in the existing conditions.
4. Clearly depict the plat boundaries.
WETLANDS
Label the existing 100 -yr HWL and NWL of the wetlands in and adjacent to the plat. (21-6-
2.B.9)
PAGE 3
S:\MunicipaRAotsego23xx\2319\ot2319RVW1.doc
4, v, " .."
SURFACE WATER MANAGEMENT
1. Storm sewer design shall use an intensity of 5.8 in/hr for a 10 minute time of concentration
(Tc). Provide justification for Tc's longer than 10 minutes and for the coefficient "c" values.
2. Inlet spread calculations shall be provided at the time of Final Plat submittal. The allowable
inlet spread for catch basins at low points is half the drive lane. The allowable inlet spread for
a catch basin on a grade is two-thirds of the drive lane.
3. The flow to the catch basins with stubs for the roof drains do not reflect the additional areas
from the roofs. Please revise.
4. The downstream storm sewer calculations for the Wildflower Meadows development do not
take into account the entire flow coming from the proposed Wildflower Meadows South site.
The runoff now being route through their storm sewer may over load the existing downstream
system. Please provide revised storm sewer calculations depicting the downstream storm
sewer through Wildflower Meadows.
5. The hydrology for the site has been included in the accepted hydrology model for Wildflower
Meadows.
ENVIRONMENTAL
1. A statement certifying the environmental condition of the site including the presence of any
hazardous substances as defined in Minnesota Statues 11513.02, Subd. 8 is required. (21-6-
2.13.10)
OTHER CONSIDERATIONS
Mailboxes will be required to be located in clusters. The side of the street that the clusters are
located on shall be determined by the local mail carrier/USPS.
SUMMARY AND/OR RECOMMENDATION
We recommend approval of the preliminary plat contingent upon the above comments being address.
PAGE 4
S:\Municipal\Aotsego23xx\2319\ot2319RVW1.doc
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 plan nersC'nacplanning.com
PLANNING REPORT
TO: Otsego Planning Commission
FROM: IDaniel Licht, AICP
RE: Otsego — Remington Coves; 2nd Addition Concept Plan
REPORT DATE: 17 January 2008 ACTION DATE: 24 February 2008
NAC FILE: 176.02 — 08.01
BACKGROUND
Cottage Builders, Inc. has submitted a concept plan to replat 18 of the detached
townhome lots with as 9 twin home buildings (18 units) within the Remington Coves
development. The PUD -CUP and preliminary/final plat of Remington Coves was
approved 27 September 2004 and included 43 detached townhomes. The proposed
twin homes are clustered on the east side of the project at the corner of 70th Street and
69th Street. The builder is requesting consideration of the concept plan as none of the
detached townhome lots have sold since the development was constructed.
Exhibits:
A. Site location
B. Approved Site Plan
C. Proposed Preliminary Plat
ANALYSIS
Comprehensive Plan. The Comprehensive Plan guides the subject site for low density
residential land uses. The density of the development will not be effected by the
proposed building changes. The detached townhomes were approved in Remington
Coves as being consistent with the intent that low density residential land uses be single
family neighborhoods. Although there is no impact in density, the Planning Commission
and City Council must decide if the proposed twin homes are consistent with the desired
character of the area. In this regard, it is noted that the detached townhomes would be
at the periphery of a single family neighborhood and abuts a future minor arterial
roadway.
Zoning. The subject site is zoned R-6 District. Detached townhomes are allowed as a
permitted use in the R-6 District as are the proposed twin homes. A PUD -CUP was
approved with the Remington Coves preliminary plat to allow for the detached
townhomes to be platted in a unit and base lot configuration, shared access from private
drives and unique setback requirements. An amended PUD -CUP would need to be
processed with a preliminary plat application to address these same issues with the
revised site plan.
Building Design. No architectural plans have been submitted for the proposed twin
home buildings. Twin home units are subject to review by the Planning Commission
and approval of the City Council. Based on discussions with the builder, the detached
townhomes have a two story design, whereas the two family buildings would be one
story with a slightly larger finished floor area. The design of the two family buildings is
critical to evaluating the change in building type as the setbacks were based on the
design of the bayhomes. The dimensions of the garage are also important
inconsideration of the proposed driveway flexibility.
Landscape Plan. A revised landscape plan is required to reflect changes to the site
plan as part of a preliminary plat application.
Setbacks. The following setbacks were established for the Remington Coves
bayhomes:
70 Street 69th Street
Between
Bldgs.
Private Wetland
Drive
Required 65ft. 25ft.
1Oft.
25ft. 40ft.
Proposed 60ft. 25ft
15ft
20ft. Na
The concept plan will need to be revised to conform to the 65 foot setback from 70th
Street, which will be a minor arterial street in the future as CSAH 37. The primary
issues with site plan changes are the reduced setback to the private drive and the
separation between the buildings.
A 20 foot deep driveway apron is sufficient to accommodate parking of a typical sedan
(16 feet), Chevrolet Suburban (18 feet), Chevrolet Silverado Extended Cab/Short Box
(19 feet), Ford F-150 SuperCrew (19 feet) but doesn't leave much space for visibility
behind a parked vehicle.
The appropriateness of the setbacks between building is dependent on the architectural
design. The bayhomes were designed and located on the site to ensure an open 3/4
view for each of the dwellings. Most of the twin home units have a similar view, with
units #2 and #17 being more limited and tucked behind adjacent buildings.
Utilities. Sanitary sewer, water, cable and phone utilities were all installed in the
subject site based on the detached townhome site design. The City Engineer has
identified a number of issues related to utility locations and the revised site plan. A
preliminary plat application would need to remove utility boxes from driveways and
provide for appropriate connections to the dwelling units, subject to approval of the City
Engineer.
Grading Plan. No grading plan has been submitted with the site and utility plans. The
City Engineer does not believe that significant modifications are required to the
established grades approved with the original development plans to accommodate the
change in building type. A grading plan will be required to be submitted with a
preliminary plat application.
Easements. Drainage and utility easements were established over Outlot C, which is
the base lot surrounding the detached townhome lots. These easement must be
vacated and new easements established over the base lot shown on the proposed
preliminary plat.
RECOMMENDATION
The concept plan for replating 18 of the Remington Coves detached townhomes as nine
twin home buildings (18) units has been submitted for consideration and comment by
the Planning Commission and City Council. The primary decision to be made at this
time is whether the proposed two unit dwellings are appropriate for the area. City staff
believes that there is an opportunity for a neighborhood scale twin home development
within the City and that the proposed use would be compatible with the Remington
Coves area. Specific site and building plan issues outlined herein would need to be
reviewed further and resolved as part of a subsequent preliminary plat application.
POSSIBLE ACTIONS
A. Motion to provide favorable comment on the concept plan for Remington Coves
2nd Addition, subject to the following conditions:
The Concept Plan shall require the following applications to be processed
in accordance with the Zoning Ordinance and Subdivision Ordinance:
a. PUD -CUP amendment
b. Preliminary Plat
C. Final Plat
d. Vacation of drainage and utility easement
2. The builder shall submit building elevations and floor plans for the
proposed twin homes, which are subject to review by the Planning
Commission and approval of the City Council.
3. A revised landscape plan shall be submitted reflecting changes to the site
plan.
4. The following setbacks shall apply unless modified as part of the PUD -
CUP amendment:
70 Street
69th Street
Between
Bldgs.
Private Wetland
Drive
65ft.
25ft.
20ft.
2 5ft. 40ft.
5. The utility plan shall be revised as recommended by the City Engineer,
subject to that office's review and approval.
6. A revised grading plan reflecting the site plan changes is submitted and is
subject to review and approval of the City Engineer.
7. Existing drainage and utility easements over Outlot C, Remington Coves
1 st Addition are vacated and new easements established over the base lot
based on the revised site plan, subject to review and approval of City staff.
B. Motion to provide unfavorable comment on the concept plan based on the
proposed land use being inconsistent with the intent of the Comprehensive Plan
and previous Remington Coves approvals.
C. Motion to table.
C. Mike Robertson, City Administrator
Judy Hudson, City Clerk/Zoning Administrator
Andy MacArthur, City Attorney
Ron Wagner, City Engineer
Brian Reiner, Cottage Builders, Inc.
Bruce Bonebright, Cottage Builders, Inc.
4
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Note This map is for planning purposes only
The Comprehensive Plan must be consulted to
verify policies applicable to specific land use
designations.
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PRELIMINARY PLAT
-of- THE BAYHOMES AT REMINGTON COVES
PROPERTY OWNERS:
Cottage Builders, Inc.
32091 st Street South, EKISTING PROPERTY DESCRIPTION:
1.Walfe Park, MN 56387 ft I.t Q EMING th
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OV COBE$ FlRSTADDIRON, tN lghgI County,O-n.met,, p1
320-251-4289 0 ebq to the recorded plat NermL
NOTES:
FI Nd ee^'sy ewe bbn kted by EO Rud and S x, Inc m Decwnber 10. 2007.
Bembp ehoen — m m assume denim.
M ami— sham be tN, —y — es.t.,
Due to eew rock bebq o Plated durkeq the winim ,eaeen fharo may be
ded—t. t
<mdRlm, dae—terhttthkOeof Mlnne t f
M-1 Nntera vbhle due to mow
Wbfer and emlle y servicem
lofkn ere booed m abe. ground mw e,e and
.Mot plme. No e,eaw—, eves mbee to wrlfy octad locaflon m dyth.
- Site grodbq and utefty Plan, prepared by Plows E.qb, nq.
PROPOSED EASMENT VACATION DESCRIPTION:
Me ewboq, and utNty edsemm t. lyny wlthh In Lot, a and 5, &-e ], and the
droe,ag. and utNty easement thrmghout all of auot C. dl m deekafed b the
P'.'
recerdee GTTDN CO o� MST AODInON, -,ht County. Mb--. occardbq to
PW
e DEVELOPRIENT DATA:
th
LEGENLEGEND e purpo,e of Mh proposed plat i, to <m e l IB d—ed
D")— Mt. e,to 9 tee, eoA— arts,.
❑ DENOTES CATCH BASIN - Esafb9 ime,¢ Plmnee Unlf DevNopmmt
- Praposad imbq: Plmned Unit Dewlopmmt
—O DENOTES STORAf SEVER —ege we, of IB twh boye0me IOM1: W44 eq. A.
—e ---G DENOTES SANITARY SEWER Buede,q Setbacks:
-Front mfib— - 20 ft. (a to frml of gprape)
—e— DENOTES WA7FRMAIN -M»mum dktmm bet~ b,ldbp - 15 N.
A DENOTES NYURANT
MOTES RETAINe10WtL PROPOSED BUILDING LOTAREATABLE
DENOTES OGNC!✓ETE SURFACE DETAIL _
O DENOTES BDUIgNa1S SURFACE
O DENOTES OCNT POLE (SCALE: I IN. - 30 FT.) Teo sa rt.
sen J,se m ,r.
m DENOTES TELEPifONE PEDESTAL J 'm' R'
O DENOTES CABLE PEDESTAL Pel row
* DENOTES ELECTRIC MANSFORLIER
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-- --1. 1 JJx) 50. r1
pa g -ILL I Z74q rt.
"' a=ces d c"w ix 1U] 5d Fr.
ALL Txo-as;a Nau5E2 m .E SLAB m aAx
I hereby certify that thle --y, plan
ar report Was prepared by me ar under
my dkect eupeMebn and that 1 am
a duly Registered Lond Surveyor under
the laws of the State of Minnesota.
N A. REN
Dote: Q/ AZ License Na 2530
INC.
Professional Land Surveyors
n.eq�d<om 6776 Lake Drive NE, Suite 110
Lino Lakes, MN 55014
TOL(651)361.8200 FOX(651)361-8701
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VICINm M.
(NO SCALE)
-----------------------------------------
(SEE SHEEr 2 FOR BOUNDARY AND LOT DIMENSIONS)
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Hakanson 03 0
1 AriCieCSon 3601 Thurston Avenue, Anoka, MN 55303
ASSOC.,InC. Phone: 763/427-5860 Fax: 763/427-0520
MEMORANDUM
To: Honorable Mayor and City Council
cc: Mike Robertson, Administrator
Judy Hudson, Clerk
Dan Licht, NAC
Andy MacArthur, City Attorney
Ronald Wagner, P.E. City Engineer
Brian Reiner, Cottage Builders, Inc.
Bruce Bonebright, Cottage Builders, Inc.
Craig G. Schlichting, P.E., Plowe Engineering, Inc.
John A. Rengo, R.L.S., E.G. Rud & Sons, Inc.
From: Brent Larson, P.E.
Date: January 16, 2008
Re: The Bay Homes at Remington Coves — Sketch Plan Review
We have reviewed the Preliminary Plat, dated 12/21/07, and Preliminary Utility and Grading Plans, dated
12/20/07, for the above -referenced project and would offer the following comments:
Preliminary Plat
The preliminary plat proposes to revise 18 detached Bayhomes (Lots 1-9, Blocks 7 and Lots 1-9,
Block 8 of Remington Coves First Addition) to 9 Twin Bayhomes (still 18 units). The preliminary
plat vacates all existing drainage and utility easements covering Outlot C, which surrounds all the
townhomes, and between Lots 4 & 5, Block 7. It appears that the new preliminary plat reinstates all
required drainage and utility easements.
2. The delineated wetland edges shall be depicted in the final plat.
3. The driveways for Block 1, Lots 4, 9, 10, and 12 cross adjacent lot lines into adjacent properties.
4. The locations of a telephone and cable pedestal appear to be located in the proposed driveways for
Block 1, Lots 4 and 18 respectively.
Existing Conditions
1. All mass grading, utilities, curb and gutter, and streets associated with the proposed plat have been
completed with Remington Coves First Addition.
S:\Municipal\Aotsego22xx\2277\ot2277BayhomesRVWI.doc
Utility Plans
1. The utility work associated with the The Bayhomes at Remington Coves plat consists of connecting
to the existing sanitary sewer and watermain service stubs and extending these services to the
townhomes. In situations were the existing services no longer properly align with the new
townhome location a 4" cleanout is proposed to be installed on the sanitary sewer service to "bend"
the service towards the townhome. In most cases the services are not to be realigned. It does not
appear that the services will enter the each townhome in the same location therefore the utility
rooms may have to be located in different locations for each house. This should be considered
when reviewing the architectural plans.
Gradiniz Plans
No comments.
Other Considerations
All storm water management has been address with the Remington Coves submittals.
Hakanson
Anderson
S:\Municipal\Aotsego22xx\2277\ot2277BayhomesRVWI.doc Assoc., Inc.