09-20-99 PCN W^ e""** NORTHWEST ASSOCIATED CONSULTANTS
INC COMMUNITY PLANNING - DESIGN - MARKET RESEARCH
PLANNING REPORT
TO: Otsego Mayor and City Council
Otsego Planning Commission
FROM: Daniel Licht
DATE: 15 September 1999
RE: Otsego - Grenins Mississippi Hills; Outlot B PUD Development Plan
FILE NO.: 176.02 - 99.15
EXECUTIVE SUMMARY
Background
Mr. Chris Bulow has submitted Development Stage PUD plans for Outlot B of the Grenins
Mississippi Hills project. Outlot B is to be developed with a 2,308 square foot clubhouse
facility, which includes limited food service and retail display. The development of the
parcel also includes construction of a 1,800 square foot storage building for maintenance
and off-street parking for the associated golf course.
The subject site is zoned R -C, Residential, Rural Cluster Open Space District, where
commercial recreation is a conditional use. PUD concept plan approval for development
of Outlot B as a clubhouse and related facilities was granted by the City Council on 23
June 1999. As part of this PUD development stage application, the applicant has
submitted a preliminarynal plat entitled "Vintage Golf to establish Outlot B as a buildable
lot. The applicant is again requesting that the area they anticipate to develop with a bed
and breakfast use be platted as a separate outlot from the balance of the property.
Attached for Reference:
Exhibit A:
Site Location
Exhibit E:
Grading and Drainage Plan
Exhibit B:
Signage Concepts
Exhibit F:
Building Elevations
Exhibit C:
Site Plan
Exhibit G:
Building Floor Plans
Exhibit D:
Landscape Plan
Exhibit H:
Preliminary / Final Plat
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
Recommendation
Review of the application for PUD Development Stage approval and the preliminary/final
plat of Vintage Golf is generally consistent with applicable City plans, policies and
Ordinances, as well as the approved PUD Concept Plan. Based upon the considerations
outlined herein, our office recommends approval of the application subject to the following
conditions:
1. An access easement for Outlot A is provided through Lot 1, Block 1 of the Vintage
Golf addition and included within the development contract.
2. The area of Outlot A of Vintage Golf is at least one (1) acre.
3. The driveway is relocated seven feet to the east out of the drainage and utility
easement, subject to review and approval of the City Engineer.
4. The landscaping plan is revised, subject to City Staff review and approval, to
address the following:
a. Additional boulevard trees, evergreen trees and tall shrubs are provided
adjacent to CSAH 39.
b. The parking lot is revised to provide a 10 -foot wide median landscaped with
trees and tall shrubs.
C. Landscaping around the storage building is increased including a fence on
the south and east sides of the building to screen service areas.
d. The landscape plan is revised to indicate areas to be landscaped with small
shrubs, bushes or perennial plantings.
5. Concrete curb is provided along the south and east sides of the surface on the east
side of the storage building.
6. All final signage plans shall be generally consistent with the concepts presented in
terms of number, materials and size, subject to review and approval of the City
Staff.
7. An exterior light shall be provided at the property access at CSAH 39.
8. Exterior storage of landscaping materials associated with the golf course shall be
permitted within concrete three sided bins with a concrete base. All exterior storage
bins shall be completely screened from view of the public right-of-way and adjacent
properties.
Planning Report - Grenins Mississippi Hills; outlot 8
Page 2
9. Any exterior trash receptacle shall be completely enclosed within a structure,
subject to review and approval of the City Building Official.
10. The site plan is corrected to illustrate the actual lot lines of Lot 1, Block 1 consistent
with the preliminary/final plat of Vintage Golf.
11. The preliminary/final plat is revised to include proposed Outlot A as part of Lot 1,
Block 1.
12. All grading, drainage and utility issues are subject to review and approval of the
City Engineer.
13. The applicant satisfy appropriate park dedication requirements.
14. Comments of other City Staff.
ISSUES ANALYSIS
PUD -CUP Criteria. Section 20-4-2.17 of the Zoning Ordinance requires the Planning
Commission and City Council to consider the possible adverse impacts of the proposed
planned unit development - conditional use, with their judgement based upon (but not
limited to) the following factors:
The proposed action's consistency with the specific policies and provisions of the
official City Comprehensive Plan.
Comment: The proposed use is incidental to the approved golf course approved as
the required open space preservation under the R -C Zoning District. Provided
measures are taken in terms of architecture and site design to integrate the club
house and maintenance facilities into the rural area, the proposed use would be
consistent with the Comprehensive Plan.
2. The proposed use's compatibility with present and future land uses of the area.
Comment: As part of the larger golf course and residential elements of the project,
the proposed clubhouse and maintenance facilities will be compatible with existing
and future land uses in the area with appropriate attention to building and site
design.
3. The proposed use's conformity with all performance standards contained in the
Zoning Ordinance (i.e., parking, loading, noise, etc.).
Planning Report - Grenins Mississippi Hills; Outlot 8
Page 3
Comment. The proposed use will conform to all applicable performance standards
of the R -C District.
4. The proposed use's effect upon the area in which it is proposed.
Comment. The proposed use is customary and incidental to the approved golf
course use and therefore will not have any negative impact in the area which it is
proposed.
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: As part of the Final Plat approval, the applicant is required to install turn
lanes from CSAH 39 to the subject site. These turn lanes will minimize the impacts
of traffic generated by the proposed use.
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 proposed use is not anticipated to have a negative impact to the
City's service capacity.
Access. Access to the subject site is to be provided via one intersection with CSAH 39.
The applicant has requested subdivision of their planned bed and breakfast project from
the balance of the clubhouse uses. Although the proposed outlot has frontage to Kahler
Avenue, access would be expected to be by sharing the main clubhouse access. If the
subdivision of the outlot parcel is approved, an access easement should be provided and
development contract amended providing permanent access to Outlot A through the
clubhouse lot. Future access to Kahler Avenue from Outlot A would be prohibited.
Planning Report - Grenins Mississippi Hills; Outlot 8
Page 4
Performance Standards. The following table illustrates performance standards
established for the R -C District applicable to the subject site:
The development of the golf course is consistent with all required setbacks, except the
driveway is only setback 3 feet from the side lot line with golf course outlot. The reduced
side yard setback could be accommodated as part of the PUD -CUP, in that no negative
impacts between the two uses would be anticipated. However, the driveway is within a
required 10 foot drainage and utility easement. As such, the driveway should be shifted
seven feet to the east.
Other performance standard issues are that proposed Outlot A does not have the required
minimum lot area or frontage to a public street. The lot lines of the final plat should be
adjusted such that Outlot A, if approved is at least one acre is area. The street frontage
issue can addressed as part of the PUD -CUP, provided the easement discussed in the
previous paragraphs are satisfied.
Architecture. The proposed clubhouse building has been designed to resemble an one
and a half story residential dwelling. Overall, design of the building is positive and will
integrate well with surrounding residential and rural uses. Materials used on the building
include brick veneer and wainscoting, vinyl lap siding and asphalt shingles. No colors for
the building have been specified. The Zoning Ordinance would require more use of brick
or other high quality materials if the use were located within a commercial zoning district.
Noting that the intent of the PUD and R -C district is to encourage enhanced developments
that exceed minimum ordinance requirements, the Planning Commission and City Council
may consider requiring additional brick treatments to the side and rear building elevations
to enhance the building's overall appearance.
The proposed storage building is to be constructed slab -on -grade with vinyl lap siding and
asphalt shingles matching the clubhouse. The overhead doors into the building are on the
north and east elevations. This design will prevent views of the storage area from
clubhouse, golf course and parking lot. Appropriate screening will be required to ensure
that these areas are not visible from the public right -of way and adjacent properties. As
with the clubhouse, the design and size of the storage building is characteristic of a rural
residential use and will be appropriate for the area.
Planning Report - Grenins Mississippi Hills; Outlot 8
Page 5
Lot
Area
L
Lot
width
Setbacks
Building Height
Front
Side
Rear
Parking
Principal
Acc.
Required
1 ac.
100 ft.
65 f.
30 ft.
50 ft.
15 feet( street)
5 feet(side)
2.5 stories
or 45 ft.
16 ft.
Lot 1
3.06
416 ft.
150 ft.
78 ft.
190 ft.
30 ft. / 3 ft.
17.5 ft.
14.5 ft.
Outlot A
0.97
25 ft.
n/a In/a
The development of the golf course is consistent with all required setbacks, except the
driveway is only setback 3 feet from the side lot line with golf course outlot. The reduced
side yard setback could be accommodated as part of the PUD -CUP, in that no negative
impacts between the two uses would be anticipated. However, the driveway is within a
required 10 foot drainage and utility easement. As such, the driveway should be shifted
seven feet to the east.
Other performance standard issues are that proposed Outlot A does not have the required
minimum lot area or frontage to a public street. The lot lines of the final plat should be
adjusted such that Outlot A, if approved is at least one acre is area. The street frontage
issue can addressed as part of the PUD -CUP, provided the easement discussed in the
previous paragraphs are satisfied.
Architecture. The proposed clubhouse building has been designed to resemble an one
and a half story residential dwelling. Overall, design of the building is positive and will
integrate well with surrounding residential and rural uses. Materials used on the building
include brick veneer and wainscoting, vinyl lap siding and asphalt shingles. No colors for
the building have been specified. The Zoning Ordinance would require more use of brick
or other high quality materials if the use were located within a commercial zoning district.
Noting that the intent of the PUD and R -C district is to encourage enhanced developments
that exceed minimum ordinance requirements, the Planning Commission and City Council
may consider requiring additional brick treatments to the side and rear building elevations
to enhance the building's overall appearance.
The proposed storage building is to be constructed slab -on -grade with vinyl lap siding and
asphalt shingles matching the clubhouse. The overhead doors into the building are on the
north and east elevations. This design will prevent views of the storage area from
clubhouse, golf course and parking lot. Appropriate screening will be required to ensure
that these areas are not visible from the public right -of way and adjacent properties. As
with the clubhouse, the design and size of the storage building is characteristic of a rural
residential use and will be appropriate for the area.
Planning Report - Grenins Mississippi Hills; Outlot 8
Page 5
Landscaping. The submitted landscaping plan indicates the provision of three trees
adjacent to CSAH 39 and decorative shrubs and plantings at the front of the clubhouse
and south side of the storage building. Although not illustrated on the landscape plan, the
applicant has indicated that perennials will be provided at the facility entrance and around
the proposed sign. We offer the following comments pertaining to the landscape plan:
The parking are is a relatively large expanse of asphalt which is uncharacteristic in
this rural area. To minimize the visual impact of the parking lot, additional
plantings must be provided to screen the view of the parking lot from CSAH 39. We
would recommend a mix of additional boulevard trees, evergreen trees and tall
shrubs be provided in the area between the parking lot and CSAH 39.
Staff would also recommend that the parking lot be revised to provide a 10 -foot
landscape median in the center rows of parking stalls to visually separate the
parking area. Providing the median may require shifting the parking lot closer to
CSAH 39 and/or moving the club house building to the north. Curb cuts would need
to be provided to allow patrons to wheel golf carts through the median to the club
house. At a minimum, the medians provided within the parking lot as proposed
should be landscaped.
The access side of the storage building needs to be completely screened. A fence
and additional plantings should be provided on the south and east sides. The
provision of screening to the northeast should be done in consideration of the
applicant's plans for an inn, views of the public right-of-way and adjacent properties.
Finally, landscaping consisting of shrubs and other low plantings should be
provided on the west side of the storage building to visually break up the building
facade, minimizing its size.
The landscape plan should be revised to indicate planting areas adjacent to the
driveway and sign, as well as other areas adjacent to the club house perimeter.
Parking. Parking demand calculations were evaluated for the Concept Plan based upon
the following formula:
Four (4) stalls per green plus fifty (50) percent of the parking stall requirement for
any other associated use.
The uses within the clubhouse are, for the most part, customary to such facilities. The
assocated uses include limited food service (possible on -sale liquor), retail sales of golf
equptment and accessories, office space, meeting/reception rooms and seating areas.
Based upon the proposed uses and the submitted floorplans, a total of 79 stalls are
required. The submitted site plan provides 98 parking stalls, including three that are
disability accessable. The surplus stalls are anticipated to support the applicant's planned
inn, as well as event overflow parking.
Planning Report - Grenins Mississippi Hills; Outlot 8
Page 6
All parking stalls and drive aisle meet the dimensional requiements of the Ordinance.
Concrete curb is provided around the permeter of the parking area and terminated to
provide for extention of the drive aisle to serve the potential inn. No concrete curb has
been provided to the east of the storage area, athough the area is surfaced. In that the
applicant will be placing screening and constructing material storage bins, concrete curb
should be provided in this area as part of this project.
Signage. The only signage to be installed is a monument type sign at the entrance to the
subject site. The applicant has submitted three concepts for the design of the signage.
The proposed sign concepts are all monument style signs with sandblasted lettering
ranging in size from 60 square feet to 63 square feet. The City does not have provisions
regulating signs in the R -C District, but can accomodate them as part of the PUD -CUP.
The size and type of signage proposed will be non -intrusive and would not be anticipated
to imact the surrounding area. The final signage details should be made subject to City
Staff review and approval. No additional signage will be permitted.
Exterior Storage. The applicant is proposing to store materials associated with the golf
course, such as sand, dirt, etc., outside to the east of the storage building. These
materials will be required to be stored within three -sided bins constructed from concrete
block, or other durable material and screened from view. The base of the bins must be
hard surfaced, and concrete is recommended to prevent damage from a skidloader.
Trash. The submitted site plan does not identify a location for an exterior trash recepticle.
If any trash recepticles are planned, they must be stored within an enclosure. The design
of the enclosure is subject to review and approval of the City Building Official.
Exterior Lighting. No exterior site lighting is planned at this time except for sofet lighting
on the clubhouse building and illumination of the freestanding sign. At least one exterior
light should be provided at the driveway entrance at CSAH 39 for traffic safety purposes.
Preliminary/Final Plat. A preliminaryfnal plat entitled "Vintage Golf Course" has been
submitted to replat Outlot B of Grenins Mississippi Hills. The proposed plat includes one
lot for the golfcouse clubhouse and one outlot anticipated by the applicant to be developed
as a bed and breakfast inn. The lot lines on the plat and site plan are not consistent. The
applicant will be required to correct the appropriate document such that the lot lines are
consistent.
The proposal to divide the property at this time is primarily for financing reasons. A future
plat application is required whether the parcel is maintained as one lot or as a lot and
outlot. Again, it is our opinion that platting the separate outlot may be premature at this
time until decisions have been made regarding the necessary approvals (i.e., zoning
ordinance amendment) required for development of the inn. The City Attorney has
opinioned that the development contract could include a stipulation that the outlot be re-
incorporated as part of the clubhouse property if development of the inn does not occur.
Planning Report - Grenins Mississippi Hills; Oudot 8
Page 7
Grading and Drainage. The applicant has submitted grading and drainage plans. These
plans are subject to review and approval of the City Engineer.
Septic System and Well. The proposed grading plan illustrates the location of a septic
system and well to serve the clubhouse use. As a commercial property, the design and
installation of these systems for the clubhouse is subject to review and approval of the City
Engineer.
Park Dedication. The proposed preliminary/final plat requires dedication to the City's
park and trail system for the creation of one lot. The dedication for commercial uses is to
be in the form of 10% of the gross area being subdivided or 10% of the fair market value
of the undeveloped land.
CONCLUSION
The proposed development and preliminary/final plat of the Vintage Golf clubhouse is
generally consistent with the intent of development in the R -C District and other provisions
of the City's development regulations. The primary outstanding issue requiring additional
consideration is increased landscaping of the parking area. Other site details that must
be resolved include lighting, trash storage and landscape material storage. These issues
are all relatively minor and may be resolved at an administrative level base upon the
decision of City officials. Specific direction also is required regarding the proposed
preliminary/final plat and establishing the outlot for the applicant's planned inn.
PC. Mike Robertson
Elaine Beatty
Andy MacArthur
Larry Koshak
Chris Bulow
Planning Report - Grenins Mississippi Hills; Outlot 8
Page 8
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NORTHWEST ASSOCIATED CONSULTANTS
IPOINC COMMUNITY PLANNING - DESIGN - MARKET RESEARCH
110%PLANNING REPORT
TO: Otsego Mayor and City Council
Otsego Planning Commission
FROM: Daniel Licht
DATE: 16 September 1999
RE: Otsego - Pheasant Ridge; Final Plat
FILE NO.: 176.02 - 99.16
EXECUTIVE SUMMARY
Background
Arcon Development, Inc. has submitted an application for final plat approval of Pheasant
Ridge. The first addition consists of 45 lots within three blocks and two outlots. The
preliminary plat of Pheasant Ridge was approved by the City Council on July 23, 1999.
The subject site is within the Sanitary Sealer Service District and is zoned R-4, Residential
Single Family - Urban District. A PUD -CUP also regulates development of this parcel
establishing a front yard setback based upon the building pad location as part of a coving
design concept. Flexibility for 10 foot/ 5 foot side yard setbacks and minimum lot size was
also approved as part of the PUD -CUP.
Attached for Reference:
Exhibit A:
Site Location
Exhibit B:
Preliminary Plat
Exhibit C:
Final Plat
Exhibit D:
Grading Plan
Recommendation
The submitted Pheasant Ridge Final Plat that the application is consistent with the
approved preliminary plat, including all applicable conditions of approval and adopted City
Ordinances and policies. As such, our office recommends approval of the Pheasant Ridge
Final Plat, subject to the following conditions:
5775 WAYZATA BOULEVARD, SUITE 555 ST. LOUIS PARK, MINNESOTA 5541 6
PHONE 61 2-595-9636 FAX 612-595.9837 E-MAIL NAC@WINTERNET.COM
I . A phasing plan is submitted indicating the anticipated schedule for final platting the
remainder of the project for which a preliminary plat has been approved.
2. The applicant demonstrate how additional depth may be provided for future lots
incumbered by the UPA easement, consistent with the preliminary plat approval.
3. The City Engineer review and approve of all proposed street right-of-way and street
section designs.
4. The grading plan is revised to illustrate a 65 foot rear setback for double frontage
lots backing up to Page Avenue and 78th Street. All grading, drainage and utility
plans are subject to review and approval of the City Engineer.
5. The applicant shall submit construction plans as required by the Subdivision
Ordinance and Engineering Manual, subject to review and approval of the City
Engineer.
6. A park dedication fee in lieu of land in the amount of $48,375.00 is paid.
7. The applicant enter into a development contract with the City and post all required
escrows and securities, subject to review and approval of the City Attorney.
8. Comments of other City Staff.
ISSUES ANALYSIS
Consistency with Preliminary Plat. The proposed final plat is generally consistent with
the approved preliminary plat for Pheasant Ridge. The following summarize any changes:
Lots. The submitted final plat includes 45 lots. The lot designs are consistent with
those of the preliminary plat, except for minor revisions in the area of Lots 21-23,
Block 1, Lots 8-13, Block 2 and Lots 2 and 3, Block 3. The number of lots in this
area of the plat has not been changed. All lots are at least 12,000 square feet in
area and all lots measure at least 75 feet wide at the proposed front yard setback,
indicated by the building pad location. This flexibility was approved as part of the
PUD -CUP and preliminary plat.
Outlots. The proposed final plat includes two outlots. Outlot A represents the
northern portion of the project area, previously preliminary platted. Outlot B is that
portion of the project south of 78th Street for which the applicant has conceptually
shown as twi n home/town home units. This area has only been preliminary platted
as an outlot. Although not binding, the applicant should provide the City an
anticipated phasing plan.
Planning Report - Pheasant Ridge Final Plat
Page 2
Right -of -Way. The proposed final plat provides for the dedication of right-of-way
for the extension of 78th Street and Page Avenue adjacent to the project. Local
street right-of-ways provide for one intersection with 78th street. While the width
of the right-of-way is consistent with the requirements of the Engineering Manual,
the City Engineer had noted concern with the curve radii as part of the preliminary
plat review. This issue must be subject to further review and comment by the City
Engineer, with possible modification of the corner radii or modification to the street
sections. Finally, the street names illustrated on the final plat are consistent with
the approved preliminary plat and the County naming system, provided the final plat
is revised to indicate all streets as "N.E.".
Layout. The approval of the preliminary plat required that the applicant provide
additional depth for lots encumbered by the existing power line easement. In that
the proposed final plat is virtually the same as the preliminary plat, the applicant
should indicate how the additional lot depth can be provided. Although these
specific lots are not being platted as part of this application, the layout of 81st
Street may impact the ability to provided the additional lot depth.
Easements. The final plat illustrates all drainage and utility easements required by the
Subdivision Ordinance. This includes easements around the perimeter of individual lots
as well as easements overlaying ponding areas and wetlands. All proposed easements
are subject to review and approval of the City Engineer.
Grading and Drainage. Plans for grading and drainage of the final plat have been
submitted. These plans are subject to further review and approval by the City Engineer.
One note, the required rear yard setback from 78th Street Page Avenue is 65 feet for
double frontage lots due to that street being designated as a collector. The grading plan
indicates 30 foot rear setback as being required. The grading plan should be corrected
to illustrate the correct 65 foot rear setback requirement.
Construction Plans. The applicant will need to submitt construction plans for elements
of the project such as utilities, grading and drainage, sewer and watermain, storm sewer
and street construction. All of these plans are subject to review and approval of the City
Engineer for consistency with the provisions of the Subdivision Ordinance and Engineering
Manual.
Park Dedication. The applicant is required to dedicate $1,075.00 as combined park/trail
dedication in lieu of land per new lot. Based upon 45 new lots, the total dedication will be
$48,375.00 as part of this first phase of the project.
Development Contract. The applicant is required to enter into a development contract
with the City and post all securities, as well as provide the financial commitment for
sanitary sewer and water service as part of that contract. The development contract is
subject to review by the City Attorney and approval of the City Council.
Planning Report - Pheasant Ridge Final Plat
Page 3
CONCLUSION
The proposed Final Plat of Pheasant Ridge is generally consistent with the approved
preliminary plat of the project, including all applicable conditions of approval. Our office
specific recommendation regarding the application is outlined in the executive summary
of this report.
pc. Mike Robertson
Elaine Beatty
Andy MacArthur
Lary Koshak
Rick Packer
Planning Report - Pheasant Ridge Final Plat
Page 4
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