09-08-09 PCITEM 3-11
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 — Boulder Pass; Preliminary Plat/PUD-CUP
REPORT DATE: 3 September 2009 ACTION DATE: 12 November 2009
NAC FILE: 176.02 — 09.09
BACKGROUND
Hans Hagen Homes has submitted plans dated 22 June 2009 and an application for
preliminary plat approval of 118 single family lots on 71.01 acres located at the
northwest corner of Quaday Avenue and 70th Street (CSAH 37). Development of single
family lots and various types of townhouse buildings had been approved for the subject
site by the City Council 8 May 2006 on as part of the larger Boulder Creek preliminary
plat. City staff met with the developer on 27 August 2009 to review preliminary issues
identified by City staff. An updated site plan attached hereto as Exhibit B reflects some
modifications requested by City staff.
The subject site is guided by the Comprehensive Plan for low-to-medium and medium -
to -high density residential uses. The subject site was zoned to a mix of R-5, Residential
Single and Two Family District and R-7, High Density Residential District in conjunction
with the approvals for Boulder Creek and is now proposed to be zoned entirely R-5
District. Portions of the site are also within the Shoreland Overlay District of a natural
environment lake on the property to the north. In addition to a Zoning Map amendment,
the developer is also seeking preliminary plat and PUD -CUP approvals. The current
application would supersede all previous zoning and subdivision approvals for the
subject site.
Exhibits:
A. Site Location
B. Site Plan (updated per staff comments)
C. Preliminary Plat
D. Preliminary Utility Plan
E. Preliminary Grading and Erosion Control Plan
ANALYSIS
Zoning. The subject site is zoned R-5, Residential Single and Two Family District and
R-7, High Density Residential District. The developer is requesting a Zoning Map
amendment rezoning the entire subject site to R-5 District to accommodate the
proposed urban density single family lots. Single family dwellings are a permitted use of
the R-5 District. A PUD -CUP has also been requested to accommodate certain setback
flexibilities discussed in later sections of this report. The applications for a Zoning Map
amendment and PUD -CUP are to be evaluated based on the criteria established by 20-
3-21 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 subject site is guided by the Comprehensive Plan for medium
to high density residential uses. The proposed single family lots are significantly
less dense than the level of development anticipated by the Land Use Plan, but
consistent with community goals for a single family neighborhoods to be the
primary housing type.
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 uses:
Direction
Land Use Plan
Zoning Map
Existing Use
North
LD/MD Residential
MD/HD Residential
A-1 District
R-6 District
Rural Residential
River Ridge
East
MD/HD Residential
R-6 District
The Pointe
South
Commercial
LD -LL Residential
A-1 District
Rural Residential
Agriculture
West
LD/MD Residential
MD/HD Residential
R-5 District
R-7 District
Boulder Creek
The proposed single family neighborhood may be less intense than surrounding
future land uses but will be well buffered by planned slopes between adjacent
properties and an internal street pattern that discourages through traffic.
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 preliminary plat will conform to all applicable
requirements of the City Code.
4. Traffic generation of the proposed use in relation to capabilities of streets serving
the property.
2
Comment: The proposed single family neighborhood will be accessed by two
residential major collector streets with adequate capacity to serve a development
that has approximately 250 dwelling units less than previously approved.
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 is within the planned east sanitary
sewer service district where the City has anticipated urban density development
and planned for delivery of services sufficient to accommodate this single family
neighborhood.
EAW. An Environmental Assessment Worksheet was processed along with the
preliminary plat application for Boulder Creek. In that the proposed Boulder Pass
preliminary plat has approximately 250 fewer dwelling units within the same area, the
intensity of development and potential for significant environmental effects is lessened.
As such, there is no need to process a new EAW and the negative declaration adopted
by the City Council on 24 April 2006 stands.
Shoreland District. Portions of the site are within the Shoreland Overlay District of a
natural environment lake on the property to the north. The allowed density within the
Shoreland Overlay District is evaluated based upon the area of 320 foot wide tiers
radiating out from the boundary of the lake. The number of dwelling units allowed in
each tier determined by dividing the area by the required minimum lot area within the
Shoreland Overlay District. The Shoreland Overlay District also allows for an increase
in density within each tier if at least 50 percent of the site is preserved as open space,
which can include usable yard space. According to the City Engineer's calculations, the
number of building pads within Tier 2 is two dwelling units over the number allowed with
the maximum density multipliers. The preliminary plat must be revised such that the
dwelling units within the Shoreland Overlay District comply with the maximum number
allowed by the Zoning Ordinance.
Access. The subject site will have access to Quaday Avenue and future Palmgren
Avenue. Quaday Avenue is designated as a residential major collector street.
Intersections to major collector streets are required by the Comprehensive Plan to be
spaced 660 feet apart. The distance from the centerline of Street A to the centerline of
CSAH 37 measures 660 feet and the distance from the centerline of Street A to the
centerline of 72nd Street is 950 feet. Palmgren Avenue is a future residential major
collector street to be constructed within the remaining portion of Boulder Creek between
78th Street and CSAH 37. The intersection of Street B with future Palmgren Avenue
properly aligns with a cross street established by the Boulder Creek preliminary plat.
The Transportation Plan also guides a minor collector street to be provided within the
area of the proposed preliminary plat. This minor collector street was intended to
accommodate traffic generated by medium to high density residential uses guided by
the Comprehensive Plan and approved as part of the Boulder Creek preliminary plat.
As the Boulder Pass preliminary plat reduces the number of dwelling units by
approximately 250, there is not the need for a street with the capacity of a minor
collector street. Eliminating the minor collector street, together with the layout of the
internal streets, will serve to minimize through traffic within the single family
neighborhood.
Right-of-way for Street B is also shown to be extended to the north plat line to provide
access to the abutting property. However, because of the slopes proposed on the
grading plan, Street B cannot be constructed with grades compliant with the
Engineering Manual to the plat line as required by Section 21-7-5.E of the Subdivision
Ordinance. This issue is discussed in greater detail under the paragraph addressing
the grading plan below.
Streets within the boundaries are all designated as local streets. A 60 foot right-of-way
is provided on the preliminary plat and the 28 foot wide street section is consistent with
Standard Plate 112 of the Engineering Manual. Sidewalks are provided one side of the
internal streets as required by the Engineering Manual. The preliminary plat had
identified a center island within Street A at the intersection with Quaday Avenue; City
staff recommended that the island be removed to avoid long term maintenance issues
and facilitate snow plowing operations. The island has been removed from Street A on
the revised site plan.
Single Family Lot Requirements. The table below illustrates the required R-5 District
lot standards and those proposed as part of the preliminary plat for the single family
lots:
Min. Lot
Min. Lot
Setbacks
Area
Width
Int. Cor.
Front
Side
Rear
Bldg.
Garage
Corner InteriorInterior
Quaday
Ave./
CSAH
42
Required 9,OOOsf.
60ft. 90ft.
35ft.
35ft. 10ft.
30ft. 65ft.
Proposed 9,OOOsf.
60ft. 90ft.
25ft. 30ft.
25ft. 10/5ft.
30ft. 65ft.
The developer is setbacks applicable to the housing products they themselves build as
developer/builder. In the front yard, the developer wishes to bring the homes forward to
25 feet from the property line to increase the rear yard space. Consistent with past
flexibility on front yard setbacks, City staff recommends that the garage face be required
to be setback 30 feet from the right-of-way to ensure adequate parking space and
visibility behind the sidewalk. The developer is also requesting flexibility from the
standard R-5 District side yard setbacks. For interior side yards, the developer is
requesting the side yard setback be allowed to be 10 feet to the house and five feet
from the garage with a minimum 15 feet between buildings on abutting lots. The
proposed setback between buildings is one foot greater than would be required if the
standard seven foot side yard setbacks are required. Given the developer's control of
the project and the layout of house pads as shown on the grading plan, City staff
supports this flexibility.
rd
Landscaping. The developer is required to submit a landscape plan for a required
residential buffer yard along Quaday Avenue and CSAH 37. The landscape plan must
be submitted prior to approval of the preliminary plat and must conform to the
requirements of Section 20-16-7.D of the Zoning Ordinance.
Park and Trail Dedication. The application for preliminary plat approval is subject to
park and trail dedication requirements established by Section 21-7-18 of the Subdivision
Ordinance. The Park and Trail Plan identifies a neighborhood play lot at the northeast
corner of the subject site to serve the planned development of the site as well as the
adjacent townhouse dwellings at The Pointe to the east and River Ridge to the north.
The Parks and Recreation Commission reviewed the submitted preliminary plat at their
meeting on 12 August 2009 and recommended that the plat be modified to provide the
guided neighborhood park at the northeast corner of the subject site consistent with the
Future Parks and Trails Plan. The required park land dedication is based on 10 percent
of the net area of the subject site, or 5.61 acres, based on the following calculation:
Gross Area:
71.01 ac.
CSAH 37:
-3.08ac.
Quaday Ave:
-3.03ac.
Outlot B:
-0.95ac.
Outlot G:
-6.52ac.
Outlot I:
-1.30ac.
Net Area
56.13ac.
The revised site plan submitted by the developer includes Outlot H as a 2.01 acre
parcel intended to be dedicated to the City for the neighborhood play lot. The proposed
park parcel would have frontage to Quaday Avenue and Street D. Evaluation of the
parcel for City park purposes is continent upon submission of a revised grading plan. A
curb cut had been placed on Quaday Avenue to provide access to a neighborhood play
lot, although off-street parking is not typically provided at such a small facility. The curb
cut is off -set from the frontage to Quaday Avenue. If the City accepts Outlot H for park
dedication purposes, the developer will be responsible for replacement of the curb along
the rear line of Lot 5, Block 2.
Trails are shown to be constructed along the north side of Outlots I and H, along Street
A and extending through Outlot F to Street C then to Street B to connect with Palmgren
Avenue. City staff would also recommend that a trail connection be added along the
rear of Lots 1-2 and 5-6, Block 2 to connect the neighborhood play lot with the trail on
Street A. The trail segment on Streets B and C should be eliminated in favor of a trail
through Outlot E. The developer would receive park land dedication credits for a thirty
foot wide corridor overlaying the trail alignment. The proposed trails are to be 10 foot
wide and designed with the section required by the Engineering Manual.
Grading Plan. The submitted grading plan anticipates significant excavation of the
subject site. Material excavated from the subject site is to be used to balance the
remaining portions of the Boulder Creek preliminary plat and will also be hauled off site.
Any material hauled off-site is subject to the fee required by Section 2-4-2.1.1 of the City
Code.
5
The extent of the excavation of the subject site would result in 3:1 slopes in along
sections of the west and north boundaries of the plat, whereas a 4:1 slope is the
maximum allowed. Furthermore, the resulting slopes would cause difficulties for
development of the adjacent properties, particularly to the north. Outlots A, D and C are
intended to provide remnant parcels that could be excavated further in the future to tie
into the adjacent properties. However, these parcel create long term maintenance and
ownership issues and would remain under separate control from the adjacent property
owners. The submitted grading plan must be revised to provide 4:1 slopes at the
perimeter of the subject site or there must be a permanent agreement between the
owners of the subject site and abutting properties transferable to subsequent owners
providing for the ultimate grading plan of the area.
Wetlands. There is a small wetland along the north boundary of the plat to be included
within Outlot E. The wetland is required to have a vegetative buffer established at its
perimeter in accordance with Section 20-16-9.E.4 of the Zoning Ordinance. The
preliminary plat must be revised to illustrate the minimum 20 foot wide buffer, which
must also be entirely within the boundaries of Outlot E.
Outlots. The revised site plan includes nine outlots. Outlots A, C, and D are provided
to encompass proposed 3:1 slopes that would be intended to be eliminated when the
properties to the north and west develop. However, these outlots would remain after
any such grading and present long term maintenance and ownership obligations for a
homeowners association. City staff recommends that the preliminary plat be revised to
include the area of Outlots A, C and D within the individual single family lots.
Outlots B, E, F, G, and I are to be deeded to the City as all stormwater basins, wetlands
and wetland buffers are to be platted in separate outlots deeded to the City for long term
ownership and maintenance in accordance with Section 21-7-15.D of the Subdivision
Ordinance. The preliminary plat must be revised to modify the boundaries of the
proposed pond within Outlot F or the boundaries of the outlot such that the pond is fully
within Outlot F. Outlot E must also be revised to include the entire wetland and wetland
buffer.
Utility Plan. The developer has submitted a utility plan for the proposed development
off of in-place utilities in Quaday Avenue. All utility plans are subject to review and
approval of the City Engineer.
Easements. The preliminary plat illustrates drainage and utility easements at the
perimeter of each single family lot as required by Section 21-7-15 of the Subdivision
Ordinances. The slopes at the rear of the lots on Blocks 1, 3, 6 and 7 are also included
in drainage and utility easements.
Phasing Plan. The developer is required to submit a phasing plan for the subdivision
with the first final plat in accordance with the City's development policy. The phasing
plan will be included as part of the final plat approval and development contract in order
to allow the City to properly monitor and plan for on-going residential development
within the east and west sewer districts.
3
Wright County. As the subject site abuts CSAH 37, the preliminary plat is subject to
approval by Wright County. The preliminary plat shows dedication of 75 feet of right-of-
way for the north half of CSAH 37 consistent with the roadway's designation as a minor
arterial by the Northeast Wright County Transportation Plan. The preliminary plat must
be submitted to Wright County by the developer for their review.
RECOMMENDATION
Our office recommends that the application be tabled to allow the developer to work
with City staff address issues related to the grading plan to ensure long term
compatibility with surrounding properties and compliance with Subdivision Ordinance
requirements.
POSSIBLE ACTIONS
Decision 1 - Zoning Map Amendment
A. Motion to approve a Zoning Map amendment rezoning the subject site to R-5
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 Boulder Creek, subject to the
following conditions:
Approval of the preliminary plat shall not guarantee access to sanitary
sewer service. The City shall only allocate sanitary sewer capacity to
approved final plats with signed development contracts and payment of
applicable SAC and WAC fees to assure the City of timely development.
2. A phasing plan shall be submitted outlining the anticipated final platting of
the proposed subdivision. The phasing plan is subject to approval of the
City Council, its schedule shall be made a condition of preliminary plat
approval and it shall be incorporated as part of the terms and conditions of a
development contract executed for the initial final plat of a phased
development.
3. All single family lots shall be subject to the following minimum
requirements:
Min. Lot
Min. Lot
Setbacks
Area
Width
Int.
Cor.
Front
Side
Rear
Bldg.
Garage
Corner
Interior
Interior
Quaday
Ave./
CSAH
42
9, 000sf.
60ft.
90ft.
25ft.
30ft.
25ft.
10/5ft.
30ft.
65ft.
4. The preliminary plat must be revised such that the dwelling units within the
Shoreland Overlay District comply with the maximum number allowed by
Section 20-92-17.E of the Zoning Ordinance.
5. A landscape plan for a required residential buffer yard along Quaday
Avenue and CSAH 37 must be submitted prior to approval of the
preliminary plat and must conform to the requirements of Section 20-16-
7.D of the Zoning Ordinance.
6. The preliminary plat shall provide suitable area for a neighborhood play lot
at the northeast corner of the subject site to be evaluated upon
submission of a revised grading plan and approval of City staff.
7. The submitted plans shall be revised to:
a. Eliminate the proposed trail from Streets B and C.
b. Provide a trail within Outlot E from Street C to Palmgren Avenue.
C. Provide a trail at the rear of Lots 1-2 and 5-6, Block 1.
8. Excavation and hauling of any earth material off-site is subject to the fee
required by Section 2-4-2.1.1 of the City Code.
9. The submitted grading plan must be revised to provide 4:1 slopes at the
perimeter of the subject site or there must be a permanent agreement
between the owners of the subject site and abutting properties
transferable to subsequent owners providing for the ultimate grading plan
of the area; All grading, drainage and erosion control issues are subject to
review and approval of the City Engineer.
10. The preliminary plat must be revised to provide for a a vegetative buffer
established at its perimeter in accordance with Section 20-16-9.E.4 of the
Zoning Ordinance with the buffer to be entirely within the boundaries of
Outlot E.
11. The preliminary plat must be revised to include the area of Outlots A, C
and D within the individual single family lots
12. Outlots B, E, F, G, and I shall be deeded to the City in accordance with
Section 21-7-15.D of the Subdivision Ordinance, subject to review and
approval of the City Engineer.
13. Construction of all streets, trails and sidewalks is subject to review and
approval of the City Engineer.
14. All easements are subject to review and approval of the City Engineer.
15. The preliminary plat is subject to approval by Wright County and must be
submitted by the developer for their review.
C. Mike Robertson, City Administrator
Tami Loff, City Clerk
Andy MacArthur, City Attorney
Ron Wagner, City Engineer
Roger Stradal, DNR
John Rask, Hans Hagen Homes
E
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1 �/'►_[.■. �1.��1 svarwxr . e . e m m,p„ .r.ak.a a amx .: en. a awr.re. n ^" HANS HAGEN HOMES BOULDER PASS EXHIBIT B
C/-`rison up w. xx rs mlm tlrtwn. a r�wm r w,m Otsego, Minnesota
xxa.: nwl.s.,vm ea.e.,r,muv:wux,a::. aar ,e,.a..: ew:a:J— 941 NE. Hillwind Road, Suite 300
MOreaalOeut teeneee rv: nef).efars9 un:va aa„^+w rnenn,uwr 1
ow:� u�.. r: vw, ux:� Fridley, MN 55432
.a..zas,-zsomzs.z -ewe.. r..,vc.o c..v.... •ro .e_.....a v ...z� v, n M ..,�
PRELIMINARY PLAT OF:
BOULDER PASS
-for- HANS HAGEN HOMES
941 N.E. HIIImlDd Road
Frldley, MN 55432
Tel. (763)S72-9455
NOTES
1. Beaings Noun bacon ae based w Ins Nwln INe e, ins Swth -1 el Lha
23.
4 nn.at,. na.Ngr ah a,sa- bearing eroSautn B9n dWaas JB-taly33
eawM Ent.
2. Sa_d premises Nem w this eurwy as b N nand zone X (area of h%bhe
flw '). --, to Hood Inwrwce Rel. MW Canmunily Panel Ne. 270747
02the
00A by Fadsol Emenc
ergy ...1-1 Agency, effedha dale Saplamber.
30. 1992.
3. Boundary woo of Ins wrwystl pFemiseN 3,092.961! s4 It. (71.01 oaes).
a. The City el Ot.ega 3ah.
g Yap d"at.d Ihe1 the w d p neve
rwy Is Twed s ..
this sa-shtly R-5 (ResldaAIW-SNan
gia d Tva Fam9y Di,tdd)
and R-0 (Res W. -High D-ty CbMtat) .nd A -I (Apnwnar.). Ins prwaty
rnliy zoned R-7 b pr.pned to be --d as R-5 (Raaldmlld-SNgI< and
Tva F_Y DNtricl). Esh,W9 A -I awing to ,main A-1. Proposed R-5 balding
.elbake and a.a. a. ea Idlave.
8.1hhhg Sslbacks:
Frml chd Ske Street - 25 Int Rom Right el Ways (Vabnce Ilam 35'
stwdard swing setback reaukad)
Slde lot Ihas - 5' house wd 5' gwaga (15 Isal minbnum belveen binding.)
Rear - 20 Leel
Selbaak 1- Wady Awnua and 70th Street - 65 feet
Single F -y Lal Ar requirement.:
iNxxMf minimum 1.1 size
BO' minMum tot -h. 90' vans lots
100' minimum fol OeDib
A Ins v. -,d pramiaes ..I bow .ccsas to W.day A- N.E.. o public atlas!.
6. The field survey el this aIle -as co pietsd by Pianm Enq-,ing and ProSource
EngNeainq.
7. Sn GroEbg Ran and Utility N-1 by Cwlaw Prolesalonal aerJ.ces.
LEGEND
a DENOTES NON MONUMENT FOUND AS LABELED
o OENOTE5 IRal MONUMENT SET. YARNED RLS/ 25141
DENOTES WRIWT COUNTY CAST IRON MONUMENT
DENOTES MIUMINOLS SURFACE
v - I TES EmSTNG CONTOURS
.s.0 DEMOTES EXISTING SPOT ELEVADON
- - - DENOTES PROPOSED BUILDING SETBACK LINE
- - - - - - - DENOTES PROPOSED DR -ACE h UTILITY EASEMENT
Ism I Isso I ssss, ENSIINC 201IING DISTRICT UNE
PROPERTY DESCRIPTION
The South Hail of Ina Saath... t Ehh- of Sactbn 27. T - P121. 121, Range 23. taight Cwnt,,, Minn.Iota, es tshg
merefi-h that Dart of the Sautneael Ow -al Lha Swtbn.l Walsr of a.M Satish 21 deecrbed se IMlows:
Beginning at Iha SaVlhnel soma of said SwNaasl iN- of Na ShaP...I Wwlx, thence -talwg the South
6n< o d Swtbea.l -ta, of th< -b-Oualer 645 leaf: th ce Nalheasleny to the Nath- cm al
I W
said Sautb... arts of ins Southeast Water, thence South dung the East line I-saf t. the D- of bsglnnMg.
aacading W the g-11 I-, Iha 1
That pal al the Saul1_nt Warlar .I the Swthvnl Wena and Ihs Nh,thenl Warta .I the Saath-t W.- 0f
Seclbn 21. ".ship 121. Rwga 23. W ,ahl C. -L, Minnesota, --d a. I- Bag 'a .t Ins N.rlheasl
twos f said -b-Warta 1 th< Swlh- Wald: Ih<nce Swth W degree. 20 -sa 12 sec.nd. East.
vum.dIng. dan9 Lha East Ilha o1 sab -t1- Warta al the Saathwnt Water a dl.tence of 676.32 l.el;
Ihanca In 61 dagr.se 11 -t.52 ucw s West 269.26 eel: then. In 53 degree. 00 mbutea 26 nawde
West 315.90 fast: Nona Nath 36 degree 59 mNpin 31 ssawds East 533.6{ Int: th.ncs nwlbea.lsl..2.35
,.at d 2 a tmgentltl eurw canww . In nwlbwnl n.vbg a amlyd mgM 10ae.g es 21 minule at awde
and a 1.- 01 550.00 Leet: thews South 53 tlsgren 00 mnulaa 26 s df East
1]3.93 feet la Iheepgnl of
begNning, oc -ha, Io Ins g. shl eprwy N.real.
new nouauT nere
OVERALL PLAT AREA _ 71.013 ACRES
PROPOSED M1h STREET R/W AREA - Sa63 ACRES
PRO°OSED OUADAY ALflATE R/W AREA -1013 ACRES
PROPOSED INTERIOR R/W AREA - 7.493 ACRES
PROPOSED OAROIs E A' F (PIIBLIL OPEN SPADE) - 9.e1t ACRES
PROPOSED WRO15 A ! D ((II''RIV iE OPEN SPACE: NTURE REtYtADE OR REOEIEtOPMENi) - 1.313 ACRES
PROPOSED q on B * e (Prim =SPACE) - 5.50t ACRES
SINGLE FAMILY LOT AREAS - 4049! ACRES
116 PROPOSED SIN LE FAMILY LOTS
DENSITY - 1.66 UNITS / ACRE
xMa ❑
F511B1 Professional Land Surveyors
www..glud.com 6776 Lake Drive NE, Suite 110 pF3wPwy
Lino Lakes, MN 55014
Tel. (651) 361.8200 Fax (651) 361.8701
SHORELAND MANAGEMENT DISTRICT TIER INFORMATION;
DNR PROTECTED UNNAMED WATER /96 -IW (A NATURAL ENWRONYFNTAL
LAKE) LES R11HN 1000 FEET OF ME PLAT. TES 1 THRWW 3 ARE
ESTAH3SHED AT 320 FOOT INTERVALS FROM WETLAND EDGE.
DER /1- 004 ACRES, ZEIN) eUttUING PADS IRIHIN DER. DENSITY - O LOTS/ACRE
PER /2- 5.91 ACRES; 11 1XhLDING PADS NTHIN TIER; OEN9TY - 1.6 LOTS/ACRE
PER /J- 15.69 ACRES. 35 BUILDING PADS RITHIN DER; DENSITY - 2.1 LOTS/ACRE
VICINITY MAP
SECTION 27. TOWNSHIP 121, RANGE 23
(NO SCALE)
F- -F �
IL �Yy II �''4 II
RRMNT COUNTY, WWSOTA
GRAPHIC SCALE
(wTQr)
---------------
y Ire )a••. II/
"
CA eee
aaaa ��PL fP�EI eeeeesee��
NORTH
EXHIBIT C -I
I I -
_ -m J L-r.e
1 n.,e6y cro;ly Inaf 1nu eaw„pM�
° d ay 1-
mY tlN�l 1
ba _n an
a Nly Ragiataed LPne Sar ansa
thaa(���b`�^v�s��.1 ne slal�e."�P'I�'u�N�'n�.��,�'a'in
5 OmERWs[ srww
a Tms eI.T.
DANIEL W. MILER
Oofe: I.-- No. -41
xMa ❑
F511B1 Professional Land Surveyors
www..glud.com 6776 Lake Drive NE, Suite 110 pF3wPwy
Lino Lakes, MN 55014
Tel. (651) 361.8200 Fax (651) 361.8701
SHORELAND MANAGEMENT DISTRICT TIER INFORMATION;
DNR PROTECTED UNNAMED WATER /96 -IW (A NATURAL ENWRONYFNTAL
LAKE) LES R11HN 1000 FEET OF ME PLAT. TES 1 THRWW 3 ARE
ESTAH3SHED AT 320 FOOT INTERVALS FROM WETLAND EDGE.
DER /1- 004 ACRES, ZEIN) eUttUING PADS IRIHIN DER. DENSITY - O LOTS/ACRE
PER /2- 5.91 ACRES; 11 1XhLDING PADS NTHIN TIER; OEN9TY - 1.6 LOTS/ACRE
PER /J- 15.69 ACRES. 35 BUILDING PADS RITHIN DER; DENSITY - 2.1 LOTS/ACRE
VICINITY MAP
SECTION 27. TOWNSHIP 121, RANGE 23
(NO SCALE)
F- -F �
IL �Yy II �''4 II
RRMNT COUNTY, WWSOTA
GRAPHIC SCALE
(wTQr)
---------------
y Ire )a••. II/
"
CA eee
aaaa ��PL fP�EI eeeeesee��
NORTH
EXHIBIT C -I
--�ttt•mt!-iL' 35 !0 I / %•:- �:;, ' \ / M„8t,VZ.00S
3s 3HL Jo a3 0' 3�1- r •. i / � 8t'Z l� l (y
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Lu
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le
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Qi W / � ; 1�,�•1` .,�iC�. '�l� i �' J li/� � � �I ,t -moi y�pM
01,
o
PRELIMINARY PIAT OF.
BOULDER PASS
kE. G. RUO & SONS, INC.
Professional Land Surveyors
m 6776 Lake Drive NE, Suite 110
Lino Lakes, MN 55014
T0. (651) 361-8]00 F..(451)361.8701
-for- HANS HAGEN HOMES
SEE SHEET 3 OF 13 S
GRAPHIC SCALE
EXHIBIT C-5
/r
u \ /
u / \
' \ N
11 BENCHMARKS
Jncv, man
\ J
TYPICAL LOOT DETAIL
--- - �-�-- -- - - ----- --- - - - - -= E
-----T-Au'-
------ -- --- - - - ----- -- - -- - --- - - ---- - -- - - - - - --
- - - - - - - - - :'�- - - - - - - - -
+ --C-�-- - - -r- ---- ----------------_------------>------------ muav°n
- - - - - - - - - - - - - - -
TYPICAL STREET SECTION I I
TYPICAL STREET
EET SECTION TYPICAL ST ERET All SECTION 110' R/! I
v �i5ry,�, • I n"ona r�.o I w�i«� a rt.
• �'�' ��• rr«.« d�.r. >aw«sr Wr _ .,i.� Lj.__ ___ ss•niaxr an,a,
rwsmram r.onr mem, �v.:`.'.W e••�,,,N, - ra �,�,•� ,n M.
WEB.
n..waram, :eY::.m ,m .•w.e..
!;.5"Ew.r..,.. "`` Vii- „ EXHIBIT
�.r rr,•, px.•se.+m ,..+v err a«m. m.,.w..u.. xx, r..,. «.. r,...:= HANS HAGEN HOMES 7
calCQ,ism BOULDER PASS PRELIMINARY SITE
ism a ��+^^ o ^ate• °; •� d ,�K 0e* '= 941 NE. Hillwlnd Road, Suite 300
noru>ww�>tnvleu fm,lmsms «a. x.. Otsego, Minnesota &UTILITY PLAN
.«r.an,.iq.am
.-Wase,- u..,. v. .sw, r+«� Fridley, MN 55432 13
i
4
,Iry,'.eyf:I\,�-tiffsol
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Fi
/54
IMF �'�,pl�-�....., � ��. I��_..,.� ����, Wim:
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\I�g����%°"
I
I I
NNig
Me
■
Carlson
300
Otsego,
(
SEE DETAIL)
' � I Y 1 I 11�iT� I � 1�� i---7t--- / / ---�-- \a---- \\ \ ••� - ��/� % N.W.L�885.7 /%% ,/,
H.W.L-867.3
M. H.W.4.ae 669.2.2
y / ° -- — h — ` I it 1 i R LO
--
8
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ly
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SILT FENCE 11
' 2 YR. H.W.L-!70.2 /� — 1 1 ,..,;I. I�/ / / %,:2° f (SEE oEruL)
L. ,
f0 1rR. H.W. —670.9 ° K / /
100 ML "..L.67zo / I ! I -�— i +i� f // " /T
100 YR. By KW.L-674.3 ... - — / I
/// //— ,/ / yyI I I� / y i - /G; �✓�� OUTLOT c74F
I 2 H.. -67Qy/ / / / 4 %'a 1
10 TR. l
/ 1pd1p°MtRia
g/—B.w.e763
/
BENCHMARKS
1 1�' 11�•�fl Ij�` 'TM /lr JIIJI:I��ill EXHIBIT E-2
HANS HAGEN HOMES 9
Carlson
BOULDER PASS PRELIMINARY GRADING & a
VM�'�7Ve-,,,� ,'— ptl1axev= 941 NE. Hlllwlnd Road, Sults 300 Otsego, Mlnnewte
•� Aeel.e.eew e9 EROSION CONTROL PLAN
areown -sumo Frldley, MN 95432
13
/ i r
J
\\ ✓ / - yam_"10-/'l/,
/• �/' ilii �''�• ///%:� / }'/
ONR -BW
OHWEILAND
(PER DNR nM
-7)
\\ SILT FENCE
\ (SEE DETAIL)
\ 1 \
X.
OUTLOT
39 i _, 5 1 II Wp I I ` WO \
\
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r-�-
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eesR
/((I /�/ f.• J'� _ / i // ^/ /' /' �''�� .3 `~ — '� R\I1 � - - eno � ..— WO o o i� ' '�- —ase °0.�
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I l /�11 / • / ( //fgmokm.
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\I 1 \ �±,,�
Fewer\ \�\ �� ----`\ �� ii I 1� i -e Hi Le7>674.3 EXHIBIT E-4
S E
.sw r a� ....... �— HANS HAGEN HOMES BOULDER PASS PRELIMINARY GRADING & 10
Carl= ren.: pul.w-nao a.•a°`..eu.r.m...r w.�.n rL.4'.- wp.a:�Ti , 941 NE. Hiilwind Road, Suits 300 a
pssl�ssess ���.. Otsego, min EROSION CONTROL PLAN
te, Fridley, NN 55432 13
SEE SH ET 10
�
/
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\f
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1 ` \ \. aoNo 110
1 /
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10 Yft. .W.IL=970.9
2 1R. H.W.L_870.2 _ V
^ I 10010o YR. h,w.L=872.0
/ �7� � /� 1 •° __\_ 1 \ / I
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�" ���// ., .\� EXHIBIT E-5
//��
Carlson
'",,,,°se
Bron •' 6'eshe
^•.^^wsv.v°^ ��.-^•,...,
aN mea°�. my •"
•� "^ �- %�
^�..^ , —
°"ji°=
""..'
HANS HAGEN HOMES
941 NE. H11Wnd Road, Suite 300
BOULDER PASS
Otsego, Minnesota
PRELIMINARY GRADING &
EROSION CONTROL PLAN
11
of
�„
nor[snoNu servmes
o'61'
ue —
Fridley, MN 55432
13
45
OUTLOT F
v I 700. B B NAL -f 7 J/
100 YR. ByB H.W.L�874.3
12I✓
1.F111
—
.
wo
b'0 O i j x99.0 0 1 i ees.0 a I i C B5o40 ' .j'0 Bata -1
N I STREET
–
II /
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R
51% R i
aa..5, j I e[0.6� i eas s�.1 L'�_ I
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um �m,xx smsx
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7 / 100 YR. H.W.L-BB8.9
OUTLOT B
�/• / j/ SILT FENCE
(SEE DE AQ
� I
"• HANS HAGEN HOMES
941 NE. Hlllwlnd Road, Suite 300
Fridley, MN 55432
-------------- ------------
11 BENCHMARKS
i)cve ne
BOULDER PASS PRELIMINARY GRADING & 12
Otsego, Minnesota EROSION CONTROL PLAN or
13
Boulder Pass
Otsego, Minnesota
I I I Wn.oT E � I
11 e I 11 II II I /
Ir-�r-�r-Ir-�r-ii
41
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--1-JL__JL_JI I I II II II is �� I• II to II tf II tt II to 1 e I11 \\\ � ' i it ; i i
j"1 II I L-JL_J II II II II \ I ) ! \rrr
JL�L=_��_-1 I OYM1OT t _ /' WMT a i ; 1
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r -J I I _i_
I 70TH STREET NE LCSAH NO. 37Z — — — — — ---- II — — — -
-- r�----
- ------------------------- It----___ -_-'-- -------------------------
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---- - - - -- -Fv --------------- - --------- -- --- - -- �� ----- ___—_-------
-------------------------------------------------------------------------------------------------------------------- -
C7
/ / I
I I/
HANS HAGEN HOMES
BOULDER PASS
„< : 'os;,;,, ,00 d. a "" wa+t m•e. •� : .tl..e:= 941 NE. Hi 11 ind Road, s ice 300 ot- E X H 113 1 T B
nsn.a•->9se o, Minnesota 1
�.,,, m,yt„.,� x.tw Ps1pm.�"x."+aw°q�.ww,�` P.m w»ns, u�.: ._ u,.:.x ,�. Ffidley, MN 55932 9
,.ee0eef0011el AeNCee,.. •..-..-..- �.7
znjPEz�2y61-25ey�2562 - yaAtler Passs[aD�E.pswe�ne .� sHe evry s r i2aov tn5 tb w Ep,
PRELIMINARY PLAT OF:
BOULDER PASS
-for- HANS HAGEN HOMES
941 N.E. HlMnd Road
Fridley, MN 55432
Tet (763)572-9455
NOTES
1. Bmflnq.shown hereon are based m the Narin line of the - Holl of the
$oulheeet o.p of SKlim 27. Township 121, Range 23, Wrigbl County,
emto, balm -venal b lI of South 59 deya.. 38 mywla. ]3
MNma East.
ing
2. Surwwd plemises Mown m this mrwy map ix o Flood Zm. K (arm of mNimd
Rmdnq). accwtlhg to Woad Inwrmce Rote YIP Community Panel No. 270]47
0002A by Ne I`- Emergency Manag.mml Agency, I". dote Sep--
4
3. 8 entity olr Ol.poh2mhp Yap Tdkaled Uio9lne .urwaYedaewin0ws .hoe)m m
Ih4 vrwy 4 axrmtly zoned R-5 (RaMEmlid-Sn91e and Two F.1Y Dill
astl R-7 (INdl-ld-High DmMty D-lIt) or,d A-1 (Apt -hall). Th. -ty
Wendy zoned R-7 4 prop-.tl le M1 --d I. R-5 (R.eidmlial-SNpe Ina
Two Fomly -t), E.Mlbg A-1 -hg 1. r.maN A-1. Pr.p-M R-5 builtlinq
..Ibock. and ave. d. as Idlowx
Bul Mml and Ske Slrml 25 1w1 Rorn Rlgnt of Wow (Naim- Rom 35'
Kdad-g -I- r -,w)
SM. lel I- - 5' haus. and 5' w -g. (Is No min- bnwem W' -o)
Rear; 20 f-1
S.tbarA Ran W -Y A- and 70th Sh-t - 55 lest
Single Fanly Lal Mm rpuiemenle:
9000.1 mN'unum lot .Ixa
60' m m It wMlh, 90 cane b4
100' midnwm lot dW.
5. The sorwwd Premims wll bow IKea. to Wadey Aft. N.E., a p,,Nk .t -n.
6. The R.Id vrwy of IN. lite was cam WId by Pionem Enpineming Ind ProSWFce
E. i,l-Ing.
J. sen -g Plm and UMlly Plans by (AK4v W.Ildebnol ll -IIIA
PROPERTY RESCRIPTION
Th.
hdf ihol of Us Sou $p!IM1aael 10u .1c5111 Ue 27. 5oulloi Ihip o?1. IrBol wtl1.35ec1ipanM1l2J ` r- p�tldlo a-tlnq
BagNnN9 of Ih. -1hm.l cane of mM Soulhm.t Warlm of the Smthmel Qlatm: thence We.l dglw the Smtn
. al mia S -then.± W> If IM S-Iheael 0,,- 545 le.tT Qmce Nalh... Ubly Ia Ih. Nlr .t Cana of
luld --t -I, of Ne Saulhm.t Wal: lhmce S-ln donq the Eael IN. th'.ol to the I,- of begiminq.
.11-9 to Qe 9owrmnanl mrwy th-c
Tho± wl of Ih. Snutheael W.n.r of the SWtnwe.t OL.- and Ine N -It WKW of Ine S-Ibwe.t W.- of
$.<lidn 27. TIM.ny 121. R. 23.Wfignl County, NNnemlo, d..abed I. I..- Be9NnNg of the Natbmst
I=
el -id Soutneavt Wala of Ine SKthwmt WaNer, Umce Soutn W degr... 20 mhuln t2 s.o.nde E.M.
<pumetl -hl, don9 Ine Eon line of mid Slu - Wal of Q. Saullest Wplm o tl4lmc. el 678.32 ful:
thence Nath 61 d.rym. It mN 52 second. Weal 269.26 heel: -1. N -N "' degreK DO -t.. 26 second.
Wan 315.90 teat: thence N.th 36 d"q 59 mhwlee 34 Nd- Eael 535.51 teal: thence -4-I Y 42.35
INt almg o tangentid curve Idh o to the npinw..t namg a cent'. angle of 04 tleP.. 24 .Nuts. 41 .ecmd.
and o ratllus of 550.00 lee4 then<e SwQ 53 d", Bal. OD mYwla. 16 eecmde East 1]3.93 feel to Ine plNl of
beginning. acmdhq to the 9 -llnl survey
DEVELOPMENT DATA
OVERALL PLAT AREA - 71.01± ACRES
PROPOSED IOM STREET R/W ARCA 106t ACRES
PROPOSED WADAY AVENUE R/W ARCA 5033 ACRES
PROPOSED INTERIOR R/W AREA � 7.49± ACRES
PROPOSED WTLOM E R F (PUBLIC OPEN SPACE) AIII± ACRES
PROPOSED WROM A e D (PRIVATE OPEN SPACE .RI, REGRAW OR REDELELOPMENT) � 1.513 ACRES
PROPOSED WROM B R C (PRIVATE OPEN SPACE . 5.50± ACRES
SINGLE FAMRY LOT AREAS - 40.491 ACRES
IIB PROPOSED SN FAMILY LOTS
DENSITY - 1.66 UNITS / ACRE
LEGEND
• DENOTES IRON MONUMENT FWNO AS LABELED
o WNOTES NON MONUMENT SET, MARKED RLS/ 15341
WNOTES WRIGHT COUNTY CAST IRON MONUMENT
O DENOTES BITUMINOUS WRFACE
-� DENOTES EXISTING CONTOLMS
..NK DENOTES EMSTNG SPOT ELEVATION
- - - DENOTES PROPOSED WILDING SETBACK LINE
- - - - - - - DENOTES PROPOSED DRAINAGE a UTILITY EASEMENT
I I EMSTING URIINO DISTRICT UNE
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IN Ives -1 DANIEL W DBERM0.IER
Dale: -MN` Lkmse No. 15.141
Ron�, INC-
°""' Professional Land Surveyors
Drive NE, Suite 110
sr..w.EI OIC
WWW..geNd.aam 6776 Lake
Lino Lakes, MN 55014
Tel.(651) 361.5200 Fax (651)361.5701
SHORELAND MANAGEMENT DISTRICT TIER INFORMATION:
DNR PROTECTED UNNAMED WATER /B6 -6W (A NATURAL 1-40NMENTAL
LAKE) LIES WTMIN 1000 FEET IX THE PLAT. TIES 1 THROUGH 3 ARE
ESTABLISHED AT 320 FOOT WTERVALS FROM OPERAND EDGE.
TIER /1- ON ACRES ZERO WILDING PADS NDRN PER: DENSITY - 0 LOTS/ACRE
TIER /2- 5.91 ACRES: 11 BUILDING PADS WITHIN RER: DENSITY' 1.5 LOTS/ACRE
PER N' 16.69 ACRES 35- PADS NTZNTN PER: DENSITY 2.1 LOM/ACRE
VICINITY MAP
SEC77ON 27, TOWNSHIP 121, RANGE 23
(NO SCALE)
r--T---� 11
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WRIGHT COUNTY, MINNESOTA
GRAPHIC SCALE
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E_ G. RUR a SONS, INC. GRAPHIC SCALE
Professional Land Surveyors
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,,.,„,,,�„w,,� m 6776 Lake Drive N E, Suite 11 E X H I B I T (---4
Lino Lakes MN 55014
Tal. (651) 361.8200 Fax (651) 361-8701 `"”"°'0b""'gym""'°""''""`�"`"'°•° ' t
PRELIMINARY PLAT OF:
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RU&
E G. RNR SL SONS, INC.
°" Professional Land Surveyors
6776 Lake Drive NE, Suite 110
Lino Lakes, MN 55014
Tel. (651) 361.8200 Fax(651)361-8701
-for- HANS HAGEN HOMES
__.. SEE SHEET 3 OF 13
GRAPHIC SCAM
EXHIBIT C-5
--------------------
TYPICAL STREET SECTION
60' "
TYPICAL STREET SECTION
60' R/w
i —.1— BOA R/N aw i �ury
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LCr�SOn z,eM�xwnvssw,ao ' .em ,nmmM.: M. " a... HANS HAGEN HOMES 7
W urou�a,.wi ":.^q'" :awm":�,arv,m, "" `� BOULDER PASS 71k
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'MIesNONY tYY1C6 �: (nl7,esasse 941 NE. HIIIwInd Road, SUite 300 Otsego, Minnesota
a UTILITY PLAN
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GRADING INDEX SHEET
Fridley, MN 55432 Otsego, M[nnesota
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BOULDER PASS PRELIMINARY GRADING &
nayuauiiancu ra: pw„ec-mc .., nr ,rune' 941 NE. Hlllwlnd Road, Suite 300 of
r•,,,a.•,w.m,,, u.: ems. uv– Otsego, Minnesota
Fridley, MN 55432 EROSION CONTROL PLAN 13
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SE SHEET 70
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(� CC1��SOr1 xl,.wleomasw,.ioo---�wn,No..w-..�- -- M-• f BOULDER PASS PRELIMINARY GRADING & HANS HAGEN HOMES 11
941 NE. Hillwind Road, Sults 300 of
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SEE SHEE 9
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BENCHMARKS
/ �/ // �.,
HANS HAGEN HOMES —7BOULDER PASS PRELIMINARY GRADING & 12
941 NE. H1l1.md Road, Suite 300 Otsego, Minnesota EROSION CONTROL PLAN of
Fridley, MN 55432 13
Review No. 1.5
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
Tauri Loff, City Clerk
Dan Licht, City Planner
Andy MacArthur, City Attorney
John Rask, Hans Hagen Homes
Brian J. Krystofiak, P.E. Carlson Professional Services
Daniel Obermiller, E.G. Rud & Sons, Inc.
Reviewed by: Ronald J. Wagner, P.E.
Brent M. Larson, P.E.
Date: September 2, 2009
Proposed
Development: Boulder Pass
Street Location A portion of the south % of Section 27, T121, R23. 71.01+ acres,
west of Odean Avenue, and north of C.S.A.H. 37.
Applicant: John Rask
Developer: Hans Hagen Homes
941 NE Hillwind Road, Suite 300
Fridley, MN 55432
(763)572-9455
Owners of Record: Hans Hagen Homes
Purpose: Boulder Pass is a proposed 118 single-family residential lot
development on 71+ acres in the City of Otsego, Wright County,
Minnesota. The proposed development will be served with
municipal water, sanitary sewer, storm sewer, and public streets
typical of an urban setting.
Jurisdictional City of Otsego, Wright County, Minnesota Department of
Agencies: Natural Resources, Minnesota Pollution Control Agency,
(but not limited to) Minnesota Health Department
Permits Required: NPDES, Minnesota Department of Health (water), and
(but not limited to) Minnesota Pollution Control Agency (sanitary sewer)
CADocuments and Settings\Tauri\Local Settings\Temporary Internet Files\Content.Outlook\09RYFWAZ\ot2281-RVW1 5.doc
TABLE OF CONTENTS
INFORMATION AVAILABLE
SUBDIVISION CONFIGURATION, LOT SIZE, DENSITY
EXISTING CONDITIONS
TRAFFIC/ACCESS ISSUE
PRELIMINARY PLAT
PRELIMINARY SITE AND UTILITY PLAN
SANITARY SEWER SYSTEM
WATER SYSTEM
STORM SEWER SYSTEM
STREETS
DETAILS
PRELIMINARY GRADING PLAN
SURFACE WATER MANAGEMENT
WETLANDS
ENVIRONMENTAL
SUMMARY AND/OR RECOMMENDATION
CADocuments and SettingsWamilocal Settings\Temporary Internet Files\Content.Outlook\09RYFWAZ\ot2281-RVW1 5.doc
INFORMATION AVAILABLE
Revised Cover Sheet (Site Plan) for Boulder Pass, 9/2/09, By Carlson Professional
Services
Sketch Plan for Darkenwald's Property, 9/2/09
Preliminary Plat Submittal for Boulder Pass, 6/22/09, by Carlson Professional Services
Storm Sewer Design Calculations, 6/22/09, by Carlson Professional Services
Storm Water Management Plan for Boulder Pass, June 22, 2009, by Carlson Professional
Services
Preliminary Plans for Boulder Creek Development of Otsego, 3/24/06 & 4/25/06, by
Pioneer Engineering
Environmental Assessment Worksheet for Boulder Creek Development of Otsego,
February 28, 2006, by Pinnacle Engineering
Wetland Delineation Report, 9/19/03, by Kjolhaug Environmental Services Company,
Inc.
Geotechnical Report for Boulder Creek Development of Otsego, 2/15/06, by STS
Consultants, LTD.
City of Otsego Engineering Manual
Minnesota Rules, Chapter 4410 — EAW Requirement
City of Otsego Zoning and Subdivision Ordinances, 10/14/02
National Wetland Inventory Map, 1991
CADocuments and SettingsUami\Local Settings\Temporary Internet Files\Content.Outlook\09RYFWAZ\ot2281-RVW1
5.doc
SUBDIVISION CONFIGURATION, LOT SIZE, DENSITY
1. The current zoning is R-5 and R-7. All R-7 zoning is proposed to be rezoned as
R-5. All proposed lot sizes, widths, and depths meet the minimums for R-5
zoning. (20-66-6.A)
2. A minimum 35' building setbacks from the right of way along local streets
required for R-5 zoning. A variance is being requested to allow 25' setbacks.
Also, a minimum required side yard setback of 7' is required but only 5' is
proposed. The preliminary plat notes that a minimum of 15' between buildings is
required. (20-66-6.C)
3. A portion of the development is within the Shoreland Overlay district of the pond
to the north of the plat. This pond is considered a Natural Environmental Lake
and therefore tiers are set 320' apart and an average floor area ratio of 0.038. (20-
92-17.D&E) Therefore the allowable floor area for:
a. Tier #1 is 99.3 Sq.Ft. = 0 units (at 2,000 Sq.Ft. per unit)
b. Tier #2 is 19,565.4 Sq.Ft. = 9.78 units (at 2,000 Sq.Ft. per unit)
c. Tier #3 is 82,879.8 Sq.Ft. = 41.44 units (at 2,000 Sq.Ft. per unit)
(these assume the maximum density increases allowed by 20-92-17.E.3.b)
Based on these numbers and assumptions only Tier #2, which proposes 11
building pads, is over the maximum density allowed.
EXISTING CONDITIONS
All utility information (size, type, invert elevations, etc.) for all utilities within
150' of the boundary line must be provided. Most of this information has been
included in the proposed utility/grading plans but should be included in the
existing condition plans also. (Attached is an as -built plan for Quaday Avenue
with some of the missing information)
2. The boundary lines of the adjoining properties and the names of ownership are
required. A contact name and phone number for the developer shall also be
included in the plans.
3. The normal water and 100 -yr high water elevations are needed for all
ponds/wetlands within 150' of the boundaries.
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TRAFFIC/ACCESS ISSUE
1. Access to the plat is being provided via a single entrance off Quaday Avenue.
The location proposed for this entrance (Street A) agrees with the location
approved with Boulder Creek preliminary plat.
PRELIMINARY PLAT
The existing pond in the northwest corner of the plat shall be covered by an
Outlot, up to the 100 -yr high water level (HWL), and the outlot deeded to the
City.
2. Outlots shall cover ponds up to the 100 -yr HWL and wetlands including the
wetland buffers. The corner of Lot 28, Block 3 is within the 100 -yr HWL of the
pond.
3. Side and rear lot lines shall be extended to eliminate Outlots A, C, D, and portions
of E.
4. The ROW shall be rounded with a 10' radius at all intersections.
5. The transition at all cul-de-sacs shall be made with a 60' radius.
6. The R.O.W. along C.S.A.H. 37 is subject to county approval. The preliminary
plat currently depicts 75' of R.O.W. with 65' setbacks from the R.O.W. along
C.S.A.H. 37.
7. Streets shall be named in accordance to the Wright County grid naming system.
This may be addressed at the time of Final Platting.
Depict the easements and setbacks associated with the ponds and wetlands. Please
verify that the proposed lots are not inside wetland setbacks.
PRELIMINARY SITE & UTILITY PLAN
1. See comment #2, Subdivision Configuration, Lot Size, and Density regarding the
typical lot detail's setbacks.
2. The watermain and sanitary sewer is proposed to make new connections at the
intersection of Street A and Quaday Avenue. Stubs for both the water and
sanitary sewer were provided with the construction of Quaday Avenue
approximately 350' to the north. The new location and connection point will not
be allowed since making these new connections would require Quaday Avenue to
be dug up and repaired. The provided existing utility stubs shall be used.
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3. The existing bituminous is mislabeled 8' wide. It is 10' wide and the new
proposed trail shall also be 10' wide. Revise the typical sections.
4. The bituminous trail shall have a minimum thickness 2 '/i". Revise the typical
sections.
SANITARY SEWER SYSTEM
1. The sanitary sewer must be extended to the property lines at both ends of Street B.
2. The maximum spacing between water valves is 800'. Additional valves are
required along Street B and Street C.
WATER DISTRIBUTION SYSTEM
The watermain must be extended to the property lines at both ends of Street B.
2. The geotechnical report submitted with Boulder Creek preliminary plat identified
a ground water elevation in the range of 868-871. Plugs are required on all
hydrants below the ground water elevation.
STORM SEWER SYSTEM
1. The proposed storm sewer sizes, inverts, and rim elevations are missing from the
plans but based on the storm sewer calculations included with the stormwater
management plan submittal the storm sewer appears to provide adequate capacity,
grade, and cover across the entire site.
2. The NWL, 2 -Year, 10 -Year, and 100 -Year HWL shall be labeled for all proposed
and existing sedimentation ponds and wetlands.
STREETS
1. The typical street sections shall be based on a geotechnical engineers R -value
recommendation.
DETAILS
1. Street sections have been selected based on a geotechnical engineer recommended
R -value. The class 5 aggregate shall meet "modified" specifications.
2. The bituminous trail shall be 10' wide and have a minimum thickness 2 '/2". Also
the bituminous mix called out in the detail path's typical section does not agree
with the mix in the rest of the typical sections.
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PRELIMINARY GRADING PLAN
The soil borings shall be shown on the plan. (21-6-2.B.8.)
2. The existing grade of Quaday Avenue at the intersection of Street A should be
labeled. A cross gutter may be required if the grade is less than 1% across the
intersection.
3. Depict the 20' wetland buffer zone around the wetland in Outlot E.
4. The slopes along the property boundary are shown at a 3:1 in many areas. A
maximum 4:1 finished slope is required.
5. In the areas with a steep slope near the property boundary a flatter buffer zone
between the adjacent property and the beginning of the cut slope is required to
prevent any washout gullies from extending onto the adjacent property.
6. The grading of the property creates a severe change in elevation (lower) from the
existing lay of the land and therefore slopes of 3:1 slopes are required in order to
tie into the adjacent existing ground. We have received a concept sketch plan for
the Darkenwald property to the north. The sketch plan does show that the
property to the north can be made to fit to the proposed grading of Boulder Pass
and River Ridge but significant grading is required to develop the Darkenwald
property. The sketch plan also shows the need for additional grading within the
Boulder Pass development in the future when north property is developed. Some
form of comprehensive long term grading agreement between the three larger
property owners and the City will be required. (Emmerich, Darkenwald, and
Hans Hagen Homes)
SURFACE WATER MANAGEMENT
1. The storm water management plan meets the design requirements for soil curve
numbers (CN), times of concentration (tc), pond sizing, runoff rate control, and
storm sewer design set forth in the Otsego Engineering Manual. The hydrology
model is being further reviewed to verify the effects on the downstream regional
City ponds on the east and west side of Quaday Avenue.
WETLANDS
1. It appears that no wetlands are proposed to be impacted. A copy of the wetland
Notice of Decision is required.
ENVIRONMENTAL
1. A statement certifying the environmental condition of the site is required. (21-6-
2.B.10)
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2. A geotechnical report with an R -value recommendation is required. The soil
borings shall be depicted in the grading plans.
SUMMARY AND/OR RECOMMENDATION
Due to the nature and potential impacts of some of the issues mentioned above
(particularly the long term grading issues), we cannot recommend approval until the
above comments are addressed.
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