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05-17-99 PC
J • N W,6#% r"% NORTHWEST ASSOCIATED CONSULTANTS INC COMMUNITY PLANNING - DESIGN - MARKET RESEARCH PLANNING REPORT T0: Otsego Mayor and City Council Otsego Planning Commission FROM: Daniel Licht DATE: 10 May 1999 RE: Otsego - American Institutional; Site Plan Review FILE NO.: 176.02 - 99.06 EXECUTIVE SUMMARY Background RJRyan has submitted an application for site plan review on behalf of American Institutional for construction of a 13,502 square foot industrial warehouse at Lot 1, Block 1, Otsego Industrial Park 2nd Addition. The 5.13 acre site is zoned 1-2, General Industrial District. Warehouse uses such as proposed by the applicant are a permitted use within this District. Attached for Reference: Exhibit A: Site Location Exhibit B: Site Plan Exhibit C: Building Elevations Exhibit D: Building Floorplans Exhibit E: Landscape Plan Recommendation The submitted application for an industrial warehouse development on Lot 1, Block 1 of the Otsego Industrial Park 2nd Addition, for American Institutional, is generally consistent with the provisions of the Comprehensive Plan and performance standards of the Zoning Ordinance. As such, our office recommends approval of the application, subject to the following conditions: 5775 WAYZATA BOULEVARD, SUITE 555 ST. LOUIS PARK, MINNESOTA 554 1 6 PHONE 61 2-595-9636 FAX 61 2-595-9837 E-MAIL NAC@ WINTERNET.COM 1. The subject site is developed in substantial conformance with the following plans, except as modified herein: A. Site Plan dated 29 April 1999 B. Floor Plan dated 29 April 1999 C. Elevations date 29 April 1999 D. Landscape Plan dated 29 April 1999 2. The landscape plan is revised to indicate the sizes of proposed planting materials. 3. The landscape plan is revised to include taller species plants adjacent to the parking areas for the purpose of screening the loading docks. 4. The site plan is revised to provide a total of 24 off-street parking stalls. 5. The site plan is revised to reconfigure the off-street parking into a segregated parking area in proximity to the building entrance. - or - The site plan is revised to provide a pedestrian sidewalk from the parking stalls adjacent to the driveway to the main entrance. 6. All signage will conform to Section 37 of the Zoning Ordinance and require issuance of a sign permit, subject to review and approval of the Zoning Administrator. 7. A wall pack light fixture is provided above the door on the north facade of the building. 8. The site plan is revised to indicate the location of primary and secondary septic system sites, subject to review and approval of the City Engineer. 9. Grading and drainage plans are submitted for review and approval of the City Engineer. 10. Comments of other City Staff. ISSUES ANALYSIS Comprehensive Plan. The Comprehensive Plan guides the subject site for high performance standard industrial development and the subject site is zoned 1-2, General Industrial District. The proposed warehouse use is a permitted use in the 1-2 District. Planning Report - American Institutional Page 2 Performance Standards. The following table illustrates applicable performance standards for the subject site and proposed building. The proposed site plan conforms with the performance standards that are illustrated in the table. Building Construction. The proposed building is to be finished with rock face concrete panels. The building facade includes a color accent along all sides and highlighting the main entrance. The proposed building design is consistent with the requirements of Section 20-17-4.6 regarding materials, as well as other structures developed in the Otsego Industrial Park. Landscaping. A landscaping plan has been provided illustrating proposed planting materials. The landscape plan does not include proposed material sizes, which must be provided. All of the planting types shown are appropriate for this type of development. However, the Black Hills Spruce shown adjacent to the parking areas may grow to 20 feet to 30 feet wide. These plants are setback from the parking stalls by only six feet, meaning that they may encroach over the parking area as they grow. Additional consideration should be given to adding taller species in the area long the north -south parking row to provide better screening of the loading docks. The planning commission and City Council should also comment on the need for landscaping on the east side of the building. Section 20-23-5 requires loading berths to be screened from view of all rights-of-way. While access to the site is provided via Jansen Avenue, the lot also fronts Kadler Avenue to the east. Parking. The proposed parking facilities maximize use of drive aisles and necessary paving to minimize costs. This arrangement is inefficient from a user standpoint in that the farthest paring stall is approximately 250 feet from the building entrance. At minimum, a sidewalk should be provided along the north edge of these parking stalls and connected to the front entrance. This is especially important to move pedestrians away from the main drive aisle traffic. Alternatively, a separated parking area could be provided from the loading area with required parking being served by a single drive aisle. This arrangement would provide an opportunity for additional landscaping to screen the loading docks, as discussed above. This arrangement would also be easily expanded with any planned building expansion. Planning Report - American Institutional Page 3 Lot Area Lot Width Bldg. Cover max Bldg. Height Setbacks Front Side Rear Parking Required 2.0 ac. 200 ft. 50% 35 ft. 35 ft. 20 ft. 35 ft. 15 / 5 ft. Proposed 5.1 ac. 320 ft. 6.0% 1 21 ft. 260 ft. 130 ft. 210 ft. 20 ft. Building Construction. The proposed building is to be finished with rock face concrete panels. The building facade includes a color accent along all sides and highlighting the main entrance. The proposed building design is consistent with the requirements of Section 20-17-4.6 regarding materials, as well as other structures developed in the Otsego Industrial Park. Landscaping. A landscaping plan has been provided illustrating proposed planting materials. The landscape plan does not include proposed material sizes, which must be provided. All of the planting types shown are appropriate for this type of development. However, the Black Hills Spruce shown adjacent to the parking areas may grow to 20 feet to 30 feet wide. These plants are setback from the parking stalls by only six feet, meaning that they may encroach over the parking area as they grow. Additional consideration should be given to adding taller species in the area long the north -south parking row to provide better screening of the loading docks. The planning commission and City Council should also comment on the need for landscaping on the east side of the building. Section 20-23-5 requires loading berths to be screened from view of all rights-of-way. While access to the site is provided via Jansen Avenue, the lot also fronts Kadler Avenue to the east. Parking. The proposed parking facilities maximize use of drive aisles and necessary paving to minimize costs. This arrangement is inefficient from a user standpoint in that the farthest paring stall is approximately 250 feet from the building entrance. At minimum, a sidewalk should be provided along the north edge of these parking stalls and connected to the front entrance. This is especially important to move pedestrians away from the main drive aisle traffic. Alternatively, a separated parking area could be provided from the loading area with required parking being served by a single drive aisle. This arrangement would provide an opportunity for additional landscaping to screen the loading docks, as discussed above. This arrangement would also be easily expanded with any planned building expansion. Planning Report - American Institutional Page 3 Parking requirements for warehouse uses, outlined in Section 20-22-9 of the Zoning Ordinance, is based upon one stall per 1,000 square feet and one stall per employee per maximum shift plus three additional stalls and one stall per 200 square feet of office space. Because the maximum number of employees is difficult to determine and often may change over time, the parking requirements have been based only on the area calculations. The following formula illustrates required parking for the subject site: Use I Requirement I Stalls Office 1 3+ 1,485 sq.ft. / 200 1 11 Warehouse 1 12,017 sq. ft. / 1000 1 13 Total 1 24 The submitted site plan provides 22 off-street parking stalls, which is two less than required by staff's calculation. The site plan should be revised to provide two additional stalls on the west side of the parking row adjacent to the main driveway. All of the proposed parking stalls and drive aisle conform to the minimum dimension requirements. Additionally, all parking and circulation areas are shown to be bituminous surfaced with perimeter concrete curb. Loading. Section 20-23-7 of the Zoning Ordinance requires at least two loading berths for industrial uses larger than 10,000 square feet. The building and site plans indicate that two exterior loading berths and one drive-in loading door are provided. The loading berths are of adequate size and surfacing as required by the Zoning Ordinance. Signage. No signage plans have been provided at this time. The installation of any signage on this site will require compliance with the provisions of Section 37 of the Zoning Ordinance subject to review and approval of a sign permit by the Zoning Administrator. Lighting. The submitted site plan indicates two wall pack lighting fixtures on the south side of the building. The illumination field illustrated on the site plan indicated that the lighting will not interfere with adjacent property or the public right-of-way. An additional light fixture should be provided on the north side of the building, above the access door, for security purposes. Trash. The submitted site plan indicates that all trash storage is to occur within the building. Any outdoor trash storage will require construction of an enclosure of a material compatible with the principal structure, subject to approval of the building official. Septic System and Water. The submitted site plan does not indicate a location of a primary and secondary on-site septic system or water well. The site plan must be revised to include these facilities, subject to review and approval of the City Engineer. Planning Report - American Institutional Page 4 Grading and Drainage Plans. No grading plans have been provided for development of the site. These plans will be required and are subject to review and approval of the City Engineer. CONCLUSION The proposed development of an industrial warehouse on Lot 1, Block 1 of the Otsego Industrial Park 2nd Addition for American Institutional is generally consistent with the provisions of the Comprehensive Plan and performance standards of the Zoning Ordinance. Specific issues the Planning Commission and City Council should give consideration and direction to are the configuration of the parking areas and landscaping for screening the proposed loading docks. Our office's recommendation is outlined in the Executive Summary of this report. PC. Mike Robertson Elaine Beatty Andy MacArthur Larry Koshak Jack Grotkin Planning Report - American Institutional Page 5 NAC BASE MAP: ON THE GREAT RIVER ROAD E ! ii s101aw!W '090110 ! r— ., I Q �; I == ��_� �!}.!j. ;: ,^�._ '; 1dNO11(1111SNI NdJ1213Wd v! � III a}i:13F�j-,� .§� •'� - I I � 0111 S�f l'�ili' 1 i ��sit el� 0 .fi A is `� g �J!lJJJ!!?! ! � �� �" � �����i,�i1�J � ! ;,� tai 1 1 J -'• • � �_ ___ `J illllliil,if ' t " Jo t uu, uT.a i All_ _ � , ,' , !� � ! >Er}t� � � , x_111...' "1� �i I ,.c,1,' _ 315 'V .,e J i •JJ� = t 33+ fit; X t� !]t �,i 1 t +;x ,1 J+l3•�=�' 1t 1• e ( ! I • t + )tj 1 ?. ` s I ii i} 11111i�llfi �i =; ; f�1Ji j �Ji11,l,I Flu. 81;}'i!1}9.�,•.i��,.,;l�;i Iur I! J ' J d W r - J !� � ti V J � • 7N 3AY H3=0YM 1 r•c.•.s�m r.M . �t� • -tm cu tm Jw[tr f =/ I•R i LAY / L f l J-'utYwtw ALCYIT[Cif wESt FLEVAPON A3 Gornit a•J. ... Jat.ao r=M , r�ao=i � R CJ IOUS 1 r!r i1�=i tr-tW 1 i' ! rJo'i N / II SRP° :. `t=ncut•. ac. � 144LLI ' Q _ Z NORM E VAn � w O N WwG CYI°O /' C♦ • \Y4'. wOt Ii t ♦ L C 0 I Z u ! Q LLI 1 ruu wV /' I f 1 VMS W -SS 1 T Ea.FVATI •J irw i1 J. �r -4K� t'd•MM R •0+411 CGItR t_♦ t'alti 4Rw =' -.S♦ _ •ww Fav[ trOY rto ,.,•, „,.� 1= •oil - -' __-= i I : _ . REVAT10NS +44 --Dol' W EXHIBIT C - BUILDING ELEVATIONS r>n Irw fotuwt ® © (D _ � - a -- - _ _ .l1 !'� �.. .' ��Y_�..-.. .- -.. .._-�-i_�. -_.. _-.-..fes•.---- _.-�.-�--�(.^---- Y -e! wr -- u w w w • cr .cr r_r rl•r[ S"D.E 1 I � Ll 1-1 +.w v 1 I • ra✓ I ! , 1 ` r� rr-r w_r war u r �I-r.r.tawn. F .%� O=--IIM .)"' w.ii'K O • aw waw I I • . ar oct.. .n. O !K+ t0 fwL• Iww r )/r O I•wl I T I i I •1 a® mD oocx+ r � : • .r.> gra r+ —T I Wli "F] CCP..0 } blit ) !- Li LI A i iL� .1 ) _- ._`. rl. rta _ ATI ♦ L.. r_o' t .,. t __f.. y. 1: r., IIroOrvf � � ����R r a_ .� OIDI •wI p o..[r.. xyco. .oaw 1 occ -Ft ..mom wr. U2a win F3'r�Iw FS' o ,.c°'rR �` ter• I t =w !!®/•.I �.1 Vr .r� FTt AUF TYP w�'• •.� / �. — «I f•0 r --o' r .r..r_.. ' rt�-.--'—- . _..� Y - Y=• I � �:Y 1Jr i �' • �FpTI FLOOR PLAN. EDEE - il ..... f.r —• T rmar rrw 'D 4.caa/ ww ii "' "" _..—r•f)-„-•'i: � �. naw r �r rcir •-^ r. w row wu / N W FRAM .YP 'M �7• . 1 Y w•1 •Y ' 1 1 >•• •'1- • w -If r1L• . .- . r ..r,xLs s+� ua . C�.• .scu,ss^ +ou oa s ... rw i��io�•i .ii ww�atr ' .' , .ra..'�a •icss .•�rww� wr. .iss .•.« �Y i•.r.•, -1• • '31 i2-S. � 1 .. - a w•n+.. .+ ::irii w,i•u ..+t s...L wK uK '::w.is •�� ^I I "C.»u•ti w•, 1(M ,,RASO �•1 .� Y�L i�.i 1• r pa of•f••al twwa Y rw4 It :ww Jk -[ Y w On.i Kdi)OK) 1."^' • sw[ as+t••rrl+ �'r a•' o+ Iwlrwt. a•r w•rs .1 •cusraa rn mfR t•..4.• afr..oss ��PF�TR'JL'4 N()Tf$ h DF TAMS EXHIBIT D - BUILDING FLOORPLANS 1570--1 }• I A AR �D RCSIROOM PLAN a7 a l A 4 1 L l 1 A l G 4 1 F[ C) f M4.a<I 4a MK+Aw .•n".. yirr Iw a 4 1 Lull ti. )1 r -w4 �w INU W-lW �rl� Causnetiow arc. J Q Z 0 w M L Y r C Ln Za Y _U O ce W war FLOOR PLAN Sn•.t h.mow W J 1 � W I 2 s < I• • I I � I C t ID �.^IX i� N09TH 4 NZ OLANpCo Pr P AN Ao EXHIBIT E - LANDSCAPE PLAN %--r uum�a•a - -u"w A•V ma.As ;i1RU8 PIAN TINC Of TAIL u — ww aur -- — ana. rr surd W _ 'rtvx i `- ��f Pl A`I TING C TAI �J Il RA11IWi; SCH OLAF tf �X-1 ...w ... � sum -�- Q a onanl r �. •M1 sw1u1M .Wlt�...0 lu..T d FU4Y IY.�Y.tN ._• t noa sruwr ••uw LANDSCAPE PLAN I Sn•.1 — L1 J Hakanson 3601 Thurston Avenue 7 Anderson Suite 101 Assoc., Inc. Anoka, Minnesota 55303 # 3 612/427-5860 "evil & Municipal Engineering 612/427-0520 Fax id Surveying SITE PLAN REVIEW FOR AMERICAN INSTITUTIONAL OTSEGO INDUSTRIAL PARK 2"D ADDITION LOT 1, BLOCK 1 DEVELOPERS/ CONTRACTOR: R.J. Ryan Construction, Inc. INFORMATION AVAILABLE 1. Sheet Al Site Plan prepared by Lampert Architects -COMMENTS 1. Site Plan does not include a) Topography either proposed or existing as required. b) Building Floor Elevation along with elevation of the proposed facilities. C) 100 -year Food Elevation or Pond HWL elevation not shown. d) Driveway culvert must be shown and sized with elevations. Radii on driveway must provide for tractor -trailer safe turning movements. e) Erosion & Sediment Control Plan. f) Storm water surface runoff plan and N.U.R.P. pond design. g) Soil Engineer should be consulted on and recommend driveway and parking lot section. Soils are know to be low bearing capacity when saturated. 2. Septic Tank/Drain Fields, primary and secondary, need to be located with data supporting the type and size of the installation according to the City's current ordinances. 3. Recommend that a registered Civil Engineer prepare a site plan to include the items missing in Item 1. RECOMMENDATION: We recommend neither approval or denial until the requested information has been submitted and reviewed. C:\Share\Municipai\AOTSEGO\2500\ot2500SPR.doc -a MEMORANDUM we] FROM: DATE: RE: FILE NO.: BACKGROUND W NORTHWEST ASSOCIATED CONSULTANTS COMMUNITY PLANNING - DESIGN - MARKET RESEARCH Otsego Mayor and City Council Otsego Planning Commission Daniel Licht 11 May 1999 Otsego - Pheasant Ridge; Preliminary Plat Concept Review 176.02 - 99.07 Arcon Development, Inc. has submitted a conceptual preliminary plat for development of 120 acres in the area of the intersection of future Page Avenue and 78th Street. The proposed development consists of a 180 lot single family lots on 80 acres to the north of 78th Street and east of Page Avenue. The concept plan also includes twinhome and townhome units south of 78th Street on either side of Page Avenue. It should be noted that the parcel to the southeast of the Page Avenue/78th Street intersection is being coordinated with the developer of the adjacent property. The subject property is within the Sanitary Sewer Service District and is zoned A-1, Agricultural Rural Service District. The concept plan is being presented for review and informal comment only. No action by the Planning Commission and City Council is required at this time. It is anticipated that the applicant will finalize their subdivision design, prepare a formal preliminary plat and other plans required for application. At that time, a formal review of the application will be prepared for consideration of the preliminary plat. Attached for Reference: Exhibit A: Site Location Exhibit B: Concept Plan Exhibit C: Concept Narrative 5775 WAYZATA BOULEVARD, SUITE 555 ST. LOUIS PARK, MINNESOTA 554 1 6 PHONE 61 2-595-9636 FAX 612-595-9837 E-MAIL NAC@WINTERNET.COM .. ISSUES /ANALYSIS Comprehensive Plan. The subject property is designated for low density urban development by the Comprehensive Plan. The overall density of the project is approximately 2.4 units per acre, which is within the guidelines of the Comprehensive Plan for low density development. For reference, the individual elements have a density of 2.3 units per acre for the single family development and 2.8 units per acre for the twinhome/townhome project. In terms of the types of dwelling units, the Comprehensive Plan emphasizes the need to diversify Otsego's housing stock. The proposed dwelling units are proposed to take maximum advantage of the physical limitation of the property. Development of traditional single family units on the south forty acre parcel would be difficult given the existing wetlands and the extension of Page Avenue. Therefore, the proposed twinhomes/townhomes may be viewed as positive. Zoning. The development of the single family units will require rezoning to R-4, Residential Urban Single Family District. This District requires a minimum lot size of 12,000 square feet and minimum lot width of 75 feet. The subdivision design for the single family lots is based upon a concept called "coving". Coved subdivisions utilize curvalinear street and varied front setbacks as a means of providing more visual open space and reduced streets at an equal density. Implementation of the subdivision design requires flexibility from the front setback standards to establish the varied setback versus the standard 35 foot setback from the right-of-way. This is accomplished through consideration of a PUD -CUP. While the setback varies, the minimum front setback proposed is 30 feet. This depth should be adequate to protect visual open space along the street and provide safe access from individual lots. Development of the twinhome/townhouse project will require a rezoning to R-6, Residential - Townhouse, Quadraminium and Low Density Multiple Family District. A PUD -CUP will also be required to accommodate platting of the twinhomes and townhouses in a unit/base lot configuration. The R-6 District requires a minimum lot size of at least 7,500 square feet per twinhome unit and 5,000 square feet per townhouse unit. A minimum project area of 20,000 square feet is also required. The PUD-CUPs do afford the City a greater opportunity for oversight of these projects. The process allows for greater input as to the site design, landscaping and architecture of the twinhome/townhouse project to ensure compatibility with surrounding developments and a functional project. When considering a PUD -CUP for flexibility from established provisions of the Zoning Ordinance, the Planning Commission and City Council should seek an enhanced project as part of the flexibility. For the single family lots, this enhancement may be considered the reduced street linage or additional requirements such as limitations on garage -front dwellings, trail improvements, etc. 2 Access. Access to the single family lots will be provided initially by construction of 78th Street. Additional access will be provided as Page Avenue is extended north towards 85th Street. Access to the twinhome projects will require the construction of Page Avenue south of 78th street. Based upon the preliminary concept plan, the units to the east of Page Avenue and south of 78th Street will be dependent upon development of the adjacent property to the east for access. In order to reduce the traffic volumes at the residential street intersections with 78th Street and Page Avenue, reduce traffic impacts to those corner lots and break-up the long block lengths, an additional access should be provided to Page Avenue. The intersections with Page Avenue must also give attention to the location of proposed intersection for the Crimson Ponds and 78th Street. Section 21-7-7.N of the Subdivision Ordinance requires intersections to be spaced at least 500 feet apart along collector streets such as Page Avenue. None of the proposed intersections meet this requirement. The Preliminary Plat will need to be revised to ensure adequate spacing and/or alignment. Consideration should be given to aligning the northern cul-de-sac on the west side of Page Avenue with 78th Street. Besides resolving the spacing issue, the alignment would eliminate the head- on traffic facing into the twinhome units, which raises a concern for glare. To preclude potential traffic mistaking the cul-de-sac for a through street, a monument entrance could be provided. Inter -neighborhood connections are provided to the Country Ridge Subdivision to the north and the proposed Prairie Creek subdivision to the east. The ability to provide connections to adjacent parcels from the townhome/twinhome units to the west and north is difficult due to the existing wetlands. Although, the southern cul-de-sac should be planned to provide access to the property to the west. Rights -of -Way. All of the proposed rights-of-way illustrated on the concept plan are 60 feet wide with 30 foot street sections. The street sections should be revised as part of the application materials to the 32 foot width required by the Engineering Manual. There are no cul-de-sacs proposed as part of the single family portion of the plat. The twinhome/townhome area includes a mix of public and private cul-de-sac streets. The southern most cul-de-sac exceeds the 500 foot limit established by Section 21-7-6 of the Subdivision Ordinance. As, noted above, this cul-de-sac should be planned as a though street to the property to the west. A secondary issue with this cul-de-sac is the proposed green island in the center of the radius. These green spaces can be more difficult to plow and maintain than a regular cul-de-sac. Their value is often dependent on the proposed planing materials and size. Similar islands have also ben included in the radius' of the private cul-de-sacs. These islands may be evaluated further as part of a more formal concept plan, which should provide greater details regarding the size and planting materials. 3 The private streets and shared driveways serving the twinhome/townhouse units are another element that may be addressed through the PUD -CUP. In this case, the benefit of the private street would be protect the existing wetlands. However, the length of the private cul-de-sacs on the Qside of the Page Avenue also exceed the 500 foot guideline established for public cul-de-sac streets. Again, this is an issue that will be evaluated at such time as the applicant provides a formalized concept plan. However, the Planning Commission should provide an indication as to the appropriateness of private streets. Blocks. Section 21-7-3 of the Subdivision Ordinance limits block lengths to 1,200 feet, unless necessitated by existing conditions. In the single family area, nearly all of the block lengths exceed the maximum length. The additional length is justified along the north and east boundary lines of the north 40 acre parcel because of existing development to the north and the school property to the east. The addition of a second access to Page Avenue, discussed above, may also provide opportunities to conform with the requirement. The Subdivision Ordinance does provide an opportunity to require mid -block trail connections through those blocks longer than 900 feet. Our office would recommend that the applicant revise the concept plan as necessary to conform with the 1,200 foot limit. The twinhome/townhouse areas comply with the block length requirement. Single Family Lots. The single family lots illustrated on concept plan have lot sizes ranging from 12,003 square feet to 37,056 square feet with an approximate average of 15,000 square feet. As noted, the applicant is requesting PUD flexibility to establish a varying front yard setback. As required in the R-4 District, all of the illustrated lot are at least 75 feet wide at the varying front setback line, which is consistent with the letter of the Zoning Ordinance. The concern with some coving designs is that the radial lot lines along the street curves creates unusable rear yards and wasted open space in the front yard. Generally, the proposed lot design provides sufficient building area within required setbacks and useable open space on each lot. The only concern with this layout is with the depth of lots that are overlaid by a 100 foot power utility easement that bisects the property from east to west between the north and south forties. The building pads illustrated on Lots 4-8, Block 1 and 44-45, Block 1 are sandwiched in between the front setback and easement line. This reduces the space on these lots for future home expansions and potentially limits locations for accessory structures such as play equipment, garden sheds, etc depending on the easement language. As such, the depth of these lots should be increased. Twinhome/Townhouse Density. Although more conceptual in nature, the proposed twinhome/townhouse units are within the lot area per unit guidelines established for the R-6 District. Parks and Trails. The concept plan illustrates a 39,000 (+/-) park facility adjacent to Page Avenue with a trail extending across the subdivision through the power line easement. As, with other developments in this area, neighborhood park needs are anticipated to be M satisfied by development of the City owned parcel north or the school with park dedication fees. Regardless, it appears that the majority of the proposed park is utilized for stormwater ponding. Such areas are unacceptable as park dedication per Section 21-7-18 of the Subdivision Ordinance. The proposed trail corridor within the single family neighborhood is positive to facilitate access to the school and future park from the anticipated trail on Page Avenue. The trail is especially beneficial to make access easier to these facilities given the curvalinear nature of the streets. From a safety perspective, the trails are beneficial because of the tendency to "cut the corner" on curved streets. Access to the school property will need to be obtained across a 40 rod remnant parcel between the school and subject property. Trails have also been included throughout the twinhome/townhome area of the project. These trails and open spaces take advantage of the natural greenway corridor of the wetlands and creek drainageway. Development of this area and adjacent parcels should give attention to providing a greenway corridor on either side of the creek as a community amenity. CONCLUSION Presentation of this information allows an opportunity to review potential issues and provide direction to the applicant as to modifications to the concept plan in advance of a formal application. In review of the submitted concept plan, there are few issues that need to be addressed from a planning perspective. Our office is recommending that the applicant provide an addition access to Page Avenue, address intersection spacing along Page Avenue, revise the plat to conform with block length standards and increase the depth of the lots adjacent to the existing power line easement as the preliminary plat design is finalized. Additionally, our office would recommend that the proposed trail corridor bisecting the property within the power line easement be included as part of the preliminary plat. No specific action by the Planning Commission is required or should be taken. The Planning Commission should comment on the specific issues identified above, as well as the policy oriented issues outlined herein. Such issues include PUD flexibility for varied setbacks and private streets and any project enhancements sought in exchange of said flexibility. pc. Mike Robertson Elaine Beatty Andy MacArthur Larry Koshak Rick Packer 5 CITY O 01 SANITARY SEWER SERVICE DISTRICT NAC ON THE GREAT RIVER ROAD BASE MAP Hakartson Anderson PSSOC..W C. MAY 1998 NOTE: FOR PLANNING LY AND SHOULD SED FOR EXACT WEASUREINCLiT. SCALE: o� 0 NORTH EXHIBIT A -Site Location EXHIBIT B . CONCEPT PLAN ARCON DEVELOPMENT, INC. 7625 METRO BLVD. • SUITE 350 • EDINA, MINNESOTA 55439 • PHONE 612/835-4981 • FAX 612/835-0069 May 6, 1999 Mr. Mike Robertson City of Otsego 8899 NE Nashua Ave. Otsego, MN 55330 RE: Concept Plan Description Pheasant Ridge Dear Mike: The purpose of this letter is to briefly describe the concept behind our development proposal for our 120 -acre parcel at the intersection of the proposed Page Ave. and 78`h Street. The Concept Plan contains The development as proposed consists of approximately 180 single family lots and 104 attached units. The attached unit design is conceptual at this point while we are choosing which builder(s) we wish to have in the development. The single-family portion of the proposal will be open to all builders to promote as much diversity in product type as possible. The overall density of the proposal is 2.36 units per acre, a density well within that designated on the City's Comprehensive Plan. There are two key concepts that we are requesting the Planning Commission to approve. These concepts are: (1) the idea of a mixed-use residential development and (2) that of W varying the single-family front setbacks/lot widths. The latter concept is referred as a "coving". We believe these concepts are important in designing better looking ec o: neighborhoods as well as creating neighborhoods that meet the housing needs of families Z or individuals in various stages in their lives. a w SINGLE-FAMILY DEVELOPMENT U z 0 U As mentioned, the single-family portion of the proposal consists of approximately 180 , units. The average lot size is approximately 15,000 square feet with the minimum lot size being 12,000 square feet. The minimum lot width, utilizing the concept of coving, m x X LU WE DO MORE THAN DEVELOP LAND.... WE CREATE NEIGHBORHOODS DEVELOPERS - PLANNERS - CONTRACTORS Mike Robertson May 6, 1999 Page 3 MULTI -FAMILY DEVELOPMENT The multi -family aspects of this proposal are less detailed at this point in the development process. We are most likely not going to begin construction of this part of the development this year, and want to spend a little more time choosing a builder(s) familiar with the Otsego market. The reasons we chose to pursue attached dwellings in this area are: 1. The southern 40 acres of the site are heavily impacted by the proposed extension of Page Ave. and wetlands. What land is not wetland, has a fairly high groundwater, making the land more conducive to single or split-level type dwellings. 2. There is no development adjacent to this area, making this area politically less sensitive to attached dwelling units. 3. As discussed earlier, we believe it is important, in most developments this size, to include different housing styles so that a broader part of the housing market can be addressed. 4. The use of attached units yielded a better layout than single-family, giving the owners more views of the wetland complex on the west portion of the site. There is no reason why attached dwellings always have to be subjected to highways or commercial areas. PARKS/TRAILS After discussions with City staff and consultants, it was decided that the school would function as the neighborhood park in this area. Trails would be installed along both 78I' Street and Page Ave. with a connection to the school from the single-family area. The plan submitted shows a trail running through back yards from Page Ave. east to the school. After further thought, we believe that it would be more acceptable to simply use the street north of the shown trail and creating a short trail link to the school on the east border of the site. We are open to other suggestions the Planning Commission may have. SUMMARY The two main concepts we are introducing with this proposal is that of a low density mixed-use development with a single-family component that utilizes coving, or variable setbacks. We believe our proposal addresses the collector street design shown in the Mike Robertson May 6, 1999 Page 4 City's Transportation Plan and meets the density requirements of the Comprehensive Land Use Plan. If you have any questions or need additional information, please do not hesitate to contact me. Sincerely, N I Ir Rick Packer, Project Manager Arcon Development, Inc. Hakanson Anderson lill Assoc., Inc. vil & Municipal Engineering Land Surveying DEVELOPERS/ CONTRACTOR: SITE PLAN REVIEW FOR AMERICAN INSTITUTIONAL OTSEGO INDUSTRIAL PARK 2"D ADDITION LOT 1, BLOCK 1 R.J. Ryan Construction, Inc. INFORMATION AVAILABLE 1. Sheet Al Site Plan prepared by Lampert Architects COMMENTS 1. Site Plan does not include 3601 Thurston Avenue Suite 101 Anoka, Minnesota 55303 612/427-5860 612/427-0520 Fax a) Topography either proposed or existing as required. b) Building Floor Elevation along with elevation of the proposed facilities. C) 100 -year Food Elevation or Pond HWL elevation not shown. d) Driveway culvert must be shown and sized with elevations. Radii on driveway must provide for tractor -trailer safe turning movements. e) Erosion & Sediment Control Plan. f) Storm water surface runoff plan and N.U.R.P. pond design. g) Soil Engineer should be consulted on and recommend driveway and parking lot section. Soils are know to be low bearing capacity when saturated. 2. Septic Tank/Drainages, primary and secondary, need to be located with data supporting the type and size of the installation according to the City's current ordinances. 3. Recommend that a registered Civil Engineer prepare a site plan to include the items missing in Item 1. RECOMMENDATION: We recommend neither approval or denial until the requested information has been submitted and reviewed. C:\Share\Municipal\AOTSEGO\2500\ot2500SPR.doc d � � NORTHWEST ASSOCIATED CONSULTANTS INC COMMUNITY PLANNING - DESIGN - MARKET RESEARCH PLANNING REPORT TO: FROM: DATE: RE: NAC FILE NO.: CITY FILE NO.: EXECUTIVE SUMMARY Background Otsego Mayor and City Council Otsego Planning Commission Daniel Licht 10 May 1999 Otsego - Prairie Creek; Preliminary Plat 176.02 - 99.03 99-04 P LAT Ulmer Construction Inc. has submitted a preliminary plat for a 186 unit subdivision entitled Prairie Creek, consisting of 118 single family units and 68 twin home units. The 83.7 acre parcel is located south of CSAH 42 and west of Quaday Avenue, to the south of Otsego Elementary. The subject property is within the Sanitary Sewer Service District and is zoned A-1, Agricultural Rural Service District. This project is intended to be serviced by municipal sanitary sewer and water systems. Development of this project will require the following approvals: 1. Comprehensive Plan amendment re: density 2. Zoning amendment to R-4 District for urban single family uses. 3. Zoning amendment to R-6 District for urban twin home uses. 4. PUD -CUP to allow unit/base lot subdivision for twin home units. 5. Preliminary Plat. Attached for Reference: Exhibit A: Site Location Exhibit B: Preliminary Plat Exhibit C: Grading Plan Exhibit D: Utility Plan Exhibit E: Comprehensive Plan - Land Use Map 5775 WAYZATA BOULEVARD, SUITE 555 ST. LOUIS PARK, MINNESOTA 55416 PHONE 612-595-9636 FAX 612-595-9837 E-MAIL NAC@WINTERNET.COM Recommendation The decision as to the appropriate use of land as guided by the Comprehensive Plan and implemented through application of the Zoning Ordinance is a policy issue that must be determined by City Officials. Therefore, our office makes no specific recommendation regarding the Comprehensive Plan amendment or Zoning Ordinance amendment applications. The requested Comprehensive Plan amendment and Zoning Ordinance amendment are generally consistent with the specific provisions of the Comprehensive Plan for development of a range of housing types within the Sanitary Sewer Service District. If City Officials make a similar finding in consideration of the established policies of the Comprehensive Plan and adopted Ordinances, the respective applications may be approved. If the City Council approves the Comprehensive Plan amendment and Zoning Ordinance amendment, the Prairie Creek Preliminary Plat and PUD -CUP twinhome concept plan applications may be considered. The submitted preliminary plat and PUD -CUP twinhome concept plan generally satisfies the applicable performance standards of the Zoning Subdivision Ordinance. Therefore, our office recommends approval of the Prairie Creek Preliminary Plat and PUD -CUP twinhome concept plan subject to the conditions listed below under items A.4 and A.S. The Planning Commission and City Council have the following options for action on the submitted applications: A. Approval (each approval should be made as a separate motion): Motion to amend the Comprehensive Plan to guide the east 43.7 acres of the subject site for low density residential development. 2. Motion to rezone the single family residential portion of the Prairie Creek Preliminary Plat from A-1 District to R-4 District. 3. Motion to rezone the twin home portion of the Prairie Creek Preliminary Plat from A-1 District to R-6 District. 4. Motion to approve a PUD -CUP Concept Plan for development of 68 twin home units in a base lot / unit lot configuration, subject to the following conditions: a. Approval of a PUD -CUP Development Stage application 5. Motion to approve the Preliminary Plat for Prairie Creek, subject to the following Conditions: Planning Report - Prairie Creek Preliminary Plat Page 2 a. Proposed access to CSAH 42 is subject to review and approval of the Wright County Highway Department. b. The proposed access to Quaday Avenue shall be subject to review and approval of the City Engineer. C. The preliminary plat is revised to designate lot and block numbers for the proposed twin home units. d. The preliminary plat is revised such that all cul-de-sacs are not longer than 500 feet. e. All park and trail dedication requirements are satisfied at the time of final plat approval. The proposed street names shall be revised in accordance with the County naming pattern and City Policies, subject to review by the Planning Commission and approval of the City Council. g. A landscape plan be submitted for all proposed ponding areas providing appropriate low maintenance plantings in areas subject to intermittent flooding. h. An EAW is prepared (if determined to be necessary) and processed pursuant to Section 39 of the Zoning Ordinance. A phasing plan is submitted for anticipated development of the subdivision. j. Comments of Other City Staff. B. Motion to deny the proposed Zoning Ordinance amendment based upon a finding that the proposed use is inconsistent with the provisions of the Comprehensive Plan and adopted Zoning and Subdivision Ordinances. C. Motion to table the application (specific direction should be provided to the applicant regarding necessary information to be submitted for the Planning Commission and/or City Council to act on the application). Planning Report - Prairie Creek Preliminary Plat Page 3 ISSUES ANALYSIS Comprehensive Plan. The Comprehensive Plan guides the east 43.7 acres of the property for medium-high density development, with the west 40 acres designated for low density residential development. The Comprehensive Plan defines medium -high density development as at least 5 d.u./ac. The proposed density of the twin home portion of the project is 3.24 d.u./ac. As such, a Comprehensive Plan amendment is necessary to designate the entire parcel for low density residential use. Although the twin home element does not qualify as medium-high density, the Comprehensive Plan identifies this type of dwelling unit as an intended development in this area. The addition of twin home units is highly positive in that it introduces a new dwelling unit type into the housing stock in Otsego, which is promoted by the Comprehensive Plan. The following policies from the Comprehensive Plan should be cited either in support of or against the requested Comprehensive Plan amendment: • The development of patio homes... to supplement existing conventional single family homes shall be recognized giving due consideration to local market demands. (Policy Plan, pg. 45) • The City Shall provide housing opportunities which attract per of all ages and income levels and which allows them the ability to maintain residence within Otsego throughout the various stages of their lives. (Policy Plan, pg. 46) • A balance in the availability of quality housing choices throughout the City shall be maintained. (Policy Plan, pg. 46) • A mix of housing types in a manner consistent wit the City's land use plan shall be developed. (Policy Plan, pg 46) Zoning. The subject property is zoned A-1 District. Platting of the single family portion of the plat requires rezoning to R-4, Residential - Urban Single Family District. The development of the proposed twin homes requires a rezoning to R-6, Residential - Townhouse, Quadraminium, and Low Density Multiple Family District. In considering requests for rezoning, Section 20-3-2.F of the Zoning Ordinance directs the Planning Commission and City Council to consider the following factors as part of their decision: 1. The proposed action's consistency with the specific policies and provisions of the official City Comprehensive Plan. Comment: The Comprehensive Plan guides the subject parcel for urban density development. Provided the City Council approves the requested Comprehensive Plan amendment, the rezonings are consistent with the Comprehensive Plan. The same policies noted above may be cited in support of the requested rezonings. 2. The proposed use's compatibility with present and future land uses of the area. Planning Report - Prairie Creek Preliminary Plat Page 4 Comment. This area is planned for urban density residential development. Adjacent parcels are anticipated to develop with similar land uses. In the interim, the urban density development is anticipated to be compatible with the rural land uses guided by the Comprehensive Plan. 3. The proposed use's conformity with all performance standards contained in the Zoning Ordinance (i.e., parking, loading, noise, etc.). Comment. The preliminary plat's consistency with applicable performance standards will be evaluated in subsequent paragraphs. 4. The proposed use's effect upon the area in which it is proposed. Comment. The proposed development will not have an negative impact to the area in that the use is anticipated and will be developed within all performance standards. 5. The proposed use's impact upon property values of the area in which it is proposed. Comment. Although no study has been completed, the proposed use is not anticipated to negatively impact area property values. 6. Traffic generation by the proposed use in relation to the capabilities of streets serving the property. Comment. The preliminary plat is to be adequately served by public streets serving the property. 7. The proposed use's impact upon existing public services and facilities including parks, schools, streets, and utilities and its potential to overburden the City's service capacity. Comment. The Comprehensive Plan anticipated the development of the proposed use. Therefore, the preliminary plat is not anticipated to have a negative impact to the City's service capacity. Preliminary Plat. The following paragraphs outline issues specific to consideration of the single family portions of the preliminary plat. In general, it should be the City's philosophy to allow cul-de-sacs only when physically necessary. Cul-de-sacs are discouraged from the perspective that they reduce neighborhoods to small groupings of lots, while adding to service needs. To this end, the applicant has been encouraged by the Planning Commission and City Staff to reduce the number of cul-de-sacs. Revisions to the preliminary plat consist of eliminating one cul-de-sac to provide a connection to the property to the west. Our office would recommend that more of the existing cul-de-sacs could be eliminated from the proposed plat. Planning Report - Prairie Creek Preliminary Plat Page 5 • Access. The twin homes are to have access via proposed intersections with CSAH 42, designated as a minor arterial, and Quaday Avenue, designated as a collector street. Section 21-7-7.N of the Subdivision Ordinance requires at least 500 feet of separation between intersections to arterial and collector streets. The distance between the street access to Quaday Avenue and future 78th street is slightly less than 500 feet and will need to be approved by the City Engineer. There are to be two accesses with future 78th Street to serve the single family units In addition, there is one connection made to land west of the subject parcel, which is planned to develop with single family lots. The school property to the north is a physical barrier that prevents any connection in this direction. • Blocks. In order to provide for traffic circulation and an integrated development pattern, Section 21-7-3 of the Subdivision Ordinance limits block length to 1,200 feet. Block 1 exceeds this requirement. A through street could be provided in the area of the proposed cul-de-sac, although there are ponding areas that could justify the longer block length. Proposed Block 2 has a length over 3,500 feet, which is due to the school property and drainage ditch, which are physical barriers warranting a longer block length. The preliminary plat does not include a block designation for the proposed twin homes. The preliminary plat should be revised to indicate that the twin home units are Block 5 of the Prairie Creek Preliminary Plat, with lots numbers for each lot. The common open space should be plated as an outlot. • Right-of-ways. The streets illustrated within the preliminary plat provide a 60 foot right-of-way and cul-de-sac streets are provided 60 foot radius, as required by the Engineering Manual. Section 21-7-6 of the Subdivision Ordinance limits the lengths of cul-de-sacs to 500 feet. Two cul-de-sacs illustrated on the preliminary plat exceed 500 feet, including "Fisherman's Court" and "Prairie Creek Alcove". The preliminary plat should be revised to reduce the length of these cul-de-sacs or eliminate them by extending the street through. • Lot Performance Standards. For the single family developments, the R-4 District requires a minimum 12,000 sq. ft. lot size and minimum 75 ft. lot width at the setback line. Section 21-7-6 of the Subdivision Ordinance requires that the minimum lot width is increased to 94 feet for lots on the turn around of a cul-de-sac. The proposed single family lots range in size from 12,021 sq. ft. up to 60,386 sq. ft., with an average lot size of 17,139 sq. ft. All of the proposed lots meet the minimum 75 ft. lot width requirement and all lots on the radius of a cul-de-sac are at least 94 feet wide. All of the proposed single family lots also meet the minimum 100 foot depth requirement. Planning Report - Prairie Creek Preliminary Plat Page 6 The R-6 District requires a minimum 7,500 sq. ft. of lot area per unit for the twin home portion of the project. Based upon 20.95 acres and 68 units, there is approximately 13,420.3 sq. ft. per unit. Therefore the lot area per unit requirement is satisfied. • Setbacks. The setbacks of the R-4 District and R-6 District are illustrated below. Within the twinhome portion of the project, the setbacks apply only at the periphery of the project. Internal setbacks for the twinhome project are based upon structure height. All proposed lots have sufficient buildable area within required setbacks. Front/Side Corner: 35 feet (local street) 65 feet (collector/arterial street) Side: 10 feet Rear: 20 feet • Twin Home Concept Plan. The preliminary plat includes a concept plan for development of 68 twin home units. The proposed layout of the units is generally appropriate at a concept level. The only concern is the proximity of second structure on the east side of Farm Road and a unit on Prairie Creek Alcove. The rear of each unit face each other and the separation between these two units is only 50 feet. In order to provide greater privacy, one or both of these units should be reoriented or a landscape buffer provided at the time of General Plan application. More detailed plans will be expected as part of a development stage PUD application, which will allow a more detailed review. • Parks and Trails. No dedication of parkland is proposed as part of this plat. The applicant will be required, therefore, to make an appropriate cash donation in lieu of land to the City's Park and Trail fund at the time of final plat approval as required by Section 21-7-18 of the Subdivision Ordinance. • Street Names. The preliminary plat includes proposed street names which are inconsistent with the City's street naming pattern and policies that are outlined in Section 21-7-7.Q of the Subdivision Ordinance. Street names should follow the County naming pattern. North -south routes are to be designated as "avenues" and east -west routes as "streets". Cul-de-sacs less than 300 feet should continue the street designation of the intersecting street. • Ponding Areas. The preliminary plat includes several stormwater ponding areas for which a landscape plan should be provided. A landscape plan should be submitted for planting materials within the drainage easement. The landscape plan should provide low maintenance vegetation in the areas subject to intermittent flooding to ensure that the area does not result in a negative visual impact. Planning Report - Prairie Creek Preliminary Plat Page 7 • EAW. An EAW may need to be processed for this project depending on the Environmental Quality Board's certification of the City's Comprehensive Plan. If required, the EAW shall be subject to the provisions of Section 39 of the Zoning Ordinance. • Grading, Drainage and Utility Plans. These plans have been submitted and are subject to review and approval of the City Engineer. • Phasing Plan. If the project is to be developed in phases, the applicant will be required to provide a phasing plan. Although subject to market conditions, the phasing plan will aid the City in its service and infrastructure planning efforts. • Development Contract. The applicant will be required to enter into a development contract with the City and post all required escrows, subject to review and approval of the City Attorney. CONCLUSION The decision as to the appropriate use of land as guided by the Comprehensive Plan and implemented through application of the Zoning Ordinance is a policy issue that must be determined by City Officials. The requested Comprehensive Plan amendment and Zoning Ordinance amendment are generally consistent with the specific provisions of the Comprehensive Plan for development of a range of housing types within the Sanitary Sewer Service District. If City Officials make a similar finding, the respective applications may be considered appropriate. The submitted Prairie Creek Preliminary Plat and PUD -CUP twinhome concept plan generally satisfies the applicable performance standards of the Zoning and Subdivision Ordinances. Outstanding issues that must be addressed are limited to cul-de-sac length and approval of grading, drainage and utility plans. Additionally, it is our recommendation that the plat should be further revised to eliminate cul-de-sacs by providing through streets Mere feasible. Our Specific recommendation is outlined in the Executive Summary of this report. pc. Mike Robertson Elaine Beatty Andy MacArthur Larry Koshak Dennis Ulmer Matt Davich Chuck Plowe Planning Report - Prairie Creek Preliminary Plat Page 8 CITY C 07 SANITARY SEWER SERVICE DISTRICT wAC ON THE GREAT RIVER ROAD BASE MAR ArAjewn fIO1a150f1 I ■ ASSOC.,k)C. MAY 1"l NOTE: FO R P"NI iINC Y AND SHOULD ;ED FOR EXACT IEASUREMEYT. SCALE: NORTH EXHIBIT A -Site Location I O Wd I QC iy 0.10 cut MiT. (Y (Y aLL I z z cr- 0 C) F- 00 X W I t cr ZZ E -- lu I z z cr- 0 C) F- 00 X W I t cr ZZ E -- I z z cr- 0 C) F- 00 X W I t I z z cr- 0 C) F- 00 X W PRELIMINARY UTILITY PLAN PRAIRIE CRF'F.K / �,• �9L Otsego, Alifirlesol(l llo\ Nv - - - - - - - - - - - - -- - - - - - - - - 17 CRE K R"t O U \ l 11 IHIE I \ �e ! 1- _ t i� �.y'`y?'% 26 2 ' •` X17 , o I .. `' ,/ � l)l ' . r%, �I Mum o0(Qft ��� ' rye 22 1211 A /is o .. 1 _ ., 10 n s t o -i i ; :; fl 23 Lil n - Ela f2-1 cr L�7j 9 24 �e o - a y o 1. oo., n. 'D [47] V El 0 El T -T EXHIBIT D - UTILITY PLAN :Z. GENERAL NOTES LEGEND 7-- U -VER CONSMUCTM EXHIBIT D - UTILITY PLAN :Z. t LAND USE -PLAN SANITARYSEWER SERVICE AREA NAC BA+C�MAP Hok�� nsco Amiewn {� 7 .] ?.uoc..lnc. NQTL: TNa M.V a rOR PLNN INO PURPOS CS ONLY AND SHOULD NOT BE USED rOR [iaCT MEASUPCMCCr SCALE: I YV o :rig Low Density Residential Medium/High Density Residential Ej Commercial ❑ Industrial ❑ Public & Semi - Public OTSEGO COMPREHENSIVE PLAN UPDATE DEVELOPMENT FRAMEWORK MAY.17.1999 9:43AN N0.753 P.12/25 NU Review No. 2 ENGINEERING REVIEW Hakanson Residential Subdivision Anderson for the City of Otsego Assoc., Inc. by Hakanson Anderson Associates, Inc. Submitted to: Mike Robertson, Administrator cc: Elaine Beatty, City Clerk, Jurisdictional Agencies: (but not limited to): City of Otsego, Wright County Permits Required (but not limited to):NPDES Considerations: C:1Sh®re\MunicipaPAOTSl=G0\21 es1ot2196RVW2,doc Dan Licht, City Planner Andy MacArthur, City Attorney Ulmer Construction, Developer Ernest Rud, Surveyor Charles Plowe, Developer's Engineer Reviewed by: Lawrence G. Koshak, PE Ronald J. Wagner, PE Date: May 13, 1999 Proposed Development: Prairie Creek Street Location of Properly: N A NE % Section 27, T121, R23 and portions of S112 SE % of Section 22, T121, R23 83 ± Acres, South of CSAH 42 and West of Quaday Applicant: Ulmer Construction 1633 Highway 10 NE Spring Lake Park, MN 55432 Developer: Ulmer Construction Owners of Record: Edmond N. and Mariette Lefebvre 7891 River Road N.E. Otsego, MN 55330 Purpose: Mixed single family detached and twin home residential development Jurisdictional Agencies: (but not limited to): City of Otsego, Wright County Permits Required (but not limited to):NPDES Considerations: C:1Sh®re\MunicipaPAOTSl=G0\21 es1ot2196RVW2,doc MAY.17.1999 9:44AM TABLE OF CONTENTS INFORMATION AVAILABLE GRADING SUBDIVISION CONFIGURATION, LOT SIZE, DENSITY LOT BUILDABILITY STREETS CUL-DE-SACS SOILS & EROSION CONTROL WETLANDS/FLOOD PLAIN SURFACE WATER MANAGEMENT TRAFFIC/ACCESS ISSUE SANITARY SEWER COLLECTION SYSTEM WATER DISTRIBUTION SYSTEM ENVIRONMENTAL OTHER CONSIDERATIONS SUMMARY AND/OR RECOMMENDATION CA8haro1Mu nlcipa11A0TStiG01219BIot2196RVW2.doc N0.753 P.13i25 MAY.17.1999 9:56AM N0.753 P.14i25 INFORMATION AVAILABLE Preliminary Plat of Prairie Creek, 4/2/99, by E,G. Rud & Sons, Inc., Rand Surveyor Preliminary (Grading Plan of Prairie Creek, 4/2199, by E.G. Rud & Sons, Inc., Land Surveyor Preliminary Utility Plan of Prairie Creek, 4/6/99, by Plowe Engineering, Inc. Stormwater Computations, 4/6/99, by Plowe Engineering, Inc. City of Otsego Engineering Manual, March 1999 Minnesota Rules, Chapter 4410 — EAW Requirement Trunk Stormwater Facilities Study for Portions of Lefebvre Watershed, March 1999 City of Otsego Zoning and Subdivision Ordinances, February 1991 National Wetland Inventory Map, 1991 ADDITIONAL INFORMATION AVAILABLE (5/13/99) Geotechnical Exploration of Prairie Creek, by GME Consultants, 5/5/99 Prairie Creek Drainage Report, by Plowe Engineering, 5111/99 Prairie Creek Drainage Areas Map, by Plowe Engineering 5/11/99 INFORMATION REQUIRED BUT NOT SUBMITTED See attached excerpt, City of Otsego Subdivision Ordinance with Preliminary Plat Submittals GRADING 1. Verify that the grading in Block 3 does not impact the existing wetland. COMMENT 5113/99; Grading Plan shows work up to edge of wetland, therefore no impact should take place. 2. Grading plan needs to be signed by a certified civil engineer. (pg. 6, Section 111,5.g) COMMENT 6113199: Not Completed SUBDIVISION CONF'IGU ATI N, LOT SIZE DENSITY 1. Minimum single family lot area must be 12,000 sq, ft. The Preliminary Plat shows that all lots meet this. Page 1 c:ISharo\M unlolpaMOTBEGO\219B1ot219sRWV2.doc MAY.17.1999 9:57AM N0.753 P.15i25 2. Minimum lot width must be 75' on through roadways at setback, and 94' at tangent to the midpoint of the setback on cul-de-sacs. The Preliminary Plat shows several lots are below this requirement. COMMENT 5113199: All lots comply. 3. Setback of 65' doesn't apply to lots with back facing a collector street. COMMENT 5113199: Revise lots 14,15,16 of Block 4; Lots 6,7,8,13, and 14 of Block 1. LOT BUILDABILITY 1. The proposed low floor elevation for each lot needs to be tabulated on the plans. COMMENT 5113199: Completed. Low floor elevation will be evaluated when a more complete storm water study is submitted. 2. Temporary Piezometers need to be installed to establish existing and anticipated high groundwater elevations. The anticipated high groundwater elevation shall be established by a certified geotechnical engineer. COMMENT 5113/99: Piezometers installed. A high ground water must be established by a certified geotechnical engineer. Provide City Engineer with data when available. STREETS 1. Soil borings need to be performed for the site to verify street design. A soils report shall be submitted and certified by a geotechnical engineer. The report shall include a recommended pavement section for the development (see 21-6-2.8.11 and 21-8- 2.C). COMMENT 5113199: Completed. 2. Curb radii need to be shown and it appears the curb radii from collector to local roadways does not meet 50' minimum (see 21-7-7.0). COMMENT 5113199; Curb radii onto 78th St. (collector) now appears to meet 50' minimum. Curb radii still needs to be labeled as typical or throughout the plan. Curb radii onto Quaday Ave. (collector) must be showy! @ 50' and labeled. 3. The minimum roadway centerline curvature shall have a 250' radius. Many curves throughout the preliminary plan do not meet this (see 21-7-7G). COMMENT 5/13199: Two centerline curvatures still do not meet the 250' minimum radius. Station 11+00 to 12+00 R=100' on Prairie Creek Lane and Station 3+00 to 6+00 R=230' on Farm Road. 4. Roadway profiles are required showing street grades, sanitary storm sewer (size, type, slope and inverts), storm sewer (size, type, slope and inverts), and water (size, type and min. depth). (See page 6, Section 111.5.h of Engineering Manual). COMMENT 5113/99: Not completed. Completion required for next review. Page 2 C:1ShareWt unlcipa NAOTS F-GO121961ot2196RVVV2. d oc MPY.17.1999 9:5eRN N0.753 P.16i25 5. Roadway cross-sections are required showing right-of-way and easements. Cross culverts, if any, or catch basin leads should be shown to verify minimum cover. (See page 6, Section 111.5.i of Engineering Manual). COMMENT 5113199; Not completed. Completion required for next review. 6, Right-of-way 40' wide from centerline along Quaday Avenue must be dedicated to City for future reconstruction of Quaday to collector street status. COMMENT 5113/99: A 50' wide right-of-way from centerline along Quaday Avenue must be dedicated rather than 40' as stated before to accommodate turn lanes in area. ADDITIONAL STREET ISSUES (5/13199) 7. Cul-de-sacs must be centered on attached street. Two cul-de-sacs need revisions to comply. SOIL AND EROSION CONTROL 1. Silt fence will be required around the existing wetland in Block 3. COMMENT 5/13/99: Completed. 2. Silt fence detail does not meet the requirements of Standard Plate No. 501. COMMENT 5113199; Completed, 3. Show riprap on the grading plan for outlet pipes. COMMENT 5113199: Completed. WETLANDS 1. All site wetlands need to be delineated in accordance with the 1987 Army Corps of Engineers Wetland Delineation Manual and the Wetland Conservation Act. The limits of the wetland shall be shown on the grading plan. COMMENT 5/13/99; Completed. 2. Submit a delineation report for review. COMMENT 5/13/99; Not submitted. Submittal required for next review. SUS ACE WATER MANAGEM _N_T 1. The information submitted does not allow for a detailed review of the surface water management features for the proposed development. A number of items need to be resolved prior to finalizing the review. These items are as follows: a. Submit a Stormwater Drainage Report, which includes all of the information discussed in the City Policy on Stormwater Drainage. COMMENT 5113199; Submitted, but review not completed pending submittal of additional data. Page 3 C:1SharoWunlclpa MOTSECO121981a t219BRV W2. doc MAY.17.1999 9:58AN N0.753 P.17i25 b. Sketch the proposed drainage divides on a copy of the grading plan. COMMENT 5113/99: Submitted. Subdrainage areas to backyard drainage areas must be shown. c. Submit storm sewer computations. COMMENT 5/13199: Must be submitted before next review. d. Submit computations on street spread. COMMENT 5113199: Not submitted. Submittal required for next review. e. See Appendix C, section 6,0 of the Engineering Manual on Stormwater Drainage for information that needs to be shown on the plans. COMMENT 5113/99: Not completed. 1) Normal level, 2 -year, 10 -year, 100 -year shown for each basin. 2) Locations of any bale check, wood fiber blanket, temporary seeding, sod, mulch or other erosion control features must be shown on Erosion Control Plan. 3) Typical section for any ditches to be used must be shown. 4) Details of skimmer structures showing appropriate pipe sixes, elevations, and MH size trust be shown on Grading, Drainage and Erosion Control Plan. 5) Any skimmer structure, backyard inlet or culvert entrance must have some type of access by easement Access must be outside any drainage easements. 2. Not all of the ponds shown on the grading plan match the ones shown on the utility plans. COMMENT 5113/99: A drainage easement must be shown around wetland in Block 93 up to the 100 year HW. Ponds are shown on Utility Plan incorrectly. Pond IV mislabeled as Pond III on Utility Plan. Need HW for backyard ponding, 3. 100 -year flood elevations need to be set for all backyard inlets. COMMENT 5113/99: No 100 -year flood elevation shown on Block 3 Wetland. Since no outlet Is shown, the wetland HW must be shown for back to back 100 -year storms. 4. A positive outlet should be provided for the wetland in Block 3. COMMENT 5113/99: Not completed. Outlet overland onto street shall not be accepted, 5. A minimum curve number of 85 must be used for the area east of the creek. See table 1 of the City policy on Stormwater. COMMENT 5/13/99: Stormwater was not evaluated for area east of the creek. Page 4 G18hamWunMP8M0TSEG0121 aftt2198RVW2.doc MAY.17.1999 9:59AM N0.753 P.18i25 6. On the grading plan an outlet is not shown for pond 1. COMMENT 5/13/99: Completed. Pond 1 Is a NURP pond, and must have a skimmer structure (Standard Plate No. 402) detailed appropriately. Skimmer structure details also apply for North NURP pond. 7. A trunk storm sewer is planned along the west property line. Additional easement may be needed to install the trunk storm sewer. COMMENT 5/13199: Adjacent development layout Is being reviewed and trunk sewer may be located in that plat. 8. As discussed in the Lefebvre Watershed Study, the existing outlet under C.S.A.H. 42 needs to be improved in conjunction with the proposed development. COMMENT 5/13/99: City will provide this improvement through impact fees. ADDITIONAL. ISSUE: 9• Removal of existing field entrance culvert at north end of proposed North NURP pond must be removed. Clean out the ditch north to CSAR 42 to specifications outlined in Lefebvre Watershed Study. TRAFFIC/ACCESS ISSUE 1. Entrance road off of Quaday Avenue appears far enough from C.S.A.H. 42 so as to avoid conflict with turn lanes proposed for Quaday Avenue. 2. Wright County may have reservations or concerns with the location of the entrance road onto CSAH 42. A grading plan must be submitted and sent to the County for their review. City policies on intersection spacing for collector and arterial streets require wider spacing for CR 42. COMMENT 5/13/99: In a meeting with the County Engineer, it was determined that the distance for an access to CSAR 42 must; be 1320' away from any other street entrance, so the entrance shown will not be allowed. Farm Road must end as a cul,d"ac unless connected with Prairie Creek Alcove. We request the revised layout be submitted. ADDITIONAL TRAFFiVACCESS ISSUES (5113199); 3. Prairie Creek Alcove does not meet the 500' minimum cut -de -sac length requirement. 4. Farm Road cul-de-sac's at Sta 13+00 to 14+00 will not meet 500' length cul-de- sac. An option would be to extend Prairie Creek Drive across the creek to Farm Road. This also gives the townhome phase of the plat two access ,points. Two accesses would allow for acceptable circulation and provide additional traffic safety and emergency services in the plat. Page 5 C:%ShareWunicipa11A0TS fiGQ%2J Mot2186RVW2.doc MAY.17.1999 10:00AM N0.753 P.19i25 SANITARY SEWER COLLECTION SYSTEM 1. Location, size, type and grades of sanitary lines must be shown on the preliminary plat (see 21-6-2.C.3 and 21-6-2.C.4). COMMENT 5/13/99: Review not completed. Completion required for next review. WATER DISTRIBUTION SYSTEM 1. location, size and type of watermain must be shown on preliminary plat (see 21-6- 2.0.3 and 21-6-2,C.4). COMMENT 5113/99: Not Completed. Completion required for next review. ENVIRONMEN'T'AL 1. A review and statement related to environmental concerns is necessary. Is there any surface or buried waste within the boundaries of the properly? Are there any other known environmental concems with the site? The City has a request pending before the EQB to revise the mandatory EAW threshold from 100 unattached units to 250 units. That request is expected to be approved prior to this plat approval. COMMENT 5113/99: Not Completed. 1. Street names will be ultimately selected by the City in accordance with street naming guidelines (see 21-7-7.p). 2. Any existing utilities along Quaday Ave. and/or CSAH 42 need to be shown (see 21- G-2.13.5). COMMENT 5113199: Easements are shown, but actual utilities line must be located and shown. The Wright County plat for CSAR 42 is not shown. 3. Benchmarks need to be shown on each sheet (see page 7 Section 111.14 of Engineering Manual), COMMENT 5113199: Not Completed. 4. Drainage and utility easements on lots abutting non -platted parcels must be a minimum 10' wide. COMMENT 5113199: Not Completed. SUMMARY AND/OR RECOMMENDATION A revision is required in the multi -residential layout due to access revisions. There are several other missing data items as noted above. Therefore, we are unable to recommend either approval or denial. Page 6 GAShe m\MunlclpaMOTS EG0121961ot2196RM2.doc MAY -16-1999 11:05 NAC 612 595 9837 P.01i02 NORTHWEST ASSOCIATED CONSULTANTS NINC COMMUNITY PLANNING - DESIGN - MARKET RESEARCH MEMORANDUM - via fax transmission TO: Elaine Beatty FROM: Daniel Licht DATE: 18 May 1999 RE: Otsego - Prairie Creek; Planning Commission Recommendations FILE NO., 176.02 - 99.03 The following is the language used by the Planning Commission in recommending approval of the Prairie Creek Preliminary Plat, provided for your reference: 1. Motion to amend the Comprehensive Plan to guide the entire single family portion of the subject site for low density residential development. 2. Motion to rezoning the single family residential portion of the Prairie Creek Preliminary Plat from A-1 District to R-4 District. 3. Motion to approve a PUD -CUP Concept Plan for development of 68 twin home units in a base lot / unit lot configuration, subject to the following conditions: a. Approval of a Comprehensive Plan amendment to guide the subject parcel for low density residential development. b. Approval of a rezoning from A-1 District to R-6 District. C. Approval of a PUD -CUP Development Stage application 4. Motion to approve the Preliminary Plat for Prairie Creek, subject to the following Conditions: a. Proposed access to CSAH 42 is subject to review and approval of the Wright County Highway Department. 5775 WAYZATA BOULEVARD, SUITE 555 ST. LOUIS PARK, MINNESOTA 554 1 6 PHONE 612-595-9636 FAX 612-595-9837 E-MAIL NAC@WINTERNET.COM �j MAY -18-1999 11:06 NAC 612 595 9837 P.02i02 b. The proposed access to Quaday Avenue shall be subject to review and approval of the City Engineer. C. The preliminary plat is revised to designate the proposed twin home units as Outlot A. d. The preliminary plat is revised such that all cul-de-sacs are not longer than 500 feet. e. All park and trail dedication requirements are satisfied at the time of final plat approval. f. The proposed street names shall be revised in accordance with the County naming pattern and City Policies, subject to review by the Planning Commission and approval of the City Council. g. A landscape plan be submitted for all proposed ponding areas providing appropriate low maintenance plantings in areas subject to intermittent flooding. h. An EAW is prepared (if determined to be necessary) and processed pursuant to Section 39 of the Zoning Ordinance. A phasing plan is submitted for anticipated development of the subdivision. j. Comments of Other City Staff. If you have any questions regarding these motions, please do not hesitate to call me. 2 TOTAL P.02 MAY.11.1999 12:47PM TO:OTSEGO V HakansEc. ENGINEERING REVIEW AndersPlanned Unit Development Assoc.,I for City of Otsego by Hakanson Anderson Associates, Inc. Submitted to: Mike Robertson, Administrator NO. 664 P.1/6 cc: Elaine Beatty, Clerk Dan Licht, City Planner Andy MacArthur, City Attomey Chris Bulow, Bulow Inc. John Oliver & Associates, Surveyor & Engineer Reviewed by: Lawrence G. Koshak, PE Date: May 3, 1999 Proposed PUD: Grenin's Mississippi Hills Review No. 1 Street Location of Part of NW Y4 of Section 14, Twp 121, Range 24, Wright County, Minnesota, lying north of CSAH 39. Also lying east of Kadler Ave., North of CSAH 39, West of Kahler Ave, and south of the Island View lots. Applicant: Bulow Inc., and Donald & Phyllis Greninger Owner of Record: Donald & Phyllis Greninger Jurisdictional Agencies City of Otsego, Wright County (but not limited to): Permits Required (but not limited to): NPOES C:1ShareWlunlclpaMOTSEG0121871ot2197RVWI doc MAY.11.1999 12:47PM TABLE OF CONTENTS NO. 664 P.2/6 INFORMATION AVAILABLE DEVELOPMENTAL OVERVIEW GRADING SUBDIVISION CONFIGURATION, LOT SIZE, DENSITY LOT BUILDABILITY STREETS & TRAFFIC/ACCESS ISSUES SOILS & EROSION CONTROL WETLANDS SURFACE WATER MANAGEMENT GOLF COURSE ENVIRONMENTAL OTHER CONSIDERATIONS SUMMARY AND/OR RECOMMENDATION SEPTIC DRAINFIELD BORINGS AND PERC. BY A PCA CERTIFIED EVALUATOR WETLAND DELINEATION OR NO IMPACT SIGNED STATEMENT C:\Share\MunicipaMOTSEGO\2197\ot2lG7RVWJ.doc MAY.11.1999 12:48PM N0.664 P.3i6 INFORMATION AVAILABLE FOR REVIEW • Preliminary plat of Grening's Mississippi Hills, prepared by John Oliver & Associates, signed and dated 3/24/99. • Preliminary grading plan of Grenings Mississippi Hills, prepared by John Oliver & Associates, unsigned and dated 3/19/99. • City of Otsego Zoning and Subdivision Ordinances, February 1991 • National Wetland Inventory Map, 1991 • City of Otsego Engineering Manual, March 1999 • Minnesota Rules, Chapter 4410 — EAW Requirement INFORMATION REQUIRED, BUT NOT SUBMITTED: • Signed Grading and Drainage Plan by Registered Civil Engineer • Stormwater Drainage Calculations Report and Map C:1Share%MunIcIp41\A0TSEG0121971ot2 j 97AVW 1.dac MAY.11.1999 12:48PM N0.664 P.4i6 DEVELOPMENT OVERVIEW: The proposal consists of single family 1 -acre lots accessing existing bituminous paved streets, Eight lots access KahlerAve., and 12 lots access Kadler Ave. No new streets are proposed. Lot 21 is shown as a commercial business. Kahler Ave, was recently paved in 1998 to current City Standards for a 9 -ton roadway, Kadler Ave. was paved in 1989, and the capacity is estimated to be a 5 to 7 ton design. The remaining property not in residential property is proposed as an 18 -hole golf course, The golf course accesses from CSAH 39, GRADING: The proposed grading shows pad development for the house location. The majority of grading appears to be on the golf course. Without wetland identification, we cannot tell the impact, if any, on the wetlands. The grading plan needs to be signed by a certified civil engineer. PUD CONFIGURATION, LOT SIZE, DENSITY & SETBACK Refer to comments by NAC, City Planner. LOT BUILDABILITY: Soils information is not available to determine suitability of the sites, A soils map is required of the area in conjunction with the soils report. STREETS: We have concern about placing the additional traffic on Kadler Ave. This street is presently not designed to meet current City Standards, although the street was constructed with 3 inches of asphalt. We would recommend that the street be brought up to the current standard of 9 -ton capacity should the proposal be considered. Kahler Ave, has been constructed to 9 -ton standard. We would recommend that a 1 Y2' asphalt overlay be placed on the street to bring the street up to 9 ton standard. Traffic volumes at the intersection of Kadler Ave, & CSAH 39 will increase and therefore safety issues are a concern. Site distance at the intersection needs to be reviewed with the County Engineer. Comments are needed from the County Engineer on this intersection and the Golf Course Access issues. C:ISh ere\Mun1c1pAnA0TSEG0121971ot2197RVW 1.doc MAY.11.1999 12:49PN N0.664 P.5i6 SOIL. & EROSION CONTROL: No soil & erosion control plan is provided. WETLANDS: Wetland delineation is required and/or a statement by a registered or certified professional that no wetlands are impacted. Background information is required to support no impact. SURFACE WATER MANAGEMENT The PUD is in the Northwest Watershed Taxing District. No stormwater plan exists for this district. Any development in this district would require a stormwater management plan, which would include a positive overflow to a downstream waterway. No plan was provided with this submittal with the supporting hydrologic analysis. GOLF COURSE The proposal shows an 18 -hole course, commonly called an "executive" course. Itwill likely have 7 Par 4 holes and 11 Par 3 holes for a total Par of 61. The hole length ranges from 120 yd. up to 270 yd. for a total course length near 3200 yards. This is a quite normal length and mix of holes for an 1 B -hole executive course. A ball flight template was used to evaluate potential in -course or off -course conflict points. The template used was based on a normal spread of 100 yards total width and a likely maximum spread of 200 yards at 250 yards distance. The "normal" spread would be typical of shots made by an experienced golfer. The wider spread would be typical of an enthusiastic golfer who can "hit it a ton" but has trouble keeping the ball in play. This type of course will likely attract these beginning golfers with more divergent shot patterns. The evaluation of ball spread shows a lot of conflicts, both within the course and with adjacent property. Seven of the 18 tee boxes are within range of other golfer's shots, The evaluation shows significant off course problems, Balls being played on Moles 1 & 2 will reach County Road 39. Fence or vegetative screening will not be sufficient to protect vehicles traveling on the road. Both of these holes need to be re -directed to aim away from the County Road. The conclusion drawn is that an 18 -hole golf course does not fit on the site. It is not certain if a full size 9 -hole course (typically par 36 and 3400 yd.) would ft. It is probable that a 9 - hole par 3 course (Par 27 and 1800 yards) along with a moderate size driving range or practice facility would fit. C:ISharelMunicipal\AOTSEGO\21971ot21978M.doc 2 MAY.11.1999 12:49PM ENVIRONMENTAL N0.664 P.6/6 A statement by the owners should be provided that there is or is not any environmental issues on the site, Le,; dumps, landfills, chemical or petroleum spill, etc, OTHER CONSIDERATIONS: 1. Drainage and utility easements on lots abutting non -platted parcels must be a minimum of 10' wide. 2. Benchmarks need to be shown on the plans. RECOMMENDATION: We cannot, at this time, make a recommendation for approval or denial due to the lack of data available for review. CAShar9\Municipa1\A0TSEG012197\ot2197RVW1,doc 3 N W^ NORTHWEST ASSOCIATED CONSULTANTS INC COMMUNITY PLANNING - DESIGN - MARKET RESEARCH PLANNING REPORT TO: Otsego Mayor and City Council Otsego Planning Commission FROM: Daniel Licht DATE: 12 May 1999 RE: Otsego - Grenins Mississippi Hills; PUD -CUP Concept Plan Review FILE NO.: 176.02 - 99.04 EXECUTIVE SUMMARY Background Bulow, Inc. has is proposing a residential rural open space cluster development including 20 single family lots, a commercial golf course and bed and breakfast use north of CSAH 39 between Kahler and Kadler Avenues. The 82.5 acre parcel is located within the Rural Residential Preserve designated by the Comprehensive Plan and is zoned A-1, Agricultural Rural Service District. Development of the project requires rezoning to R -C, Residential - Rural Open Space Cluster District, a PUD -CUP to allow a privately owned commercial recreational use (golf course) as required open space under the R -C District and preliminary/final plat approval. The City must also determine how to approach the proposed bed and breakfast use, which is not a permitted or conditional use of the R -C District. The applicant did not provide all required information for consideration of a preliminary plat. As such, the application is being reviewed on a concept plan basis only. Under the PUD provisions of the Zoning Ordinance, the Planning Commission and City Council may act on a PUD concept plan and the require subsequent approval of a the rezoning and preliminary/final plat as part of a General Plan of Development PUD decision. Attached for Reference: Exhibit A: Site Location Exhibit B: PUD Concept Plan Exhibit C: Grading Plan Exhibit D: PUD Narrative 5775 WAYZATA BOULEVARD, SUITE 555 ST. LOUIS PARK, MINNESOTA 554 1 6 PHONE 61 2-595-9636 FAX 61 2-595-9837 E-MAIL NAC@ WINTERNET.COM Recommendation Decisions regarding the application of Zoning and appropriate land use (accommodated by the PUD -CUP) are a policy matter that must be determined by City Officials. Based upon the factors outlined herein, including the Comprehensive Plan and Zoning Ordinance, it is our office's opinion that the submitted concept plan for a 20 lot residential subdivision, golf course and bed and breakfast does not satisfy the objectives and purpose of the R -C District because of a lack of integration and accessible open space. Additionally, there are functional concerns with the proposed layout of the golf course and traffic impacts that raise concern with compatibility with surrounding uses and premature subdivision. As such, our office does not recommend approval of the Concept Plan. The Planning Commission and City Council have the following options for action on this request: A. Motion to approve the PUD -CUP concept plan of Grenins Mississippi Hills subject to the following conditions: The City Council approve a rezoning of the property from A-1 District to R -C District. 2. The applicant apply for and receive approval by the City Council of a PUD - CUP General Plan of Development, pursuant to Section 36 of the Zoning Ordinance, including the submission of all required information necessary to evaluate the request. 3. The Section 20-77-5 of the Zoning Ordinance is amended to accommodate bed and breakfast uses as a conditional use. 4. Not more than eight (8) building permits shall be issued within the PUD prior to construction of the golf course and related facilities. 5. The preliminary plat designate a separate lot for the club house and maintenance buildings and facilities with the golf course platted as an outlot. 6. The concept plan is revised to include park land and trail corridor dedication as recommended by the Parks Commission. 7. The golf course design is revised to eliminate conflicts with adjacent public streets and properties, subject to review and approval of the City Engineer. 8. Detailed site, landscaping and building plans for the golf course, club house and bed and breakfast are submitted as part of a General Plan of Development Application. Planning Report - Grenins Mississippi Hills Page 2 9. The applicant address the traffic impact of the proposed development, subject to review and approval of the City Engineer. 10. Traffic impacts at intersections or access points with CSAH 39 are subject to review and approval of Wright County Highway Department. 11. Right-of-way for a cul-de-sac at the terminus of 99th Street be dedicated, subject to review and approval of the City Engineer. 12. All grading, drainage and utility plans shall be subject to review an approval of the City Engineer. 13. Comments of other City Staff. B. Motion to deny the PUD -CUP concept plan of Grenins Mississippi Hills based upon a finding that the proposed use is inconsistent with the Comprehensive Plan and purpose of the R -C District. C. Motion to table the PUD -CUP concept plan of Grenins Mississippi Hills (Specific direction should be provided to the applicant on necessary revisions to the Concept Plan before subsequent review/action is taken). ISSUES ANALYSIS Zoning. Development of the proposed project requires rezoning from A-1 to R -C District. In that this is the first potential application of the R -C District, it must be emphasized that decisions regarding rezoning requests are a discretionary actions City Officials. Special attention must be given to whether the proposed project meets the vision of a cluster development within the context of the Comprehensive Plan versus whether the proposed use meets the performance criteria and should therefore be approved, as with a site plan review or conditional use permit application. Consideration of a PUD -CUP is also required to accommodate the proposed privately owned golf course as satisfaction for open space requirements within the R -C District. In that the proposed bed and breakfast is not a permitted or conditional use of the R -C District, the Planning Commission and City Council will need to determine if and how to accommodate such a use. This issue will be discussed further later in this report. Sections 20-3-21 and 20-4-21 of the Zoning Ordinance require the Planning Commission and City Council to consider the possible adverse impacts of the proposed amendment and conditional uses. Their judgement is to be based upon, but not limited to, the following factors: Planning Report- Grenins Mississippi Hills Page 3 1. The proposed action's consistency with the specific policies and provisions of the official City Comprehensive Plan. 2. The proposed use's compatibility with present and future land uses of the area. 3. The proposed use's conformity with all performance standards contained in the Zoning Ordinance (i.e., parking, loading, noise, etc.). 4. The proposed use's effect upon the area in which it is proposed. 5. The proposed use's impact upon property values of the area in which it is proposed. 6. Traffic generation by the proposed use in relation to the capabilities of streets serving the property. 7. The proposed use's impact upon existing public services and facilities including parks, schools, streets, and utilities and its potential to overburden the City's service capacity. Comprehensive Plan. The subject property lies within the Rural Residential Preserve designated by the Comprehensive Plan. The purpose of this area is to protect the rural character and innate natural amenities through imposition of four per forty residential densities. The Comprehensive Plan does provide an opportunity to increase the residential density to as much as 10 per 40 for developments that protect a specified amount of open space. It must be emphasized that this density increase is to be considered a "bonus" approved by the City Council as an incentive to encourage innovative and creative developments within objectives of the R -C District. The objective of cluster development within the R -C District is different from other forms of cluster development required in the A-1 District in that it requires preservation of contiguous open space for scenic enjoyment, recreational use and rural identity versus preserving agriculturally productive land. Further, the R -C District is intended to integrate the open space as part of the residential element of the development. As a matter of policy, the Planning Commission and City Council must make a determination if the proposed concept is consistent with the objectives of the R -C District and therefore the Comprehensive Plan. Compatibility. The surrounding land uses consist of suburban one acre or larger subdivisions to the north and east. Uses to the west consist of agricultural land and rural division residential uses. To the south, across CSAH 39, is large agricultural tracts. The proposed rezoning and PUD -CUP golf course may be considered appropriate as a rural transition given the suburban uses to the north and east. Although the golf course is not rural open space, it provides a scenic transition between the suburban development and rural areas to the south and west. The only anticipated change in land uses in the area Planning Report - Grenins Mississippi Hills Page 4 would be potential rural open space cluster development to the west and rural divisions to the south. The proposed development may be considered compatible with these uses from a land use perspective. Open Space. Section 20-77-7 of the Zoning Ordinance outlines performance standards for required open space. These requirements are discussed in the following paragraphs: • Platting. All required open space is to be platted as an outlot. The proposed golf course (including club house) has been platted as Lot 22, Block 2, which is to remain under the private ownership of the applicant. The preliminary plat should be revised to designate the golf course as an outlot and the club house facilities should be located on a separate lot. This arrangement will allow for private ownership of both parcels, but preclude any future construction on the golf course. Further, the developed area of the club house, parking lots, etc. should not be counted towards meeting the open space requirements. • Area. A minimum 50 percent of the net buildable area of the parcel must be preserved as natural habitat, pedestrian corridors and/or neighborhood recreation. The definition of neighborhood recreation leaves open the possibility of a use such as a golf course. The information submitted indicates that approximately 74 percent of the gross area is designated as golf course. However, the applicant has not provided required information to determine net buildable area excluding all wetlands, steep slopes and poor soils from this calculation. Additionally, the club house, maintenance facilities and parking areas of the golf course should also be excluded from this calculation as part of a revised concept plan/ preliminary plat. • Location. Required open space is to be developed in consideration of providing a combination of view sheds, natural habitat, pedestrian corridors and neighborhood recreation that is integrated with the residential elements of the project. The proposed concept plan provides view sheds of golf course from the residential lots and the golf course, which is within the definition of neighborhood recreation, and will provide a large contiguous area of greenspace. The principal concern with layout of the concept plan is that all of the designated open space is unrelated to the residential dwellings because of a lack of access. Common open space that is accessible to residents of the rural cluster development is to be provided as a physical amenity in order to provide a neighborhood focus and encourage interaction. The layout of the concept plan with residential lots along the periphery of the golf course with no common openspace results in a lack of integration such that the proposed lots relate to the openspace no more than the existing lots to the north. There is no opportunity to provide for neighborhood interaction. It is in this sense that the proposed concept is most contrary to the purpose of the R -C District. Planning Repon` - Grenins Mississippi Hills Page 5 It is one of the stated purpose that the provisions of the R -C District are to be implemented creatively. This is an open invitation to developers to explore options such as narrower private streets or shared driveways, communal septic systems that would allow for reduced lot area, etc., which would increase the useable area of the site. The proposed concept plan lacks any imagination for creative site layout beyond achieving maximum density with minimal investment by utilizing existing streets. The proposed one acre lots not are dissimilar to those commonly found in Otsego's existing neighborhoods. Approval of a rezoning to allow such a development without any amenity related and accessible to the residential units is a questionable implementation of the R -C District. In order to adhere to the purposes of the R -C District, the applicant should be required to revise the concept plan to provide openspace that is accessible to the residents of the proposed lots. The Parks Commission has recommended dedication of a neighborhood park from within this plat to serve the surrounding area with a trail connection to CSAH 39. Such a park facility would be within the intent of the open space requirements. While the provision of a park may require that the total number of lots be reduced, the additional density is only to be allowed for projects that fulfill the intent of the R -C District. As Discussed during the Comprehensive Plan process, it may ultimately be difficult for many projects to achieve the 10 per 40 density in light of the open space requirements. Therefore, the concept plan should be revised as necessary to provide a neighborhood park facility. Neighborhood Performance Standards. The proposed concept plan includes two clusters of residential lots. Section 20-77-8 of the Zoning Ordinance outlines performance standards applicable to this element of the project: • Configuration. Each cluster of residential lots is required to have at least five lots or 25 percent of the total lots within the project. The west cluster has 12 lots while the east cluster has eight lots. The proposed bed and breakfast and club house are also clustered in the area of the east residential lots. The purpose of requiring the clustered neighborhoods, in addition to open space preservation, is to provide opportunities for neighborhood interaction. The residential lots are to be oriented towards a view shed, physical amenity or unique street scape. As discussed previously, each proposed lot will have a view of the golf course. However, the proposed open space is not accessible as a neighborhood focus because of private ownership. Thus, this objective of the R -C District is not achieved. A revision of the concept plan to include a neighborhood park should provide a connection of that amenity to one of the lot clusters. Planning Report - Grenins Mississippi Hills Page 6 As the development proposes to use existing City streets, no unique streetscape has been proposed. A possible streetscape concept would be to provide a single landscaped private driveway arching across each cluster from north to south as part of the PUD -CUP. This would create a visual openspace on the front side of the lots and also eliminate access points onto the City Streets. Lot Standards. The minimum lot area of the R -C District is one net acre. The proposed lots all have a gross area of one acre. Again, insufficient information has been provided to determine compliance. This information will be required as part of a preliminary plat application. The minimum lot width and depth required in the R -C District is 100 feet and 150 feet respectively. All of the proposed lots conform with these requirement. Setbacks. The R -C District requires minimum front yard setback of 35 feet from local streets. As part of the PUD -CUP the concept plan includes a staggered front yard setback. This staggered setback is intended to provide visual difference along the street front by following a natural contour. However, the contours illustrated on the site plan and field inspections do not identify a common north -south contour line which the setbacks are based on. Regardless, the emphasis for these building sites will be towards the golf course. As such, the value of the staggered setback is questionable. All other required setbacks are illustrated on the concept plan. Building Design. The R -C District requires a limited architectural control that the attached garage may not exceed 40 percent of the front facade. As part of a PUD, the City may require additional architectural control, especially in consideration of density bonuses. Golf Course. The golf course use is a conditional use in the R -C District. The golf course design and facilities are conceptual in nature. The City Engineer has reviewed the proposed course and found it to be unsuitable for the area proposed. The present design has too many potential conflicts (errant balls) impacting abutting property and streets. Based upon the area allowed for the golf course, the City Engineer is recommending that a par 3 sized course would be more appropriate. This issue again suggests that the number of proposed residential lots could be reduced for the benefit of the project. The applicant will be required to revise the golf course design to make it compatible with adjacent properties and eliminate potential balls crossing public streets. The revised golf course plan will require detailed plans for the use, including, but not limited to, site, building, grading, drainage and landscaping plans as part of a General Plan of Development application. The following conditions are also required for golf courses in the R -C District per Section 20-77-5.B of the Zoning Ordinance: Planning Report- Grenins Mississippi Hills Page 7 The principal use, function or activity is open and outdoor in nature. Comment.' The golf course is an outdoor activity in compliance with this requirement. 2. Not more than 5 percent of the land area up to a maximum 4,000 square feet of the site shall be covered by buildings or structures. Comment: The concept plan indicates a total of 3,200 square feet of structures, although detailed plans will be required for each structure which are subject to further review and approval. 3. The use will not negatively impact abutting or neighboring existing or potential residential uses. Comment: The City Engineer's review of the proposed golf course design indicates that there will be a negative impact to adjacent residential properties. The golf course layout will need to be revised to address these concerns. Additionally, specific attention will be required for buffering the adjacent residential uses from the club house area. 4. When abutting a residential use or a residential use district, the property is screened and landscaped in compliance with Section 16 of [the Zoning Ordinance]. Comment: See #3 above. 5. The traffic generated by the use can be adequately accommodated (both volume and weight) upon the City streets serving the property on which the use is located. Comment: The golf course is to have direct access off of CSAH 39. This access will require approval of the Wright County Highway Department. Project Staging. In that the proposed golf course is the only amenity offered as part of the concept plan to justify the requested density bonus, the City should have assurances that the golf course will be implemented. Without the golf course use, the proposed concept plan is an even more torturous interpretation of the R -C District. In approving a similar residential / golf course project, the City of Albertville limited the number of building permits that could be issued prior to construction of the golf course. Based on a similar strategy, the number of residential building permits issued within this project should be limited to eight until the golf course is completed. The eight new dwellings would be equivalent to the base density allowed for this parcel under the Comprehensive Plan. Issuance of any building permits would be subject to subdivision approval. Planning Report - Grenins Mississippi Hills Page 8 Bed and Breakfast. The concept plan includes a bed and breakfast use. No details have been provided regarding the number of rooms, days of operation, etc, so not detailed review may be made. These uses most often have the characteristics of a residential use. However, the general layout of the lot and buildings illustrated on the concept plan suggests that the use is related more to the golf course club house. The eventual plan for the bed and breakfast should provide continuity and transition between the two uses. Regardless, this use is not a permitted or conditional use within the R -C District. Therefore, a first step is for the Planning Commission and City Council to determine if such a use is appropriate in this District and for this particular site. In considering the broader district, such a use may be appropriate if intensity of the use and the impacts to adjacent property is limited. Particular concern would be for the number of rooms, hours of operation and related traffic generated in a planned rural residential area. As such, the use could be accommodated by amending the R -C District to include bed and breakfast uses. The proposed use could also be accomplished by establishing a PUD District for the club house and bed and breakfast lots. With appropriate controls, our office would recommend the suggested amendment to make bed and breakfasts a conditional use in the R -C District. If so directed, such an amendment could be prepared for consideration as part of the General Plan of Development application. Traffic. The proposed project uses existing streets to provide access to all of the residential lots and golf course facilities. While this arrangement provides the maximum amount of open space for the golf course, it also save the applicant a significant infrastructure investment. The City Engineer has determined that the capacity of Kadler Avenues are insufficient to handle the proposed traffic generated by the residential uses without a 1 '/2 inch bituminous overlay. The City Engineer also cites safety concerns with regard to the intersection of Kadler and CSAH 39 due to the increased traffic volume. Unless the necessary improvements are provided, the development may be considered premature under Section 21-4-2.0 of the Subdivision Ordinance and the application should be denied. The proposed golf course club house and bed and breakfast use are proposed to access directly from CSAH 39. This access is subject to review and approval of Wright County Highway Department. Property Values. Although no specific study has been completed, development of the concept plan would be expected to enhance area property values, especially those lots with view of the golf course. Service Capacity. With exception to the capacity of streets serving the subject property, the proposed concept plan is not anticipated to negatively impact or overburden the City's service capacity. Planning Report - Grenins Mississippi Hills Page 9 Access Easement. The applicant is proposing to provide a 66 foot wide access easement to serve a parcel that had been previously divided from the subject parcel at the terminus of 99th Street. At the time of the subdivision however, no provision was made for access to the lot. While the access primarily serves the individual lot, consideration should be given to providing right-of-way at the terminus of 99th Street for a cul-de-sac. Development Contract. Upon approval of a General Plan of Development/final Plat, the applicant will be required to enter into a development contract with the City. All required securities and park dedication requirement will be required as part of the Development contract. CONCLUSION Decisions regarding the application of Zoning and appropriate land use (accommodated by the PUD -CUP) are a policy matter that must be determined by City Officials. Further, the decision regarding this application must be carefully considered in that it is the first implementation of the R -C District. As a rezoning, City Officials have greater discretion in reviewing the concept plan to ensure it meets the vision the City has for this area of the City. The applicant has not provided sufficient information to evaluate and take action on a rezoning or preliminary plat request. As such, the application has been reviewed from a concept perspective only. The potential development of the subject parcel as a residential/golf course use is an attractive concept. The proposed use would be compatible with and enhance the existing suburban development in the area while providing an appropriate transition to existing/planned rural areas. From a practical standpoint, however, the submitted concept plan is a questionable interpretation of the objectives of the R -C District. The project provides no physical integration between the golf course and residential units other than the view sheds of the privately owned golf course. Accessibility to a common open space for residents is a basic objective of the R -C District. It is our opinion that the proposed concept plan lacks the creativity and imagination sought for development within this District and does not meet the objective outlined in the R -C District. The applicant is requesting flexibility to allow privately held openspace, which is separate from the residential lots. Such flexibility should not diverge to far from the principals of the R -C District by exclude any accessible amenity for the residential lots. Additionally, there are functional concerns with the proposed layout of the golf course and traffic impacts due to the proposed residential density. These factors warrant significant revisions to the concept plan. At a minimum the concept plan should be revised to provide accessible physical amenities for the residential cluster or project enhancements that Planning Report - Grenins Mississippi Hills Page 10 justify approval of a rezoning, much less density bonuses. Additionally, requirements should be imposed to ensure execution of the golf course in that it is the only amenity offered. As such, our office does not recommend approval of the Concept Plan. Options for Planning Commission and City Council action are outlined in the Executive Summary of this report. pc. Mike Robertson Elaine Beatty Andy MacArthur Larry Koshak Chris Bulow Lynn Caswell Planning Report - Grenins Mississippi Hills Page 11 To: The City of Otsego This is a letter to respond to the NAC memorandum dated the 260' of April 1999. File # 176.02 -9904 We are proposing a Golf Course and Single Family homes development. We would place 20 higher end homes, (roughly $250,000.00), along the natural topography of the land. This will create setbacks that vary according to the lay of the land, which will give this project a unique look, unlike row homes. With this plan we achieve a beautiful view for all the new homes and as many of the existing homes as is possible. We feel we are in accordance with all the RC. zoning ordinances, lot width, lot size, the cluster, the open space, the view shed. This property is approximately 83 acres and we are using only 20 acres for home sites and 63 acres to be left wide open as golf course use. The demand for this type of project is high. The City has a conference center that has been trying for years to get a golf course in this area. The proposed developments close proximity to other developments and the freeway make this the perfect place for this type of project. This type of 18 hole Golf Course will be executive style. Meaning, a shorter course, a par 62 to 64 and 3400 yards in length. This again is a fit for this area with the conference center needing quicker play. The ownership will be Bulow, Inc. along with a management company. We are currently interviewing many companies that are qualified to do the job. We have not made our final derision in that area_ We are not only searching for management for the course but also qualified subcontractors for the construction of the course. We need to be ready for construction the day we get approval in order to break ground to make the end of August 1999 planting season. If we have approval in a timely manner we could be open for golf by the middle of June of 2000. You can see our need to work timely, if we would be delayed even one meeting at this time it would set us back to spring of 2001 for opening of golf. We have the knowledge and the ability to accomplish this project for the community, and we appreciate your help in making this successful. We are also working into this project a Bed and Breakfast. We feel this also fits with the golf community in allowing others the ability to enjoy this facility and as a compliment to Riverwood, as it sometimes has a lack of room. This year-round Bed and Breakfast would serve as an added benefit to the community, we feel it meets the ordinance if we deed restrict this to be a non -homestead parcel. Bulow, Inc. would also be the owner, and we have interviewed the management company that is currently managing Riverwood Conference Center. Some concerns we have on our plat regarding adjoining property will be addressed. First, platting a right-of-way for ingress egress for the home in the Northern most East comer, also adjusting the North West line to give that parcel additional property to keep the shed on the current owners property. The need for the PUD Zoning in this project is necessary so the land that the golf course is constructed on can be owned along with the Club house. If the golf course land was owned separately from the Club house it could cause appraisal problems and well as many other future problems fes us and the city. A PUD zoning is needed for the uniquely staggered homes, as well as, it would allow some leniency for the city to determine if the Bed and Breakfast is a good use for this area. This will be a very beautiful and successful development that will be a benefit for all of Otsego, while improving tax base without adding to city services. We appreciate your help and support, Th Chris Bulow 799 EXHIBIT D - PUD NARRATIVE —csresT- ••• ••' ......r.l Nv1d 9NIGYNO J.HYNIWI138d N -e. r. .—� — X71—�— MY_ _.— _-- •�1r— ._—' frti , `/Il/ M.« �n �A •rw••••. VwrV :�1 \ A r �.V — r� Wim. Irrl _— — -.__. — ._ '�- Maa .,+^�.^..fir .•*/� r:. .7ft, N-r.Hr• rl �� ....v w.. w. y4 'ralryaor#yaj JOAgo Wor NN 'O:il5l0 su,a0 I S -111H Iad5slsslwm I?N r...• .1--ic-r. - �.. C :1 •ar, ��r I i __! _� — —' I—�1,T--,•.'x' ddai';�a•'�-"�;�=:� � rti-�� ,_ � �;\�z1.r'`•.._:" 1GI Z \ / i , ?^r ' .r -o .• a .T. t o ail r � i - \ - I+�r�l 3 � .t �^.' a \ I',t a \\� i' i �' i\gyp !� i O i'� ��� .R�: I. �.��' a � • ��� � �Z._ `II, �. 777 iJ � i� La• `a x ��1 1' 11! 1R.��i'/' ii !-i i- ���`:z� r'•1\ iCl �i�; 'r S S •i5 r } A i r '!ii _moi.' _ _� ``4\ ` '•t r \c—'TMJ:• � �-•� �i�l jr; p w7zii. �� II LLI M I 1T `• I 1� J ' �� ` 1'ii 1/'�//.11 a:i Cf)1 r I _ r �` li C r �'�. 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I RI _r: }L P-li! 1VU; IiE j I 10D j�l 0 j (3-K. : -1 T 10 C13 A 7:7 -TiF nj •�; j •_ .,• Jr'�'(%x %-'a�•'-g t 3 '' T y '•I: � �''� j' � .h� I, +��r ,: 4 i a..r• �): T, i Fl. I ril�l a°. ' j4) in;-GR ';�•':_; ..I= -.1 - . . . 1, 1 , . 7-.7. j! AS NAC ON THE GREAT RIVER ROAD n INC MEMORANDUM TO: FROM: DATE: RE: FILE NO.: NORTHWEST ASSOCIATED CONSULTKTS COMMUNITY PLANNING - DESIGN - MARKET RESEARCH Otsego Mayor and City Council Otsego Planning Commission Daniel Licht 29 March 1999 Otsego - Zoning Ordinance Update - Septic System Testing 176.08 - 98.07 The Planning Commission, at their meeting on March 15, 1999, determined that addressing the need to provide sufficient lot area for septic systems on rural subdivided parcels can be accomplished most appropriately through requiring more detailed testing. Based on the language outline in previous correspondence , the Planning Commission raised the following concerns: • Was the 23,000 square feet of undisturbed soil to be outside of building sites? • The Ordinance should allow for installation of mound -type septic systems where appropriate. We have discussed these matters with the City Engineer and revised the suggested language accordingly in an Ordnance amendment attached as Exhibit A. The City Engineer outlined a number of additional concerns that have been also been addressed in the proposed amendment regarding the soil requirements and administration of septic system installation. Of note, the City Engineer said that the installation of a mound type system should not be exempted from this requirement in that the area for such a system may actually be larger than what is required under the proposed ordinance. This matter will be discussed at the Planning Commission meeting scheduled for April 5, 1999, at 8:00 PM. If there are any further questions regarding this matter in advance of the meeting, please do not hesitate to call. pc. Mike Robertson Elaine Beatty Larry Koshak 5775 WAYZATA BOULEVARD. SUITE 555 ST. LOUIS PARK, MINNESOTA 554 1 6 PHONE 612-595-9636 FAX 612-595-9837 E-MAIL NAC@WINTERNET.COM DRAFT - DRAFT - DRAFT CITY OF OTSEGO WRIGHT COUNTY, MINNESOTA ORDINANCE NO. 99 - AN ORDINANCE AMENDING SECTION 21 OF THE CITY CODE, KNOWN AS THE SUBDIVISION ORDINANCE, REGARDING SITE REQUIREMENTS FOR LOCATION OF PRIVATE SEPTIC SYSTEMS FOR NEW SUBDIVIDED PARCELS. THE CITY COUNCIL OF THE CITY OF OTSEGO DOES HEREBY ORDAIN: Section 1. Section 21-8-7 of the Subdivision Ordinance (Sewage Disposal) is hereby amended to read as follows: E. The applicant or owner shall be required to provide appropriate soil borings and percolation tests provided by an MPCA certified soil evaluator, and spot elevations or contours established by a registered surveyor, in order to determine that there is at least 23,000 square feet of contiguous undisturbed soil outside of the proposed building pad, with that area at least three (3) feet above the highest known watertable or prevailing mottel soil on site, whichever is higher, suitable for an on-site sewage treatment system. Where on-site residential systems area to be installed, compliance with the Otsego Sewage Disposal Ordinance, rules and regulations of the Minnesota Pollution Control Agency, Minnesota Individual Sewage Treatment Systems Standards (Minnesota Rules 7080), as may be amended, shall be required, subject to approval of the City Building Official. 2. The design and installation of on-site systems for commercial and industrial uses or alternative systems, as defined by the Otsego Sewage Disposal Ordinance, shall comply with the Otsego Sewage Disposal Ordinance, rules and regulations of the Minnesota Pollution Control Agency, Minnesota Individual Sewage Treatment Systems Standards (Minnesota Rules 7080), as may be amended, shall be required, subject to approval of the City Engineer. EXHIBIT A Section 2. This ordinance shall be in full force and effect upon its passage and publication. PASSED this day of , 1999 CITY OF OTSEGO By: Larry Fournier, Mayor ATTEST: Elaine Beatty, Zoning Administrator/City Clerk