06-02-08 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 plan nersC'nacplanning.com
PLANNING REPORT
TO:
FROM:
RE:
REPORT DATE
NAC FILE:
BACKGROUND
Otsego Planning Commission
Daniel Licht, AICP
Otsego — Crimson Ponds North; Preliminary Plat
28 May 2008 ACTION DATE: 5 July 2008
176.02 — 08.08 CITY FILE: 2008-12
Backes Companies has submitted an application for preliminary plat approval for
development of 48.7 acres located east of Odean Avenue between 78th Street and 83rd
Street. The proposed development to be known as Crimson Ponds North would consist
of 65 single family lots served by sanitary sewer and water utilities and a public park.
The applicant is also requesting a Zoning Map amendment to R -4A, Residential
Suburban Single Family District in conjunction with the preliminary plat.
The subject site consists of three separate parcels each developed with one single
family dwelling and various accessory buildings. The subject site is located within the
Long Range Urban Service Area (LRUSA) designated by the Comprehensive Plan and
guided for future low density residential uses. The three properties that comprise the
subject site are all zoned A-1, Agriculture Rural Service District.
The proposed development has been previously reviewed as a concept plan by the
Planning Commission and City Council. The concept plan was last discussed by the
City Council at their meeting on 27 February 2006. No formal action was taken by the
City Council regarding the concept plan according the meeting minutes, but concerns as
to the extent of grading and lot sizes was noted in reference to comments in a
memorandum from our office dated 16 January 2007.
Exhibits:
A. Site Location E. Phasing Plan
B. Existing Conditions F. Preliminary Grading Plan
C. Site Plan G. Wetland Mitigation Plan
D. Preliminary Plat H. Overall Utility Plan
ANALYSIS
Zoning. The applicant is requesting that the subject site be rezoned to the R -4A District
to allow for development of the preliminary plat. The R -4A District was established on
13 March 2006 to provide a second urban single family zoning district requiring larger
minimum lot widths and lot area standards in areas with existing natural features such
as vegetation, wetlands, protected waters and/or topography. The lot standards of the
R -4A District are also used as a transitional land use to address compatibility concerns
in situations where new development served by sanitary sewer abuts existing
unsewered developed lots within the R-1, R-2 or R-3 District subdivisions.
The subject site is unique in that it is surrounded on four sides by existing one -acre lots
zoned R-3 District. In almost all other instances the new sewered development abuts
an existing unsewered subdivision on one or two plat lines. In reviewing the concept
plan, both the Planning Commission and City Council directed that the all of the single
family lots proposed for development within the subject site conform to the minimum lot
area and width requirements of the R -4A District to make the lot sizes more compatible
between the subject site and surrounding existing developed lots. The Zoning Map
amendment application is to be considered based upon, but not limited to, the criteria
established in Section 20-4-2.F of the Zoning Ordinance:
The proposed action's consistency with the specific policies and provisions of the
Otsego Comprehensive Plan.
Comment: The subject site is within the Long Range Urban Service Area
designated as part of the urban service staging plan included within the
Comprehensive Plan. This area incorporates those portions of the City
previously developed with one -acre single family lots served by on-site septic
and well systems and several undeveloped parcels, including the three
properties comprising the subject site. Further development within the LRUSA
utilizing on-site septic systems is not allowed except under defined
circumstances:
The development will result in completion of an unfinished street
network.
2. The development will have the result of correcting or improving a
demonstrated area drainage problem.
3. The development provides for dedication of lands to a legitimate
public purpose.
Development of the subject site will allow for an existing minor drainage problem
resulting from the location of the driveway on the middle property to be corrected.
The proposed preliminary plat would also provide land for a neighborhood park
facility, which has been identified as a need in this area. Based on these factors,
it is our opinion that the criteria to allow unsewered subdivision of the property
would be met.
2
However, the developer is requesting extension of sanitary sewer and water
services to the subject site to allow for the proposed subdivision with a density of
1.3 dwellings per acre. The Comprehensive Plan states that extension of
sanitary sewer and water services to parcels within the LRVSA is not anticipated
unless mandated by pollution concerns or specifically requested by property
owners. The following factors must be considered related to extension of
sanitary sewer and water utilities for the preliminary plat:
City policy is that existing adjacent properties utilizing on-site septic
systems are not required to connect to sanitary sewer unless requested by
the property owner or mandated in the future by pollution issues effecting
public health and safety.
The developer will bear all costs for the extension of utilities including
easement acquisition and construction.
The City has adequate capacity in the Phase 3 East WWTF to serve the
proposed development.
The preliminary plat is consistent with the policies of the Comprehensive Plan in
terms of the type and intensity of the proposed use, which is made possible by
extension of sanitary sewer and water utilities. Although concerns are likely to be
raised regarding the proposed extension of sanitary sewer and water utilities to
the subject site, City staff believes that this type of development is the most
efficient utilization of land that is in the City's long term interests.
2. The proposed use's compatibility with present and future land uses of the area.
Comment: The subject site is surrounded by the following existing/planned land
uses:
Direction
Land Use Plan
Zoning Map
Existing Use
North
LD Residential
R-3 District
Single Family
East
LD Residential
R-3 District
A-1 District
Single Family
Hobby Farm
South
LD Residential
R-3 District
Single Family
West
LD Residential
R-3 District
Single Family
The proposed subdivision is an infill development of property surrounded by
existing suburban single family uses on one acre lots. Although more dense than
the existing surrounding single family lots, subdivision of the subject site as
shown on the preliminary plat would result in development of the same type of
uses with similar character. The transition between the urban and one -acre lots
occurs only along rear lots lines such that the orientation of each neighborhood is
separate from one another, which is a fundamental site design concept. In areas
where the City has previously approved urban single family subdivisions that
abut existing one -acre single family subdivisions, no negative compatibility issues
have been documented.
3. The proposed use's conformity with all performance standards contained within
the Zoning Ordinance and other provisions of the City Code.
Comment: The proposed development conforms to the requirements of the
Zoning Ordinance, Subdivision Ordinance and Engineering Manual.
4. Traffic generation of the proposed use in relation to capabilities of streets serving
the property.
Comment: The proposed development would be accessed from Odean
Avenue via two intersections at 81St Street and 82"d Street. Odean Avenue is
designated as a collector street by the Transportation Plan. Odean Avenue is an
improved Minnesota State Aid design street with adequate capacity to
accommodate 12,000 vehicle trips per day. The Institute of Transportation
Engineers estimates that single family residential dwellings generate
approximately 10 vehicle trips per day. The volume of existing traffic and traffic
generated by the proposed lots within the preliminary plat is less than the
capacity of Odean Avenue.
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 development can be accommodated by City
services. Development of the preliminary plat will require installation of a
temporary lift station to the connection to sanitary sewer service, the cost of
which will be borne by the developer with ongoing operation and maintenance
cost paid for as a system expense paid for by users.
Phasing Plan. In accordance with the City's growth management policy, the developer
has provided a phasing plan for buildout of the proposed development. The phasing
plan has three phases, each with 24 lots although grading of the entire site will likely
occur in Phase 1. The developer will be required to construct temporary cul-de-sacs at
the ends of Odell Avenue and 82nd Street for Phases 1 and 2 as a condition of final plat
approval.
Access. Access to Odean Avenue must be spaced 500 feet apart in accordance with
the recommendations of the Transportation Plan and Section 21-7-4.P of the
Subdivision Ordinance. The distance between 81St Street and 82nd Street is 1,200 feet
and the distance between 82nd Street and 83rd Street is 530 feet, which complies with
City intersection spacing requirements. There are no connections between the
proposed preliminary plat and 78th Street, Ogren Avenue or 83rd Street. Future
development of the exception parcel to the southeast of the subject site may be
expected to connect proposed 81St Street and Ogden Avenue in Crimson Ponds North
without connection to 78th Street being required.
Ig
Streets. The preliminary plat illustrates a 60 foot wide right-of-way for internal streets,
which have been designed to be 28 feet wide with concrete curb and gutter consistent
with Engineering Manual requirements. A five foot wide concrete sidewalk is shown on
one side of the streets.
Because of the exception parcel at the southeast corner of the subject site, there is no
connection between Ogren Avenue and 81St Street looping the traffic circulation within
the neighborhood. As a result, 82nd Street/Ogren Avenue and 81St Street will end in
temporary cul-de-sacs until such time as the exception parcel is subdivided. Section
21-7-6 of the Subdivision Ordinance establishes a limit of 500 feet for cul-de-sac
streets. The length of 82nd Street/Ogren Avenue west of Odell Avenue is 1,785 feet and
81St Street extends 750 feet west of Odell Avenue.
The timing for subdivision of the exception parcel is unknown relative to connecting
Ogren Avenue to 81St Street. As such, the applicant will be required to construct at their
cost a trail across the park parcel of sufficient capacity and width to accommodate
emergency vehicles. Our office recommends a 10 foot wide trail with five foot gravel
shoulders be provided to meet the minimum 20 foot wide requirement for fire lane
access. The design section for the trail is to be subject to review and approval by the
City Engineer.
Blocks. Section 21-7-3 of the Subdivision Ordinance limits block length to 1,200 feet to
encourage neighborhood circulation and access unless existing topography, wetlands
or existing subdivisions prevent such connections. The proposed block extending
along the west, north and east perimeter of the subject site exceeds the block length
limit due to access limitations to Odean Avenue, wetlands prohibiting extension of
O'Dell Avenue across existing right-of-way and existing abutting subdivisions. All other
blocks are less than 1,200 feet in length.
Lot Requirements. The table below illustrates the minimum requirements of the R -4A
District that would be applicable to lots within the preliminary plat. All of the lots within
the proposed preliminary plat conform to these minimum requirements.
Landscaping. Section 20-16-7.D of the Zoning Ordinance requires installation of a
landscape bufferyard along Odean Avenue. Installation of a buffer yard the full length of
Odean Avenue is not possible given the extent of the regional stormwater drainage
pond. However, a landscape plan must be submitted meeting the requirements of
Section 20-16-7.D.3 of the Zoning Ordinance for a buffer yard to be installed within Lot
10 and 14, Block 5 and Lot 1, Block 7.
Setbacks
Front
Side
Side
Corner
Rear
Wetland
Lot
Area
Lot
Width
Lot
Depth
Odean
Local
Ave.
Street
18, 000sf.
100ft.
150ft.
65ft.
35ft.
1 Oft.
35ft.
20ft.
40ft.
Landscaping. Section 20-16-7.D of the Zoning Ordinance requires installation of a
landscape bufferyard along Odean Avenue. Installation of a buffer yard the full length of
Odean Avenue is not possible given the extent of the regional stormwater drainage
pond. However, a landscape plan must be submitted meeting the requirements of
Section 20-16-7.D.3 of the Zoning Ordinance for a buffer yard to be installed within Lot
10 and 14, Block 5 and Lot 1, Block 7.
Park and Trail Dedication. Section 21-7-18 requires the developer to dedicate a
minimum of 10 percent of the net buildable area of the subject site to the City for park
development or pay a cash fee in lieu of land, as determined by the City Council.
The Park and Trail plan identifies a need for the City to acquire land within the Long
Range Urban Service Reserve Area for development of neighborhood parks. The
preliminary plat proposes dedication of a 6.25 acre parcel at the center of the subject
site for public park. The preliminary plat also includes a 0.12 acre, 30 foot wide corridor
from 82nd Street to the north plat line which aligns with existing platted right-of-way in
Vassuer's Oak Grove Estates 2nd Addition to provide for a future trail connection. The
net area of the subject site is 44.0 acres (minus wetlands and Odean Avenue right-of-
way) and the net area of the proposed park land to be dedicated to the City (minus
wetlands and ponding areas) is 4.91 acres. The proposed park land dedication
exceeds minimum Subdivision Ordinance requirements. Development of the park,
other than the trail connection between Odell Avenue and Ogren Avenue, would be a
future City responsibility.
Utility Plan. Expansion of the east waste water treatment plant to 1.0 million gpd. of
capacity makes available service for new residential developments, including the
proposed subdivision. The developer is proposing to extend sanitary sewer and water
utilities from Crimson Ponds West through Odell Avenue and within an easement
acquired over Outlot B, Deer Field Acres to a temporary lift station within the park
parcel. The sizing of the utilities and the lift station serving the subject site would not
allow for service to other undeveloped parcels to the north or of the exception parcel to
the southeast. The temporary lift station would be abandoned should the exception
parcel to the southeast be subdivided and extend trunk sanitary sewer along the
wetland / Lefebvre Creek to the southeast. The cost of construction for the temporary
lift station and all utility lines will be borne by the developer. Operation and future
maintenance of the temporary lift station would be a utility system cost paid for by
sanitary sewer users. All utility plans are subject to review and approval of the City
Engineer.
Grading Plan. The subject site is characterized by rolling topography with peaks at the
northwest and southwest corners of the site and low areas surrounding the ponds and
wetlands through the center of the property. The developer has provided a grading plan
for the development of the subject site that proposes to lower the peaks on the site by
approximately 10 feet. The extent of grading of the subject site is necessary to allow for
construction of City streets at the fixed access points to Odean Avenue meeting the
maximum seven percent grade allowed by Section 21-7-71 of the Subdivision
Ordinance. The site will still have significant changes in elevation after grading is
complete with approximately 50 feet of elevation difference between the southwest and
northeast/southeast areas of the property. No material is to be hauled off of the subject
site. The grading plan will correct an existing issue with the regional stormwater pond
on the west edge of the property whereby the outlet is blocked by the driveway to the
existing single family home on the center parcel comprising the subject site. The
grading plan also includes several stormwater basins to maintain stormwater quality and
rate control such that stormwater runoff leaving the site is at the same or slower rate as
current conditions. All grading, drainage and erosion control plans are subject to review
and approval by the City Engineer.
6
Wetlands. The grading plan also would impact 0.12 acres of wetland within the subject
site in the area of Lots 7 and 8, Block 5 and Lot 1, Block 6. Impacts to wetlands a
subject to the criteria outlined in Section 20-16-9.E.3 and Chapter 93 of the Zoning
Ordinance and approval of the City Engineer in consultation with a Technical Evaluation
Panel of wetland and soils experts. Impacted wetlands are required to be replaced (or
mitigated) at a 2:1 ratio. The developer is proposing to use a combination of wetland
credits and restored wetlands to meet the mitigation requirement. Our office
recommends that the preliminary plat be revised to include the wetland and wetland
buffer (and stormwater pond) within Lot 1, Block 3 and Lots 8-12, Block 6 within the
park outlot to minimize potential encroachment issues and provide better protection.
Easements. The preliminary plat illustrates drainage and utility easements at the
perimeter of each lot and over all stormwater drainage ponds and wetlands as required
by Section 21-7-15 of the Subdivision Ordinance. We recommend signs be posted at
the edge of the drainage and utility easements overlying stormwater ponds and
wetlands notifying property owners of the easement location. All easements are subject
to review and approval of the City Engineer.
Final Plat. Section 21-3-2.K.7 of the Subdivision Ordinance requires submission of a
final plat application within 100 days of City Council approval of a preliminary plat. The
final plat requires execution of a development agreement, satisfaction of park and trail
dedication and establishment of required securities as a condition of approval.
Existing Buildings. The developer will be responsible for the complete removal of the
three existing homes and accessory buildings as a condition of final plat approval such
that the property conforms with allowances of the R -4A District.
RECOMMENDATION
The Crimson Ponds North preliminary plat is consistent with the policies of the
Comprehensive Plan for the anticipated future development of the subject site.
Rezoning to R -4A District consistent with prior direction from the Planning Commission
and City Council to increase lot sizes within the development will ensure compatibility
with existing neighborhoods surrounding the subject site. Our review indicates that the
proposed subdivision conforms to all applicable performance standards of the Zoning
and Subdivision Ordinance and we recommend approval of the applications as set forth
below.
POSSIBLE ACTIONS
Decision 1 — Zoning Map Amendment
A. Motion to approve rezoning the subject site to R -4A District based on a finding
that the action would be consistent with the Comprehensive Plan and compatible
with existing developed neighborhoods surrounding the subject site.
B. Motion to deny the application based on a finding that the request is inconsistent
with the policies of the Comprehensive Plan.
C. Motion to table.
Decision 2 — Preliminary Plat
A. Motion to approve the Crimson Ponds North preliminary plat subject to the
following conditions:
Approval of the preliminary plat shall not guarantee access to sanitary
sewer service. The City shall only allocate sanitary sewer capacity to
approved final plats with signed development contracts and payment of
applicable SAC and WAC fees to assure the City of timely development.
2. The submitted phasing plan shall be incorporated as part of the terms and
conditions of a development contract executed for the initial final plat of a
phased development.
3. The developer shall escrow funds with the first final plat for construction of
the trail through the park parcel to be constructed in Phase 3 by the
developer.
4. A landscape plan shall be submitted meeting the requirements of Section
20-16-7.D.3 of the Zoning Ordinance for a buffer yard to be installed within
Lot 10 and 14, Block 5 and Lot 1, Block 7.
5. The preliminary plat shall be revised to designate land to be dedicated to
the City for park land as Outlots A and B with these parcels deeded to the
City with the first final plat.
6. All utility plans are subject to review and approval by the City Engineer.
7. All grading, drainage and utility plans are subject to review and approval
by the City Engineer.
8. The preliminary plat shall be revised to include the wetland and wetland
buffer (and stormwater pond) within Lot 1, Block 3 and Lots 8-12, Block 6
within the park outlot to minimize potential encroachment issues and
provide better protection.
9. Wetland impacts and mitigation plans are subject to review and approval
by the City Engineer.
10. All easements are subject to review and approval of the City Engineer.
11. Signs shall be posted at the boundary of drainage and utility easement
overlying stormwater ponds and wetlands notifying property owners of the
easement location.
12. The developer shall be responsible for removal of the three existing single
family dwellings and all accessory buildings as a condition of final plat
approval unless continuation of those uses conform to the preliminary plat
and requirements of the Zoning Ordinance.
B. Motion to deny the application based on a finding that the request is inconsistent
with the policies of the Comprehensive Plan and requirements of the Zoning
Ordinance and Subdivision Ordinance.
C. Mike Robertson, City Administrator
Judy Hudson, City Clerk/Zoning Administrator
Andy MacArthur, City Attorney
Ron Wagner, City Engineer
Dennis Backes, developer
Dave Hagen, Loucks Associates
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Review No. 2
ENGINEERING REVIEW
Hakanson Residential Subdivision
Anderson for the City of Otsego
Assoc., Inc.
by
Hakanson Anderson Associates, Inc.
Submitted to:
Honorable Mayor and City Council
cc:
Mike Robertson, Administrator
Judy Hudson, City Clerk
Dan Licht, City Planner
Andy MacArthur, City Attorney
Dennis Backes, Backes Companies
Valentina Anderson, P.E., Loucks Associates
Reviewed by:
Ronald J. Wagner, P.E.
Brad C. Wilkening, P.E.
Brent M. Larson, P.E.
Date:
May 29, 2008
Proposed
Development:
Crimson Ponds North
Street Location
A portion of the SW % of the SE '/ of S22, T121, R23 and a
of Property:
portion of the NW '/ of the NE'/ of S28, T121, R23
East of Odean Avenue NE, west of Ogren Avenue NE, south of
83`d Street NE and north of 78`h Street NE.
Applicant: Backes Companies
7026 Brooklyn Boulevard
Brooklyn Center, MN 55429
Developer: Backes Companies
Owners of Record: Backes Companies
Purpose: Crimson Ponds North is a proposed 65 unit single-family
residential development on approximately 48 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, Minnesota Department of Health (water),
(but not limited to) and Minnesota Pollution Control Agency (sanitary sewer)
TABLE OF CONTENTS
INFORMATION AVAILABLE
PRELIMINARY PLAT
EXISTING CONDITIONS
PRELIMINARY SITE PLAN AND UTILITY PLAN
PRELIMINARY GRADING, DRAINAGE AND EROSION CONTROL PLAN
WETLANDS
SURFACE WATER MANAGEMENT
ENVIRONMENTAL
LIFT STATION
OTHER CONSIDERATIONS
SUMMARY AND/OR RECOMMENDATION
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INFORMATION AVAILABLE
Preliminary Plans for Crimson Ponds North, dated 5/5/08, by Loucks Associates
Preliminary Plat for Crimson Ponds North, dated 5/5/08, by Loucks Associates
Hydrology Calculations for Crimson Ponds North, dated 5/6/08, by Loucks Associates
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
Previous review for April 2, 2008 meeting.
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* Note: Items in italics represent new comments
PRELIMINARY PLAT
The description in the third paragraph under the Legal Description does not agree with the
plat, please verify. The description is incorrect and incomplete.
2. A 20 feet "no disturb zone" protective buffer is required around all wetlands (20-16-9.E).
A principal building setback of 40 feet from the delineated edge of all wetlands or 20 feet from
the edge of a buffer easement, whichever is greater, shall be provided. The buffer zone shall
be overlaid by a conservation easement and marked by permanent signs to prevent
encroachment. A small portion of buffer is missing in Lot 17, Block 2.
A minimum 10' wide drainage and utility easement centered on rear and side lot lines shall be
provided. Lot lines abutting adjacent unplatted properties or developments require the full 10'
width (21-7-15). The lots in the southeast corner of the plat need a 10' easement adjacent to
the unplatted property.
4. The Preliminary Plat shall be signed by a registered professional land surveyor.
Temporary cul-de-sacs shall be provided at the end of 81 st Street NE and Ogden Avenue NE
(currently called Ogren Avenue NE) per City Standards. Temporary easement shall be
provided for the temporary cul-de-sacs. The temporary cul-de-sacs shown are too small. The
City of Otsego requires a 50' radius to the back of curb. Bituminous curb is allowed on
temporary cul-de-sacs.
6. The proposed Right-of-way (ROW) dedication for Odean Ave. is 50 feet. Please clearly depict
the 50' ROW and dimension on all sheets.
7. The radius of 230' on 81s` Street does not meet the minimum of 250'.
8. Building setbacks and lot widths at the setback on curved lots must be shown.
9. The ownership of Outlot B, Deerfield Acres, south of the Crimson Ponds North plat, appears
to be a private citizen. Utilities are proposed to be installed through this Outlot and will
require dedicated easements a minimum of 20' wide centered on the pipes to cover them.
10. The proposed zoning is indicated at R-4, however the City Planner has indicated that it
should be R -4a.
11. Lot 17, Block 1 does not meet the required minimum 40 foot setback from wetlands. Lots 7 &
8, Block 5, and Lot 1, Block 6 are dependant on approval of the proposed wetland impacts to
satisfy the 40 foot wetland building setback.
12. A tangent of at least 100 feet shall be introduced between reverse curves on arterial and
collector streets (21-7-7. C.) The reverse curves along 82nd Street, at the north end of Odell
Avenue, do not have a tangent.
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EXISTING CONDITIONS
Depict all existing underground utilities within 150' of the plat boundaries. (21-6-2.B.5) All
existing private wells and drain fields shall be located and shown on the plans. There are
storm sewers within, and adjacent to, Odean Avenue do not have all the inverts, pipe sizes,
and types labeled.
2. Label the zoning of the existing land surrounding the proposed plat here and/or on the
Preliminary Plat sheet. (21-6-2.B.2) The City Planner has indicated that the proposed zoning
should be R -4a.
It appears that various layers of the drawing are turned off/on (i.e. easement lines for slope,
grading and maintenance purposes are missing, proposed drainage and utility easements are
shown). Example, there is text indicating Drainage and Utility Easements, which appear to
be proposed. A setback line is shown around the large wetland along Odean Avenue, which is
proposed, not existing.
4. A legend shall be provided. Linetypes for property lines, easements, etc. need to be added.
5. The 33' ROW line along the Odean Avenue NE (shown as part of Parcel 2) shall be removed.
The ROW was widened to 40' during the Odean Avenue NE reconstruction project per
Document No. 717117. Please revise.
6. The existing contours for the area surrounding the proposed plat shall be depicted on the
plans. Compatibility of the proposed grading with the surrounding developments needs to be
evaluated for drainage and aesthetics. The Rieck property at the southeast corner of the site
has very little elevation information. It will be necessary to have elevation information along
with wetland delineation up to 150 outside of the plat.
PRELIMINARY SITE PLAN AND UTILITY PLAN
1. The sidewalk along the north side of 82nd Street NE shall be extended to Odean Avenue NE.
The catchbasin located in the northeast corner of Odean Avenue NE and 82nd Street NE may
need to be replaced with a flared end. The catch basin is now shown on private property. The
developer may wish to consider filling in of the low area, rather than relocation of the catch
basin. Either option will require permanent easement (flared end option) or a temporary
easement (fill option) from that adjacent property owner to perform the work.
2. 4' Berms with landscaping are required along Odean Avenue for Lot 14, Block 5 and Lot 1,
Block 7. Because of the grade on Odell Avenue, the developer may wish to consider
installing landscaping buffer in this location, rather than the berms. A landscaping plan
would have to be submitted for review prior to approval of this option.
3. Watermain stubs shall be extended to the plat boundary for future connections. The
watermain stub at the intersection of Odean Ave. and Odell Avenue should terminate
approximately 50 feet Southeast of the current location. This will allow the city to push a
connection under Odean Ave. in the future with minimal impacts to the existing streets. The
watermain under 82nd Street should terminate in front of Lot 1, Block 1, rather than at Odean
Avenue, with a hydrant at the end of the watermain.
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4. Utilities along property lines shall be covered by a 20 foot wide drainage and utility easement
centered on the property line (21-7-15). Proper easements are required for the storm sewer
line between Lots 7 & 8, Block 5 and Lot 1, Block 6.
5. The proposed watermain and sanitary sewer connection points (located in Crimson Ponds
West) depicted on the plans have not been installed at this time. Portions of the sanitary
sewer and watermain within Crimson Ponds West's future addition will need to be installed in
conjunction with this project therefore the required downstream sanitary sewer and watermain
shall be included with the Crimson Ponds North utility plans.
6. An overflow/equalizer pipe must be installed between the wetland located between Odean
Avenue NE and Odell Avenue NE and the wetland located north of Block 6. The pipe shall
be covered by a 20' drainage and utility easement. The 20' drainage and utility easement is
not shown.
7. Services throughout the development do not match the current lot layout. Revisions made to
the number of lots have not been accounted for.
The lift station and forcemain design calculations and plans shall be submitted for review.
9. The proposed watermain and forcemain crossing at 78th Street NE should be relocated toward
the north end of Outlot B in Deer Field Acres.
10. Provide a signed easement agreement for Outlot B and Lot 1, Block 2 of Deer Field Acres for
installation of utilities.
11. Per the City of Otsego Comprehensive Sanitary Sewer and Water Study for the Otsego East
Study Area, an 8" sanitary sewer stub (elevation of 902.6) shall be provided at the intersection
of Odean Avenue NE and Odell Avenue NE. The sewer main stub at the intersection of
Odean Ave. and Odell Avenue should terminate approximately 50 feet Southeast of the
current location. This will allow the city to push a connection under Odean Ave. in the future
with minimal impacts to the existing streets. The last manhole could be relocated at the end
of this stub.
PRELIMINARY GRADING, DRAINAGE AND EROSION CONTROL PLAN
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. The existing contours for the area surrounding the proposed plat shall be depicted on the
plans. Compatibility of the proposed grading with the surrounding developments needs to be
evaluated for drainage and aesthetics. The Rieck property at the southeast corner of the site
has very little elevation information. It will be necessary to have elevation information along
with wetland delineation up to 150 outside of the plat.
3. Portions of the plan are very difficult to read due to overtyping, please revise.
4. Runoff water shall be diverted to a sedimentation basin before being allowed to enter the
natural drainage system (21-7-16.F). For example, the grading plans depict runoff being
directed off site at the east end of 81 St Street NE and the south end of Ogden Avenue NE
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without treatment. 81" Street NE is now directed to storm drain, however Ogden Avenue NE
temporary cul-de-sac is not properly routed to stormwater treatment.
5. The proposed contours and spot elevations at the intersection of Odean Avenue NE and Odell
Avenue NE depict a slope of approximately 10 percent. Centerline gradients of all streets
shall be at least 0.6 % and shall not exceed 7.0 % (21-7-7.F). The centerline grades are not
calculated properly to the curb elevation along Odean Ave., Please revise.
6. Emergency overflows need to be shown for all wetlands and stormwater ponds within the site.
The overflows also need to be covered by drainage and utility easements.
WETLANDS
The wetland delineation report shall be submitted for review. The wetland delineation has
not been approved for this plat. Proposed wetland impacts will need to be reviewed and
approved by the Technical Evaluation Panel.
SURFACE WATER MANAGEMENT
1. A large drainage area west of Odean Avenue flows into the storm drain on Odean and outlets
into this site. This drainage area needs to be accounted for in the existing and proposed
models.
2. The storm events for 2 year and 10 year frequency do not match between the existing and
proposed models.
Please label the wetlands in the existing conditions drainage area map.
4. Proposed drainage area maps in the hydrology report do not include numbers. An emailed
copy was used to review the information.
Please label the wetlands and ponds on the proposed drainage area maps.
6. In general the curve numbers and soil types appear acceptable, however the Geotechnical
Report will be necessary to make a final determination.
7. Storm sewer calculations will be reviewed along with the construction drawings.
ENVIRONMENTAL
A statement certifying the environmental condition of the site including the presence of any
hazardous substances as defined in Minnesota Statues 115B.02, Subd. 8 is required. (21-6-
2.B.10)
LIFT STATION
The council should consider the potential city incurred costs associated with maintaining a lift
station. A letter from Kurt Neidermeier is attached regarding lift station requirements and
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maintenance. He indicates that there is over 100 hours of maintenance per year required per
lift station. Associated costs include electrical service, staff time and fuel, equipment and
forcemain inspections, repair and replacement.
OTHER CONSIDERATIONS
1. 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.
2. The geotechnical report shall be submitted for review. The geotechnical report shall include
pavement design recommendations. Soil borings are not indicated on the plans, however a
Geotechnical Report is referred to on the Existing Conditions sheet, done by STS Consultants
April 5, 2005.
3. Detail sheets shall be updated with the latest City Standard Plates (May 2007 revision).
SUMMARY AND/OR RECOMMENDATION
Due to the character of the site, the proposed wetland delineation and impacts are critical to the
overall layout and acceptability of the site. Therefore we recommend the following options to
consider:
Approval
Approve the application for the preliminary plat of Crimson Ponds North, contingent upon the above
comments being addressed.
Denial/Table
Deny or table the application until all required items listed in the application have been submitted and
reviewed. The above comments must be addressed prior to approval and the wetland delineation and
review process must be initiated and accepted by the Technical Evaluation Panel prior to approving
the proposed application.
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05/27/2008 13:22 763-428-9215
763 428 9215
Ron Wagner
Hakanson Anderson Assoc. Inc.
3601 Tburston Avenue
Suite 101
Anoka NW, 55303
Dear Ron.,
OTSEGO PEOPLESERVICE
May 27, 2008
PAGE 02
I am forwarding some detail regarding lift station maintenance and time dedication based
on this moming's conversation.
It is critical lift stations under. the cities supervision meet certain specifications_ The
station. would need to incorporate SCADA, using a transducer with back up floats. It need be a
minimum of a duplex station with stainless steel lifting chains and pump hook. The pump would
need a guide rail system and lockable hatches. A hydrant would be established within 50ft. The
control panel, will incorporate the cities standard features, electronics, alarms and spare parts.
The dry well portion will rcquire pressure gauges, check and plug valves. The site will need
paving and a generator accessible plug matching the existing back up power source. Please
forward specs for review.
Maintenance requirements at a lift station typically include th.c following annual time
requirements.
Weekly, monthly & annual inspections and cleaning
Plowing at the site
Lawn mowing
Daily operational inspection and documentation
Misc.; access, '?'s, calibrations, 1 pump issue
RECEIVED TIME MAY.27. 1:18PM
60 hrs
5 hrs
Contracted
30 hrs
10 hrs
05/27/2008 13:22 763-428-9215 OTSEGO PEOPLESERVICE PAGE 03
763 428 9215
Associated costs for lift stations will vary significantly dependant on size but will
include:
Electrical
Staff time & fuel
Equipment inspections, repair, and replacement
Porcemain inspections, .repair, and replacement
Please keep me updated on the opportunity or if, Z may further, assist in any way.
Thank you,
Kurt Neidermeie.
Municipal Utility Manager
5850 Randolph Ave
Otsego MN 55374
RECEIVED TIME MAY,27. 1:18PM
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 ners6anacplanning.com
PLANNING REPORT
TO: Otsego Planning Commission
FROM: Daniel Licht, AICP
RE: Otsego — Stonebridge Golf; Lot Area CUP
REPORT DATE: 28 May 2008 ACTION DATE: 5 July 2008
NAC FILE: 176.02 — 08.11
BACKGROUND
Mr. Richard Kincannon, owner/operator of the Stone Bridge Golf Course has decided to
permanently stop operation of the golf course, which was allowed as a conditional use
approved on 29 April 1998. The existing club house is proposed to be converted to a
single family residential dwelling on an eight acre lot subdivided from the 20.7 acre golf
course property. The remaining golf course property is to be combined with PID 118-
500-204204 at the southeast of the golf course property, which is also owned by Mr.
Kincannon and developed with a single family dwelling and accessory buildings,
resulting in a 16.5 acre parcel. Both properties are guided by the Comprehensive Plan
for future Low Density Residential Use as part of the Urban Service Reserve Area and
are zoned A-2, Agriculture Long Range Urban Service District. Subdivision of the
properties is allowed by Certificate of Survey subject to administrative approval in
accordance with Section 21-2-1 of the Subdivision Ordinance. However, subdivision of
the golf course property to include a lot with an area less than 20 acres requires a
conditional use permit pursuant to Section 20-52-5.H of the Zoning Ordinance.
Exhibits:
A. Site Location
B. Site Plan
C. Certificate of Survey
ANALYSIS
Allowed use. The existing golf course operates under an approved Conditional Use
Permit. The proposal to close the golf course and separate the club house from the
balance of the property creates question as to any continued commercial use of the
building given the uses allowed in the A-2 District. To address this, the applicant is
proposing to convert the structure to a single family residential dwelling, which is a
permitted use in the A-2 District. City staff recommends that a certificate of occupancy
for residential use of the building be issued before the subdivision of the property is
released for recording.
Density. Properties within the Urban Service Reserve Area are limited to a
development density of one dwelling unit per 10 acres until such time as the sanitary
sewer service district is expanded. At 20.7 acres, the golf course property would have
two residential development rights one of which will be utilized by the conversion of the
club house building. The proposed eight acre parcel will be required to be deed
restricted to prohibit further subdivision until the property is rezoned. The combination
of the golf course property and Mr. Kincannon's existing homestead property will also
be required to be deed restricted to allow not more than one additional subdivision
under A-2 District zoning. Both deed restrictions will also specify that not more than one
principal dwelling unit is allowed per property in accordance with the allowed uses in the
A-2 District.
Lot Requirements. The A-2 District requires a minimum lot area of 20 acres and
minimum lot with of 450 feet for lots established after 14 October 2002. The proposee
subdivision of the eight acre parcel, which is 420 feet in width, to include the club house
building may be allowed as a conditional use subject to the criteria outlined in Section
20-52-5.1-1 of the Zoning Ordinance. The conditions applicable to the subdivision
include a minimum lot area of one acre and minimum lot width of 150 feet to a public
street. This Section also specifies that a proposed lot is not to exceed 2.5 acres unless
required by natural features or the location of existing buildings makes compliance with
the maximum lot area standard a potential hardship. In this situation, the dimensions of
the proposed lot are intended to include the existing ponds along the north edge and at
the south east corner of the parcel with the club house building, consistent with the
criteria established by the Zoning Ordinance for allowing a lot size larger than 2.5 acres.
Setbacks. The following setbacks are required for a single family dwelling within the A-
2 District. The existing building complies with all applicable setback requirements.
Front Side Rear
Required 65ft. 10ft. 50 ft.
Proposed 310ft. 285ft./65ft. 455ft.
Accessory Buildings. The existing club house and proposed eight acre parcel do not
have a garage or other detached - � ;essory buildings. In accordance with Section 20-
16-4.6 of the Zoning Ordinance, an attached garage up to 1,000 square feet in area is
allowed, plus not more than two detached accessory buildings with up to 4,500 square
feet of total floor area. Pole building construction is allowed for the detached accessory
buildings in accordance with Section 20-16-4.G.3 of the Zoning Ordinance.
Access. No new street accesses are proposed as part of the subdivision. The
separation of the eight acre parcel with the club house building will continue to utilize
the existing access to 85th Street. Mr. Kincannon's homestead property will continue to
access onto Nashua Avenue.
Right-of-way. The submitted Certificate of Survey indicates that 85th Street crosses the
north boundary of the property via easement instead of dedicated right-of-way. The
need to dedicate right-of-way for 85th Street as part of the subdivision is subject to
review and approval by the City Engineer.
Utilities. The existing club house building is served by an on-site well and septic
system. The septic system and well will be subject to inspection by the Building Official
in converting the building to a residential use.
Easements. Section 21-7-15 of the Subdivision Ordinance requires drainage and utility
easements be dedicated at the perimeter of all subdivided lots. The Certificate of
Survey must be revised to include these easements. Drainage and utility easements
would also be required over the two ponds that will be within the eight acre parcel if
stormwater runoff flows into these ponds from the balance of the existing golf course
property, from 85th Street or from existing developed properties to the east. All drainage
and utility easements are subject to review and approval by the City Engineer.
Park Dedication. The proposed subdivision is essentially a lot line adjustment between
two existing properties. However, it does not appear that park dedication fees were
charged at the time the golf course property was and Mr. Kincannon's homestead were
split in 1993 given the intended commercial recreational use. As such, City staff
recommends that a park dedication fee of $3,280.00 be paid prior to release of the
Certificate of Survey for recording to satisfy the requirements of Section 21-7-18 of the
Subdivision Ordinance.
Criteria. Consideration of the CUP application is to be based upon, but not limited to,
the criteria specified by Section 20-4-2.F of the Zoning Ordinance.
The proposed action's consistency with the specific policies and provisions of the
Otsego Comprehensive Plan.
Comment: The proposed subdivision is consistent with the policies of the
Comprehensive Plan for residential uses within the urban service reserve area at
a density of one dwelling unit per 10 acres.
2. The proposed use's compatibility with present and future land uses of the area.
Comment: The subject site is surrounded by the following existing and planned
land uses. The proposed subdivision will be compatible with the character of the
surrounding area.
Direction
Sewer Staging
Plan
Land Use Plan
Zoning Map
Existing Use
North
LRUSA
LD Residential
A-1 District
Single Family
East
LRUSA
LD Residential
R-3 District
Single Family
South
USRA
LD Residential
A-1 District
Agriculture
West
USRA
LD Residential
A-1 District
Agriculture
3. The proposed use's conformity with all performance standards contained within
the Zoning Ordinance and other provisions of the City Code.
Comment: The proposed subdivision complies with the requirements of the
Zoning Ordinance, Subdivision Ordinance and Engineering Manual.
4. Traffic generation of the proposed use in relation to capabilities of streets serving
the property.
Comment: No change to existing accesses are proposed and the streets
serving the subject site have adequate capacity to accommodate a residential
use of the existing club house building.
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 any effect on the City's
service capacities.
RECOMMENDATION
Our office recommends approval the application subject to the conditions set forth
below.
POSSIBLE ACTIONS
A. Motion to approve a CUP allowing subdivision of a lot less than 20 acres in size
within the A-2 District, subject to the following conditions:
1. The subdivision shall be subject to approval by the Zoning Administrator
pursuant to Section 2 of the Subdivision Ordinance.
F
2. The Administrative Subdivision shall not be approved for recording until
such time as the Building Official issues a certificate of occupancy for
residential use of the existing club house building.
3. Deed restrictions shall be recorded with the administrative subdivision
stipulating that:
a. Parcel A shall be prohibited from further subdivision unless rezoned
or the Comprehensive Plan amended to allow additional
development density.
b. Parcel B shall be allowed not more than one additional subdivision
for a residential use unless rezoned or the Comprehensive Plan
amended to allow additional development density.
C. All parcels shall be limited to one principal residential dwelling per
lot.
4. Dedication of right-of-way for 85th Street and/or Nashua Avenue shall be
subject to review and approval by the City Engineer.
5. The existing on-site septic system and well shall be subject to inspection
by the Building Official for compliance with current codes in converting the
building to a residential use.
6. The certificate of survey shall be revised to specify drainage and utility
easements in accordance with Section 21-7-15 of the Subdivision
Ordinance and over existing ponding areas as may be required by the City
Engineer.
7. The applicant shall pay a cash fee in lieu of land of $3,280.00 to satisfy
park and trail dedication requirements pursuant to Section 21-7-18 of the
Subdivision Ordinance.
B. Motion to deny the application based on a finding that the request is inconsistent
with the Comprehensive Plan, Zoning Ordinance and Subdivision Ordinance.
C. Motion to table.
C. Mike Robertson, City Administrator
Judy Hudson, City Clerk/Zoning Administrator
Andy MacArthur, City Attorney
Ron Wagner, City Engineer
Richard Kincannon, applicant
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