04-06-09 PCITEM 3-1
NORTHWEST ASSOCIATED CONSULTANTS, INC.
4€300 Olson Memorial Highway, Suite 202, Golden Valley, MN 55422
Telephone: 763.231 .2555 Facsimile: 763.231 .2561 plan nersra nacplanning.com
PLANNING REPORT
TO: Otsego Planning Commission
FROM: Daniel Licht, AICP
RE: Otsego — Cummings Mobility; Outdoor Sales IUP
REPORT DATE: 30 March 2009
NAC FILE: 176.02 — 09.04
BACKGROUND
Cummings Mobility, Inc. received approvals to allow for construction of an industrial
building on Outlot A, Otsego Industrial Park 5th Addition to locate a business that
converts passenger vans for disability accessible needs. The City Council approvals on
14 July 2008 included a final plat, site and building plans and an interim use permit to
allow accessory outdoor display of vehicles.
Because of the current economy, the business owner has delayed moving forward with
the project and instead purchased the existing 13,502 square foot building located on
Lot 1, Block 1 Otsego Industrial Park 2nd Addition. The use of the building for the
vehicle conversions is a permitted use within the 1-2 District governing the property.
The applicant is requesting an Interim Use Permit to allow for accessory outdoor
storage and display of converted vehicles offered for sale and vehicles taken on trade at
this location.
Exhibits:
A. Site Location
B. Site Plan
C. Grading Plan.
ANALYSIS
Zoning. The subject site is zoned 1-2, General Industrial District. The use of the
existing building for conversion of passenger vehicles for disability accessibility and
vehicle service is an allowed use within the 1-2 District. The applicant is proposing to
use a portion of an expanded parking area for display of converted vehicles. The
applicant also will take other used vehicles in on trade, which would also be displayed.
Accessory outdoor sales and display is allowed as an interim use within the 1-2 District
with consideration application based upon, but not limited to, the following criteria:
The proposed action's consistency with the specific policies and provisions of the
Otsego Comprehensive Plan.
Comment: The Comprehensive Plan guides the subject site for industrial uses
to encourage job growth and expansion of the City's tax base taking advantage
of visibility and access to the 1-94 corridor. The proposed use is consistent with
these objectives and is suited to the subject site.
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. The proposed business will be compatible with the surrounding area.
Direction
Land Use Plan
Zoning Map
Existing Use
North
Industrial
1-2 District
Long Haul Trucking
East
Albertville
Albertville
Agriculture
South
Industrial
1-2 District
Undeveloped
West
Industrial
1-2 District
Apex Business Center
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 use is required to conform to all applicable standards
of the Zoning Ordinance.
4. Traffic generation of the proposed use in relation to capabilities of streets serving
the property.
Comment: The subject site will be served by an improved industrial street
connecting to a regional minor arterial street. Traffic generated by the proposed
use will be within the capacities of these roadways.
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 within a planned industrial area and can be
accommodated by existing City services.
Access. The subject site will be accessed via an existing driveway from Jansen
Avenue and no modifications are being proposed.
Parking/Display Area. The applicant is proposing modifications to the existing parking
areas on the subject site:
A grass area to the west of the existing building and north of the driveway is
proposed for construction of 49 parking stalls. Of these stalls, 23 stalls are
intended for customer/employee use and 26 stalls are for vehicle display. The
expanded parking/display area is setback 30 feet from Janesn Avenue and more
than 50 feet from either side lot line, exceeding the respective 15 foot and 5 foot
setbacks required by the Zoning Ordinance.
■ An area to the southeast of the existing building is to be expanded to
accommodate 13 parking stalls intended for employee use. This parking area
also complies with the five foot setback required by the Zoning Ordinance from
side or rear lot lines.
Section 20-86-4.0 of the Zoning Ordinance states that the outdoor sales area may not
exceed 50 percent of the gross floor area of the principal building. The total area of
outdoor display is 6,700 square feet, which is equal to 49.6 percent of the gross area of
the existing building, which complies with the Zoning Ordinance allowance.
The table below outlines that 41 stalls are required for the proposed use based on the
calculation of required parking in accordance with Section 20-21-9 of the Zoning
Ordinance. There are a total of 36 parking stalls on the subject site for customer /
employee parking. There is sufficient space on the subject site and with the constructed
parking area to accommodate 41 stalls if needed and City staff recommends no
additional stalls be required at this time.
Use
Area
Requirement
Stalls
Office
1,500sf.
1 stall / 200sf.
7
Outdoor Sales
6,700sf.
1 stall/ 3,000sf.
3
Manufacturing / Service
12,002
1 stall / 350sf.
31
TOTAL
41
Landscaping Plan. No landscape plan has been submitted. Section 20-16-7.0 of the
Zoning Ordinance requires submission of a landscape plan for the subject site with
emphasis on the perimeter of the site, base of the building and perimeter of
parking/loading areas. As an existing developed property, the primary focus should be
for planting of boulevard trees along Jansen Avenue. The landscape plan is to be
subject to review and approval of City staff.
Building. The applicant is making no major modifications to the exterior of existing
building. Interior renovations are on-going and are being overseen by the Department
of Building Safety.
Signs. The subject site is within the Freeway Sign District established along 1-94. The
total area of all signs may not exceed 15 percent of the wall area facing a public street.
One freestanding sign not to exceed 200 square feet and a height of 50 feet is allowed,
setback 15 feet from all property lines. Individual wall signs may not exceed 200 square
feet. All signs require issuance of a sign permit prior to installation on the subject
site/building.
Trash. The site and building plans do not identify interior or exterior trash storage
areas. Section 20-16-15.13 of the Zoning Ordinance requires that any trash container
stored outdoors must be within an enclosure constructed of materials consistent with
those used for the principal building. An exterior trash enclosure must be of sufficient
area and height such that no automobile related parts or other refuse is visible. Trash
storage shall be subject to review and approval by City staff.
Lighting. No lighting plan has been submitted. A photometric light plan showing the
type, location, height and illumination pattern of any new exterior lighting to be installed
must be submitted. The lighting plan must conform to Section 20-16-10 of the Zoning
Ordinance and is subject to review and approval by City staff.
Grading Plan. The City Engineer previously approved the grading plan for construction
of the expanded parking areas as the specific improvement is not subject only to
administrative review.
Utility Plan. Utilities to the existing building are provided by on-site septic and well
system. The transfer of the property to the applicant and the internal improvements to
the building make the existing septic system subject to administrative review by the
Department of Building Safety.
RECOMMENDATION
Our office recommends approval of an interim use permit allowing accessory outdoor
display for Cummings Mobility, Inc. as set forth below.
POSSIBLE ACTIONS
A. Motion to approve an IUP for accessory outdoor sales subject to the following
conditions:
The interim use permit shall terminate on the happening of any of the
following events, whichever first occurs:
a. Upon violation of conditions under which the permit was issued.
b. Upon change in the City's zoning regulations that renders the use
non -conforming.
C. A change in occupancy or redevelopment of the use or property
upon which it is located.
2. The outdoor sales and display area is limited to vehicles
modified/converted on the subject site, sale of disability accessible
vehicles manufactured off-site and/or passenger vehicles taken in trade.
3. All vehicles and equipment shall be parked on an asphalt or concrete
surface.
4. All signs shall comply with Chapter 37 of the Zoning Ordinance and
require issuance of a sign permit prior to installation on the subject
site/building.
5. Outdoor storage of any trash containers shall be within an enclosure as
required by Section 20-16-15.13 of the Zoning Ordinance, subject to review
and approval by City staff.
6. A photometric light plan showing the type, location, height and illumination
pattern of any new exterior lighting to be installed shall be submitted and
is subject to review and approval by City staff for compliance with Section
20-16-10 of the Zoning Ordinance.
7. All grading, drainage and erosion control issues shall be subject to review
and approval by the City Engineer.
8. All utility plans shall be subject to review and approval of the City
Engineer.
B. Motion to deny the application based on a finding that the request is inconsistent
with the Comprehensive Plan and Zoning Ordinance.
C. Motion to table.
C. Mike Robertson, City Administrator
Tami Loff, City Clerk
Andy MacArthur, City Attorney
Ron Wagner, City Engineer
Doug Cummings, Cummings Mobility, Inc.
N
Cummings Mobility, Inc.
Exihibit A - Site Location
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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 planners@nacplanning.com
PLANNING REPORT
TO: Otsego Planning Commission
FROM: Daniel Licht, AICP
RE: Otsego — Pratt 2nd Driveway CUP
REPORT DATE: 30 March 2009
NAC FILE: 176.02 — 09.05
BACKGROUND
Robert and Lori Pratt have submitted an application to construct a second driveway off
of a public street on his property located at 9600 Odean Avenue. The purpose of the
driveway is to provide access to an existing detached accessory building. The subject
site is located within the Long Range Urban Service Area and is guided for low density
residential use by the Comprehensive Plan. The property is zoned R-3, Residential
Long Range Urban Service District. Section 20-21-4.1-1.1 1.d of the Zoning Ordinance
allows construction of a second access to a public street as a conditional use in the R-3
District.
Exhibits:
A. Site Location
B. Site Survey
C. Engineering Manual Detail Plate #706
ANALYSIS
Need. The Zoning Ordinance requires that there be a demonstrated need for more than
one access to a public street from a single family lot in the R-3 District. The need for
the second driveway must be due to physical site constraints or the location of the
principal building. The location and configuration of the principal dwelling is such that
the garage and primary driveway are on the north side of the lot. The existing detached
accessory building is to the south of the dwelling.
A driveway accessing the detached accessory building off of the existing surface would
require crossing the front yard and require removal of several trees. As seen on the
aerial photo, there is a worn track from Odean Avenue to the detached accessory
building, which is where the second driveway would be constructed. The applicant's
basis for requesting the second driveway is consistent with the criteria established by
the Zoning Ordinance.
Lot Requirements. The table below illustrates the lot requirements of the R-3 District
and the dimensions of the subject site:
The subject site conforms to all of the lot requirements of the R-3 District and the
requirement of Section 20-21-4.H.11.d(2) the Zoning Ordinance for a minimum lot width
of 150 feet for allowance of a second driveway.
Surfacing. The subject site was final platted prior to 1992 and Section 20-21-4.H.12 of
the Zoning Ordinance requires that lots final platted before 1992 have driveways
surfaced only to control dust and drainage. Because Odean Avenue accessing the
property has an asphalt surface and the existing primary driveway is paved, City staff
recommends that the second driveway also be paved. The design of the driveway
within the boulevard portion of the right-of-way must also conform to the design
standards of the Engineering Manual, which are attached for reference.
Criteria. Applications for conditional use permits are to be evaluated based upon (but
not limited to) the criteria set forth by Section 20-4-25 of the Zoning Ordinance:
The proposed action's consistency with the specific policies and provisions of the
Otsego Comprehensive Plan.
Comment: A goal of the Comprehensive Plan is to accesses onto public streets
for proper traffic management while providing adequate access to property.
Allowance of a second driveway to the subject site is consistent with the
Comprehensive Plan as there is a demonstrated need related to the location of
the existing single family and preservation of existing significant vegetation.
2. The proposed use's compatibility with present and future land uses of the area.
Comment: The subject site is surrounded by other existing one -acre plus single
family development. The design and location of the second driveway is required
to conform to established requirements of the Zoning Ordinance and provides for
preservation of existing significant vegetation on the property.
2
Min. Lot
Area
Min. Lot
Width
Setbacks
Front
Side
Rear
Driveway
Required
1.0ac.
150ft.
35ft.
loft.
50ft.
5ft.
Existing/
Proposed
House
2.1 ac.
200ft.
35ft.
14ft.
400ft.
5ft.
Acc. Bldg.
160ft.
65ft.
290ft.
The subject site conforms to all of the lot requirements of the R-3 District and the
requirement of Section 20-21-4.H.11.d(2) the Zoning Ordinance for a minimum lot width
of 150 feet for allowance of a second driveway.
Surfacing. The subject site was final platted prior to 1992 and Section 20-21-4.H.12 of
the Zoning Ordinance requires that lots final platted before 1992 have driveways
surfaced only to control dust and drainage. Because Odean Avenue accessing the
property has an asphalt surface and the existing primary driveway is paved, City staff
recommends that the second driveway also be paved. The design of the driveway
within the boulevard portion of the right-of-way must also conform to the design
standards of the Engineering Manual, which are attached for reference.
Criteria. Applications for conditional use permits are to be evaluated based upon (but
not limited to) the criteria set forth by Section 20-4-25 of the Zoning Ordinance:
The proposed action's consistency with the specific policies and provisions of the
Otsego Comprehensive Plan.
Comment: A goal of the Comprehensive Plan is to accesses onto public streets
for proper traffic management while providing adequate access to property.
Allowance of a second driveway to the subject site is consistent with the
Comprehensive Plan as there is a demonstrated need related to the location of
the existing single family and preservation of existing significant vegetation.
2. The proposed use's compatibility with present and future land uses of the area.
Comment: The subject site is surrounded by other existing one -acre plus single
family development. The design and location of the second driveway is required
to conform to established requirements of the Zoning Ordinance and provides for
preservation of existing significant vegetation on the property.
2
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 second driveway will comply with all applicable
performance standards.
4. Traffic generation of the proposed use in relation to capabilities of streets serving
the property.
Comment: The allowance of a second driveway to access a detached
accessory building will not result in additional traffic generation that would
negatively effect public streets.
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 driveway will not effect the City's service capacities.
RECOMMENDATION
Our office recommends approval of a CUP to allow construction of a second access to
the lot at 9600 Odean Avenue, subject to the conditions outlined below.
POSSIBLE ACTIONS
A. Motion to approve a CUP allowing construction of a second driveway, subject to
the following conditions:
1. The second driveway shall be constructed and paved within one (1) year
from the date of approval.
2. The construction of the second driveway within the public right-of-way
shall comply with Standard Plate #109.
B. Motion to deny the application based on a finding that the request is inconsistent
with the policies of the Comprehensive Plan and Zoning Ordinance criteria. -
C. Motion to table.
C. Mike Robertson, City Administrator
Tami Loff, City Clerk
Andy MacArthur, City Attorney
Ron Wagner, City Engineer
Robert and Lori Pratt
3
Pratt 2nd Driveway CUP
Exihibit A - Site Location
Date Created: 3/30/2009
Map Scale: 1 in = 93 ft
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LAND SURVEYORS F. B. NO. 591-74
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We hereby certify that this is a true and correct representation of a survey of the
boundaries of the above described land and the location of all buildings and vis.
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Surveyed by us this 9th day of April tg 93
Proposed Top of Block Proposed Garage Floor Proposed Lowest Floor
902-6 9oy.9 B 9 4-, g
Proposed grades are subject to results of soil tests
Lot 6, Block 3, MISSISSIPPI PARIMOOD Signed.
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MAXIMUM DRIVEWAY WIDTH
SHALL BE 24' WHEN LOCATED
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L? CITY OF STANDARD PLATE NO.
O"EGO 09
ON THE GREAT RIVER ROAD
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 ners-cynacplanning.com
PLANNING REPORT
TO: Otsego Planning Commission
FROM: Daniel Licht, AICP
RE: Otsego — River Ridge; Rezoning / Preliminary Plat
REPORT DATE: 2 April 2009
NAC FILE: 176.02 — 08.09
BACKGROUND
Mr. Dan Hennum has submitted plans for development of 20.01 acres located west of
Quaday Avenue at Quaker Avenue with 132 townhouse dwelling units within 36
buildings. The townhouse dwelling units are proposed in configurations of two, three or
four units in a row or four and six units back-to-back.
The subject site is currently vacant with a previous single family dwelling and a
detached accessory building having been removed. The subject site is guided by the
Comprehensive Plan for medium to high density residential uses. The current zoning of
the subject site is A-1, Agriculture Rural Service District and is within the Shoreland
Overlay District. The applications required by the proposed development include a
rezoning of the subject site from A-1, Agriculture Rural Service District to R-7,
Residential High Density District, preliminary plat and PUD -CUP related to platting in
unit and base lots, site design elements and development within a Shoreland Overlay
District.
Exhibits:
A. Site Location
B. Existing Conditions, Landscape and Phasing Plan
C. Preliminary Plat
D. Preliminary Grading Plan (3 sheets)
E. Preliminary Utility Plan (2 sheets)
ANALYSIS
Zoning. The subject site is proposed to be zoned R-7 District, which allows for
townhouse dwelling including back-to-back units with more than two or more common
walls 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-
2.F and 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 exception subject site is guided by the Comprehensive Plan for
medium to high density residential development. Development of townhouse
dwellings, including the proposed buildings with six units in a back-to-back
configuration, at gross density of 6.7 dwelling units per acre are an appropriate
land use in this area consistent with the Comprehensive Plan.
2. 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. The type and intensity of the proposed use is consistent with
the planned character of the area as a transition from commercial uses and high
traffic roadways east of the subject site to lower intensity residential uses to the
west.
Direction
Land Use Plan
Zoning Map
Existing Use
North
MD/HD Residential
A-1 District
Rural single family/
undevelo ed
East
Commercial
MD/HD Residential
INS District
R-6 District
VFW fields
The Pointe
South
MD/HD Residential
R-7 District
Planned park
Boulder Ridge
West
I MD/HD Residential
I A-1 District
I undeveloped
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 use will conform to the performance standards
established by the Zoning Ordinance, Subdivision Ordinance and those approved
as part of the Wildflower Meadows Preliminary Plat1PUD-CUP.
4. Traffic generation of the proposed use in relation to capabilities of streets serving
the property.
Comment: Access to the site is provided via Quaday Avenue, which is
designated as a major collector street by the Transportation Plan and is an
2
improved roadway with adequate capacity to accommodate traffic generated by
the proposed use.
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.
Shoreland District. The western portion of the subject site is within the Shoreland
overlay district of a Natural Environment lake located to the west. The preliminary plat
must be revised to illustrate the boundary of the Shoreland Overlay District.
Development of townhouses within the Shoreland Overlay District is subject to the
density allowances established in Section 20-92-17 of the Zoning Ordinance. The
developer is required to prepare a suitable area analysis and density evaluation prior to
City Council consideration of the application and verify compliance with Shoreland
Overlay District regulations, including allowed density and impervious surface limits.
Lot Area. The net area of the preliminary plat excluding public rights-of-way and Outlot
A to be dedicated for trail purposes is 14.41. Townhouse uses within the R-7 District
are required to provide a minimum lot area of 5,000 square feet per dwelling unit.
acres. Based on net area buildable area of the subject site, a maximum of 125 dwelling
units are allowed. The preliminary plat must be revised to reduce the number of
dwelling units from 132 to 125. To meet the maximum number of allowed dwelling
units, we recommend that the four unit row buildings be made to be three unit structures
reducing visual mass and that the units within Block 1 be modified to increase spacing
between Lots 3 and 4 and Lots 10, 11 and 12, eliminating one dwelling unit in the
process.
Building Plans. There is one proposed building design for the all of the dwelling units,
although this design has been configured in row, quad and back-to-back arrangements
throughout the development to provide variation in building massing. The quad and
back-to-back buildings are also within the interior of the site and screened by the row
buildings. The dwelling units each have two levels with a gross floor area of 1,380
square feet, three bedrooms and one and one-half bathrooms. Each dwelling unit also
includes a 20 foot wide by 22 foot deep, 440 square foot attached garage, which is
consistent with the minimum garage/storage space required for other townhouse
developments.
A drawing of only the front elevation has been provided illustrating a varied roof line
over horizontal lap siding with a limited amount of brick wainscoting in front of the
dwelling unit, but not garage face. Given the prominence of the garage on the building
fagade, our office would recommend that the brick wainscoting be place on that portion
of the building either in addition to or instead of the location shown on the elevation.
The developer is also required to specify five distinct color packages (siding, trim and
masonry) for the proposed townhouse buildings, with no scheme used for more than
twenty five (25) percent of the building exteriors.
Landscape Plan. Section 20-16-17.0 of the Zoning Ordinance requires submission of
a landscape plan for the proposed development providing for the installation of planting
materials within the site, at its perimeter and at the foundation of proposed buildings.
Bufferyard landscape plantings are also required along Quaday Avenue based on the
roadway's designation as a major collector street in accordance with Section 20-16-
17.D of the Zoning Ordinance.
The developer has provided a landscape plan that provides for the required bufferyard
along Quaday Avenue and the planting of shade and ornamental trees elsewhere within
the site. All of the plant sizes shown on the landscape plan conform to the requirements
of Section 20-16-17.C.2 of the Zoning Ordinance. The bufferyard plantings conform to
the design requirements of Section 20-16-17.D.3 of the Zoning Ordinance. There is
only a single row of coniferous trees south of Street A along the east edge of the
regional pond due to stormwater storage capacity requirements and the related design
of the pond's slopes. The landscape plan must be revised to provide for plantings at the
foundation of the buildings and in ground irrigation of base lot areas.
Access. The primary access to the proposed development is to be via Street A off of
Quaday Avenue. A second access to Quaday Avenue is proposed at Street E. Section
21-7-7 of the Subdivision Ordinance limits access to major collector street to 500 foot
intervals. The location of Streets A and E align with existing driveway entrances to the
VFW property on the east side of Quaday Avenue and Street A is approximately 540
feet north of the intersection of Quaday Avenue and Quaker Avenue in conformance
with this Section.
Street A and Street E are only approximately 350 feet apart. Furthermore, planning
done by the City at the time TH 101 was upgraded to a freeway and Quam Avenue
constructed as a connecting frontage road between CSAH 42 and CSAH 37 assume
that a connecting street between Quaday Avenue and Quam Avenue would be located
approximately 440 feet to the north of Street E on the north line of the abutting parcel.
The proposed location of Street E is at what would be a mid -block point along Quaday
Avenue. Street E at its proposed location limited to a right-in/right-out design may
provide for desirable improved access and traffic disbursement for the subject site and
development of surrounding parcels also planned for medium to high density residential
land uses. The City Engineer will need to review the proposed location of Street E
relative to Subdivision Ordinance requirements, planned locations for future streets and
anticipated traffic disbursement patterns.
Street E provides direct access to the dwelling units within the building to be
constructed on Lots 1-3, Block 1. As the right-of-way for Street E overlays the property
line with the parcel to the north, Lots 1-3, Block 1 shall not be developed until the full
width of the right-of-way for Street E is dedicated to the City and a public street meeting
the requirements of the Engineering Manual is constructed. The developer will be
required to dedicate the south half right-of-way for Street E with the first phase final plat.
4
Street A and Streets D/E within the preliminary plat also provide for extension of local
street connections to the abutting parcel to the north for improved access and
circulation of local traffic between neighborhoods. Steep topography along the west plat
line and the existing stormwater drainage pond and planned park to the south prevent
extension of local streets in those directions.
Streets. Access to the individual dwelling units within the proposed preliminary plat is
to be via public streets. The public streets are to be constructed within 50 foot wide
rights-of-way and have a 28 foot urban section design consistent with the Engineering
Manual. The proposed 50 foot wide right-of-way is 10 feet narrower than the standard
local street right-of-way required by Section 21-7-7.A of the Subdivision Ordinance but
has been allowed by the City for other townhouse projects to minimize the use of private
drives. The 50 foot right-of-way will require that the abutting base lots be platted as
outlots overlaid by drainage and utility easement to provide needed space for service or
public utility installation that would otherwise be within the right-of-way. The proposed
preliminary plat designates the base lots as individual lots and must be revised as
outlots.
Sidewalks/Trails. The preliminary plat provides for five foot wide concrete sidewalks
along one side of all public streets. Outlot A is also provided at the south side of the
intersection of Street A and Street C to provide access to the planned park to the south
to be dedicated as part of the Boulder Ridge preliminary plat consistent with the Future
Park and Trail Plan. The trail within Outlot A will not be constructed until such time as
the planned park is developed and City staff recommends that the developer be
required to post a sign at the trail entrance from Street A identifying a future trail
extension.
Blocks. Section 21-7-3.A of the Subdivision Ordinance limits block lengths to not more
than 1,200 feet to encourage connectivity between neighborhoods, distribute traffic and
ensure emergency vehicle access. All of the blocks within the preliminary plat comply
with this standard.
Setbacks. The table below outlines the setback requirements established by the
Zoning Ordinance and those proposed for the preliminary plat:
The proposed site plan meets all of the required setbacks except that the building
setback from local streets is proposed to be reduced from 35 to 30 feet. Given that all
of the dwelling units are to be accessed by public streets, there will be 40 feet behind
the back of curb and 30 feet behind the sidewalk to the garage face. The depth of the
driveway apron either behind the curb or behind the sidewalk is adequate for off-street
parking while ensuring visibility for pedestrians and vehicle traffic. City staff supports
the proposed front setback reduction and notes that it is consistent with setbacks
required within other similar townhouse developments.
Quaday
Avenue
Local
Streets
Perimeter Between
Bldgs.
Re uired
65ft.
35ft.
30ft. 20ft.
Pro osed
65ft.
30ft.
30ft. 20ft.
The proposed site plan meets all of the required setbacks except that the building
setback from local streets is proposed to be reduced from 35 to 30 feet. Given that all
of the dwelling units are to be accessed by public streets, there will be 40 feet behind
the back of curb and 30 feet behind the sidewalk to the garage face. The depth of the
driveway apron either behind the curb or behind the sidewalk is adequate for off-street
parking while ensuring visibility for pedestrians and vehicle traffic. City staff supports
the proposed front setback reduction and notes that it is consistent with setbacks
required within other similar townhouse developments.
Guest Parking. Townhouse developments are required to provide one guest parking
stall for every two dwelling units. The total number of proposed townhouse units in
River Ridge is 132, although only 125 units are allowed based on minimum lot area per
unit requirements. Because all of the dwelling units within the development are to be
accessed by public streets, guest parking beyond that available on the driveway apron
will be provided for by on -street parking. City staff recommends that one side of all
streets opposite the sidewalk within the development and both sides of the street
segment east of the driveway of Lot 14, Block 1 to Quaday Avenue be posted no
parking zones to ensure emergency vehicle access. Based on a minimum curb length
for parallel stalls of 23 feet established by the Zoning Ordinance, there are 54 on street
parking stalls available throughout the development. Although this number is less than
the 63 stalls required based on 125 allowed units, City staff notes that the setback of the
building and boulevard area results in driveways of 40 feet.(along the side of the street
without sidewalks) providing additional space for off-street parking not typically available
in townhouse developments utilizing private drives. On this basis, City staff
recommends that the number of guest parking stalls within the development will be
adequate.
Park and Trail Dedication. Section 21-7-18.H.1 of the Subdivision Ordinance required
dedication of 17 percent of the buildable area of the subject site to be dedicated to the
City for parks and trails or payment of an equivalent cash fee in lieu of land. Based on a
buildable area of 19.73 acres excluding the right-of-way for Quaday Avenue, the
required dedication of land would be 3.35 acres.
The Future Parks and Trails Plan identifies the need for a neighborhood play lot in the
area of the subject site. Land immediately to the south of the subject site was identified
to be dedicated to the City for this purpose as part of the Boulder Ridge preliminary plat.
Although that project has not moved forward to final plat and construction, the area
identified for dedication to the City is a preferred location. Outlot A within the proposed
preliminary plat is to be dedicated to the City to provide for a 30 foot wide trail corridor
between Street A and the south plat line to provide access to the future park. Outlot A
has an area of 0.08 acres.
The dedication of Outlot A to the City for a trail corridor represents 2.4 percent of the
required land dedication. The balance of the required park and trail dedication will be a
proportional payment of 97.6 percent of the per dwelling unit cash fee in effect at the
time of final plat approval.
Easements. Section 21-7-15 of the Subdivision Ordinance requires drainage and utility
easements be established at the perimeter of all lots and over all stormwater drainage
ponds and wetlands. The proposed base lots outside of the building sites, which
includes the two stormwater ponding areas adjacent to Quaday Avenue, will be required
to be platted as outlots and are shown to be overlaid by drainage and utility easement in
compliance with the requirements of the Subdivision Ordinance.
Grading and Drainage Plan. The developer has submitted a preliminary grading plan
and stormwater utility plan for the proposed development. Due to the steep rise in
topography from east to west in the southwest corner of the property, retaining walls are
proposed behind Lots 12-17, Block 5. The terracing of two parallel retaining walls
allows the height of the walls to be limited to not more than three feet for the east wall
and four feet for the west wall. Ponding areas to provide for water treatment and rate
control are located along the east edge of the subject site abutting Quaday Avenue.
The pond at the southeast corner of the subject site is an expansion of the regional
stormwater pond the City constructed on the property to the south as part of the Quaday
Avenue project. All grading, drainage and erosion control issues are subject to review
and approval by the City Engineer.
Utility Plan. The proposed development is to be served by trunk sanitary sewer and
water utilities existing within Quaday Avenue. These trunk sewer and water lines were
constructed by Pulte Homes, Inc. to provide service to The Pointe development and a
portion of the SAC/WAC fees paid by this development are to be rebated to Pulte
Homes, Inc. as part of a reimbursement agreement. All utility plans are subject to
review and approval by the City Engineer. Payment of SAC and WAC fees shall be
determined at the time of final plat and execution of the development contract in
accordance with City policy or as required by the City Council.
Phasing Plan. The developer has provided a proposed plan for the development of the
subject site in four phases as follows:
Phase 1:
21 units/ 6 buildings
Phase 2:
26 units / 6 buildings
Phase 3:
40 units / 9 buildings
Phase 4:
55 units / 14 buildings
As noted above, development of the dwelling units on Lots 1-3, Block 1 is contingent
upon dedication of the full right-of-way and construction of Street E consistent with
Engineering Manual standards. Construction of Street E will also likely be needed as
an initial second access to the development. The layout of the proposed development
does provide for the internal streets to be looped back to the access to Quaday Avenue
via Street A, although a potential choke point exists along Street A between Quaday
Avenue and Street D. For this reason, the need for a fire access lane to be constructed
within the partial right-of-way for Street E shall be evaluated as part of an application for
final plat approval of Phase 3 if the full right-of-way has not been dedicated and Street E
constructed either prior to or as part of Phase 3.
Homeowners Association. The developer shall provide documents to be recorded
upon approval of the first phase final plat establishing a homeowners association. The
homeowners association will be responsible for common ownership and maintenance of
the base lots and common wall and exterior building maintenance. The homeowners
association documents shall be subject to review and approval by the City Attorney.
RECOMMENDATION
The proposed River Ridge development is generally consistent with the Comprehensive
Plan and performance standards established by the Zoning Ordinance, Subdivision
Ordinance, although compliance with of Shoreland Overlay District requirements must
be verified and the number of dwelling units must be reduced to conform to minimum lot
area per unit requirements of the R-7 District. The Planning Commission may consider
the following actions and our office recommends that approval of the application be
subject to the conditions as outlined below.
POSSIBLE ACTIONS
Decision 1 -Zoning Map Amendment
A. Motion to approve a Zoning Map amendment rezoning the subject site from A-1
District to R-7 District based on a finding that the action is consistent with the
Comprehensive Plan.
B. Motion to deny the application based on a finding that the request is inconsistent
with the Comprehensive Plan.
C. Motion to table.
Decision 2 — PUD-CUP/Preliminary Plat
A. Motion to approve a PUD-CUP/Preliminary Plat for River Ridge, 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 development schedule outlined by the submitted phasing plan is
hereby made a condition of preliminary plat approval and 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 prepare a suitable area analysis and density
evaluation in accordance with Section 20-92-17 of the Zoning Ordinance
prior to City Council consideration of the applications demonstrating
compliance with all applicable Shoreland Overlay District regulations.
8
River Ridge
Exhibit A
Date Created: 4/2/2009
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PRELIMINARY
GRADING PLAN
of: RIVER RIDGE
FOR: DAN HENNUM
10209 Jackson St. N.E.
Blaine, MN 55343
Tel. (763)785-2406
TYPICAL BUILDING
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DENOTES N Un. OE DRAINAGE
DEN01E5 SILT/WE PROTECT. /FREE
—4--! DENOTES PROPOSED STORY SElpt
DENOTES EMERGENCY OVERFLOW
EIERO 5 PROPOSED SPOT nEVAlION
p OpDTES SEM. .—. BY NORTNf TEONNW S, INC.
DENOTES ItETAIWNG WALL
EROSION CONTROL /
REVEGETATION SPECIFICATIONS
1 PRIOR TO OUGN CAAOING. WSTKL ALi STOP FENCE
E iREOUISEO _ERE LOCAL CONgRD115RE.—
NS B A DEEMED BEEESSAR
SITSTHELC, 1EST. PRI. TO µT CRAOWG.
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PONDING CALCULATIONS
AND STORM SEWER DESIGN BY
PLOWS ENGINEERING, INC.
I her y certify that iliaaur'y�plan
mre xft was prepwed6Y me ndI
y PapwW-i- d n0 that I am
a duly R-94twed Land Surwrw under
the lyy�a of the State of Minnesota.
DANIEL. W OBERµLLER
DOI-. OL ,109 License No. 25341
"Professiona;� SONS IpC• Land SurveyorsaeDrive NE, Suite 110
Lino Lakes, MN 55014
Tel. (651)361-8200 Fax(651)361-8701
GRAPHIC SCALE
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CITY POND REGRADING NOTES
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NORTW
SHEET 9
PRELININARY
GRADING PLAN
DETAIL SHEET
of. RIVER RIDGE
FOR: DAN HENNUM
10209 Jackson Sl. N.E.
81olne, MN 55343
Tel. (763)785-2406
EROSION CONTROL /
REVEGETATION SPECIFICATIONS
1. PRIOR TD ROUGH GRADING. INSTALL SALT STOP FENCE
N LOCATIONS —, ADDITIONAL SILT STOP FENCE
MU RE REWIRED NNERE LOCAL CONDI71G15 REOUINE.
STALL TREE MOECTION AS OEEMEO NECESSARY
BT ME Ott FORESTER PRIOR TO ANY GRADNG.
2. ANT GRADING SHALL PROCEED EN AN AREA BY AREA
BASIS M MIN M UNCOMP.— ML t.
1. AS "A"""
"TSbE T STREET M GRADED, PRONDE
NA'Dw TOP50L SEL D. ANO MULCH ANCNORED MM A
STRAIQn SET DISC .MW Ma NEER, AFER GRADING.
A R, OF A—I.A ED SI� NM LSGETAMN
TABU
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TYPICAL BUILDING
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POND BENCH DETAIL
. E. G. BOB 8 SONS, INC
Professional Land Surveyors
uno6Lakes,DMN 5501 q rte 110
Tel. (651) 361-8200 Mx(651)361-8701
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PONDING CALCDLAl10N5
AND STORM SEWER DESIGN BY
PLONE ENGINEERING, INC.
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a duly Regiatxad Land Surveyor Under
the I¢wa of
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mY dkect aupxNalon one toot I am
a duly Regiatxad Land Surveyor Under
the I¢wa of
Ihs Slate o/ Mfnneeota.
DQIIEL W. OBERMILLER
Dale: 3/iA/o fl Licxse No. 25311
mANWRD MIL 110.
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a duly Regiatxad Land Surveyor Under
the I¢wa of
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DQIIEL W. OBERMILLER
Dale: 3/iA/o fl Licxse No. 25311
mANWRD MIL 110.
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ESISTING CONDITIONS, LANDSCAPE'.AN PL
FOR: DAN HENNUM
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Review No. 1
ENGINEERING REVIEW
Hakanson Commercial and
Anderson Residential Subdivision
Assoc., Inc.
for the City of Otsego
by
Hakanson Anderson Associates, Inc.
Submitted to: Honorable Mayor and City Council
cc: Mike Robertson, Administrator
Tami Loff, City Clerk
Dan Licht, City Planner
Andy MacArthur, City Attorney
Dan Hennum, Owner
Adam Ginkel, P.E., Plowe Engineering, Inc.
Daniel Obermiller, L.S., E.G. Rud & Sons, Inc.
Reviewed by: Ronald J. Wagner, P.E.
Brent M. Larson, P.E.
Date: April 2, 2009
Proposed
Development: River Ridge
Street Location A portion of the NE '/o of the SE '/ of S27, T121, R23
of Property: West of Quaday Avenue and North of 72nd Street.
Applicant: Dan Hennum
10209 Jackson Street
Blaine, MN 55434
Developer: Dan Hennum
Owners of Record: Dan Hennum
Purpose: River Ridge is a proposed 132 unit multi -family residential
development on 20.01 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), and Minnesota
(but not limited to) Pollution Control Agency (sanitary sewer)
TABLE OF CONTENTS
INFORMATION AVAILABLE
EXISTING CONDITIONS, LANDSCAPE, AND PHASING PLAN
PRELIMINARY PLAT
PRELIMINARY GRADING, DRAINAGE & EROSION CONTROL
PRELIMINARY UTILITY PLAN
SANITARY SEWER COLLECTION SYSTEM
WATER DISTRIBUTION SYSTEM
STREET/TRAFFIC/ACCESS ISSUES
WETLANDS
SURFACE WATER MANAGEMENT
ENVIRONMENTAL
OTHER CONSIDERATIONS
SUMMARY AND/OR RECOMMENDATION
CADocuments and Settings\Tami\My Documents\RiveRidge-Eng report.doc Page 2 of 7
INFORMATION AVAILABLE
Preliminary Plans for River Ridge (including Existing Conditions, Landscaping, and Phasing Plan,
Preliminary Plat, and Preliminary Grading Plan), 3/12/09 revision, by E.G. Rud & Sons, Inc.
Preliminary Utility Plans, 3/21/09 revision, by Plowe Engineering, Inc.
Geotechnical Report, dated 8/6/08, by Northern Technologies, Inc.
Wetland Delineation Report, dated 10/26/05, by Critical Connections Ecological Services, Inc.
Stormwater Drainage Report for River Ridge, 3/12/09 revision, by Plowe Engineering, Inc.
Stormwater Management Plan for Quaday Avenue NE, 2/21/05 revision, by Hakanson Anderson
Associates, Inc.
As -built Plans for Quaday Avenue NE Improvement Project, 5/5/06 revision, by Hakanson Anderson
Associates, Inc.
City of Otsego Engineering Manual, 2009 revision
Trunk Stormwater Facilities Study for Portions of Lefebvre Watershed, March 1999
City of Otsego Zoning and Subdivision Ordinances
National Wetland Inventory Map, 1991
PAGE 1
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EXISTING CONDITIONS, LANDSCAPE, AND PHASING PLAN
1. Identify the existing delineated wetland in the south central area of the site.
2. Some of the existing contour lines along the south property line do not agree. Please review
and revise.
3. Remove the proposed pond contours and depict the existing regional pond's contours to the
south of the property. We suggest showing just the NWL contour for the proposed ponds in
the existing condition to depict the location of the proposed future ponds.
4. Label the existing 100 -yr HWL and NWL of the wetlands in and adjacent to the plat. (21-6-
2.B.9) The existing pond to the south of the site has a NWL of 865.65 and a 100 -yr HWL of
871.50. The existing pond to the east of the site (VFW pond) has a NWL of 864.30 and a
100 -yr HWL of 866.51.
5. Some of the existing utility information is missing along Quaday Avenue. Please see the
attached redline plans for the missing information.
6. Provide a benchmark with a description and the datum. All proposed design shall be based on
the N.G.V.D. 1929 Adj. Datum.
7. The landscaping is subject to the City Planner's approval.
PRELIMINARY PLAT
The proposed setbacks to not agree with the required setbacks for the R-6 zoning.
2. The Right -of -Way (R.O.W.) depicted along the north lot line west of Street E is not necessary
with the current street configuration.
The proposed 50' wide R.O.W. along the streets does not meet the minimum 60' required.
(21-7-7.A)
4. The offset between the intersection of Street E and Street D and Street F and Street D is
approximately 120' which is less than the 200' minimum required. (21-7-7.E)
The required minimum 250' horizontal centerline curvature is not being met along many of
the streets. (21-7-7.G)
6. Based on the phasing shown in the Existing Conditions Plan, temporary cul-de-sacs and
temporary hydrants will be required at the end of Street D between Phase 1 and 2 and at the
end of Street F between Phase 3 and 4.
7. The proposed termination of Street D between Phase 1 and 2 will create a 770' long cul-de-
sac which exceeds the maximum 500' length for permanent cul-de-sacs. We suggest
providing a temporary emergency exit/entrance to Quaday Avenue from the temporary cul-de-
sac.
PAGE 2
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PRELIMINARY GRADING PLAN
Label the existing and proposed 100 -yr HWL and NWL of the wetlands in and adjacent to the
plat. (21-6-2.B.9)
2. The slope in the southwest area of the site appears to exceed the maximum slope of 4:1.
Please verify and revise.
3. It is assumed that the grading of the site will be done at one time and not broken up into
phases. Temporary swales or pipes may be required to remove water sitting in the future
street's subgrade until they can be constructed.
4. Valley gutters are required at intersections with less than I% grade across the intersection.
Valley gutters are needed at the intersections of Street B and Street F, Street F and Street D,
and Street A and Quaday Avenue.
5. The existing driveway south of Street A shall be removed.
6. The soil boring in the area near Block 5, Lots 1-4 indicate the existing ground water level is at
approximately 865.3. The lowest floor elevation of these lots is 867.5. Please revise these
units to provide a minimum 3' of separation from the ground water and lowest floor elevation.
7. The 100 -yr HWL of the regional pond does not agree with the Stormwater Drainage Report.
We would like to model the proposed hydrology of this regional pond in XP Swim that more
accurately models the tailwater between the ponds to verify the HWL elevations. A copy of
the electronic HydroCAD model is needed.
PRELIMINARY UTILITY PLAN
Provide a benchmark with a description and the datum. All proposed design shall be based on
the N.G.V.D. 1929 Adj. Datum.
2. Extend sanitary sewer stubs from San MH 1 and San MH 19 to the north property line.
3. All curb stops shall be located 10' beyond the R.O.W. to allow for small utility installation
behind the sidewalks.
4. Please label the inverts at each manhole with the direction (i.e. N, S, E, and W).
5. The valves at the north ends of Street D and Street A shall be left off to be installed when the
future connections are made.
6. Provide 0.8 points diameter fall between storm sewer inverts when changing pipe sizes.
SANITARY SEWER COLLECTION SYSTEM
The sanitary sewer appears to be adequately sized and meet the CEAM 10 State Standards.
Additional stubs are to be provided to provide future service for the property to the north.
PAGE 3
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WATER DISTRIBUTION SYSTEM
The water system appears to be adequately sized and meet the CEAM 10 State Standards.
Hydrant coverage in the townhome area is sufficient.
STREET/TRAFFIC/ACCESS ISSUES
The spacing between Street A and Street E and between Street E and the future intersection to
the north is less than 500'. (21-7-7.N)
2. A typical street section based on the Geotechnical Engineer's recommended R -value is
required.
3. Streets shall be named in accordance with the Wright County Grid system. We suggest the
following street names; North-South portion of STREET A = Parrish Avenue NE, the East-
West portion of Street A = 73`d Street NE, STREET B = Parson Avenue NE, STREET C =
Pinnacle Avenue NE, STREET D = Prairie Avenue NE, STREET E = 74th Street NE,
STREET F = 74th Street NE.
WETLANDS
1. The wetland delineation was reviewed in June 2006 and found acceptable. A Notice of
Decision was mailed at that time. The decision is valid for a period of 3 years. Therefore a
Wetland Replacement Plan which includes sequencing (i.e. avoid, minimize, rectify, and
replace) must be submitted prior to the end of June 2009.
SURFACE WATER MANAGEMENT
The hydrology for the site has been combine with the Quaday Avenue Improvement Project
completed in 2006. A smaller pond along Quaday Avenue and the regional pond built with
the Quaday Avenue project is to be expanded to provide treatment of the site runoff. We have
reviewed the Stormwater Drainage Report submitted for the site and have a few
comments/questions that will need to be worked out between our office and the developer's
engineer. Overall the hydrology of the site appears to be in order.
ENVIRONMENTAL
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.B.10)
PAGE 4
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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.
SUMMARY AND/OR RECOMMENDATION
City Council may approve the preliminary plat based on site and location constraints of the site and
contingent upon Engineer comments being addressed or The City Council may deny the preliminary
plat based on failure to meet all Subdivision Ordinances.
PAGE 5
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