08-05-02 PCITEM 3. 1.
Review No. 1
ENGINEERING REVIEW
Hakanson Preliminary Plat
Acsln� for the City of Otsego
by
Hakanson Anderson Associates, Inc.
Submitted to: Mike Robertson, Administrator
cc: Judy Hudson, City Clerk,
Dan Licht, City Planner
Andy MacArthur, City Attorney
John Oliver & Associates, Inc.
Ken & Julie Nathe, Applicant
Mary Dare, Owner
Reviewed by:
Ronald J. Wagner, PE
Shane M. Nelson, EIT
Date:
July 31, 2002
Proposed
Development:
Highway 101 Garden Center
Street Location
of Property:
Part of the NW'/. of Section 23, Twp 121, Range 23,
Wright County.
Applicant:
Ken & Julie Nathe
19080 Lincoln Street NW
Elk River, MN 55330
Owner of Record: Mary Dare
5549 Bimini Drive
Minnetonka, MN 55343
Purpose: Rezone from A-1 (General Agricultural District and Subdistrict
"C" of the Wild, Scenic, Recreation River District) to PUD
Jurisdictional Agencies
(but not limited to): City of Otsego, Wright County
MN Department of Natural Resources
Permits Required
(but not limited to): NPDES
Considerations:
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INFORMATION AVAILABLE
Plan set dated July 17, 2002 by John Oliver & Associates, Inc.
Sheet 1 of 3 — Preliminary Plat
Sheet 2 of 3 — Preliminary Grading Plan
Sheet 3 of 3 — Preliminary Utility Plan
City of Otsego Engineering Manual, 2/27/01 revision
City of Otsego Zoning and Subdivision Ordinances as revised
National Wetlands Inventory Map 1991
City of Otsego Comprehensive Plan dated September 1998
REVIEW AND COMMENTS
PRELIMINARY PLAT
1. A minimum easement of 10' shall be provided on all lot lines for drainage and utilities.
(21-7-15)
2. Name, address, and phone number of the record owner and applicant shall be shown
on the plan. (21-6-2.A.3)
3. Show existing zoning classifications for land in and abutting the site. (21-6-2.B.2)
4. Identify adjoining land by ownership. (21-6-2.B.6)
5. Boundary lines to include bearings, distances, and curve data. (21-6-2.B.1)
6. Depict on plan the floodway zone as determined by FEMA.
7. The north 100 -year flood elevation of the Mississippi River shall be calculated by
interpolating between the elevation to the south and the elevation to the north. (The
property appears to be between the FEMA cross-sections I & H.)
8. Please label all contours at a minimum of 5' intervals.
PRELIMINARY GRADING PLAN
1. Pond shall have a 10:1 bench at the NWL and a minimum depth of 4' per City of
Otsego Standard Plate No. 404. Please revise. (5.0.E)
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2. Top of berm must be a minimum of 2' above the skimmer structure overflow
elevation.
3. The 100 -year flood elevations of the Mississippi River shall be called out on the
Grading Plan. Elevations shall be per the "without floodway" elevations set by FEMA.
4. Call out finished floor elevation of the proposed building. (21-6-2.C.10)
5. The driveway culvert shall be constructed with reinforced concrete pipe. (IV.2.b)
6. Erosion control measures shall comply with the Best Management Practices put out
by the Minnesota Pollution Control Agency.
7. The NWL of the pond does not agree with the invert elevation of the skimmer
structure. Please revise. A detail of the skimmer will be required.
8. Provide the typical section proposed for the parking lot, including the curb.
PRELIMINARY UTILITY PLAN
1. The elevation of the bottom of the rock bed for the septic system shall be at least 0.5'
above the 10 -year flood elevation of the Mississippi River (857.5 ±).
2. Septic system shall be in accordance with Minnesota Rules 7080.
HYDROLOGY
1. A curve number of 100 shall be used for the area of the pond at the NWL.
2. Provide a drainage map which delineates the drainage areas for proposed and
existing conditions. (7.0.A.4)
3. Peak discharge rates for the 2 -year and 100 -year frequency's may not be greater
than predevelopment conditions. Verify and submit computations. (5.0.E.6.a)
4. A permanent pool volume below the NWL shall be greater or equal to the runoff from
a 2.5" rainstorm. This requirement includes a 25% increase in storage to permit for
sediment storage. Please submit calculations. (5.0.E.1)
OTHER CONSIDERATIONS
1. A statement certifying the environmental condition of the site is required.
2. Submit a wetland delineation report for review, or provide a letter from a certified
wetland specialist acknowledging no wetlands are present within the platted area.
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ITEM 3.
ASS"I"10 CONSULTANTS, INC,
5775 Wayzata Boulevard, Suite 555, St. Louis Park, MN 55416
Telephone: 952.595.9636 Facsimile: 952.595.9837 planners@nacplanning.com
MEMORANDUM
TO: Otsego Mayor and City Council
Otsego Planning Commission
FROM: Daniel Licht
DATE: 31 July 2002
RE: Otsego - Hoofbeats and Heartbeats, Inc.; CUP Extension
NAC FILE: 176.02 - 02.28
BACKGROUND
The City of Otsego approved a conditional use permit on April 23, 2001 for a commercial
riding stable for Hoofbeats and Heartbeats, Inc. The CUP allowed for use of an existing
2,016 square foot pole barn for stabling horses and construction of a new 9,570 square
foot riding arena on property located at 12301 95 h Street NE.
Section 20-4-6 of the Zoning Ordinance requires that approved CUPs be fully implemented
within one year from the date of approval unless a 90 -day administrative extension is
granted or the Planning Commission and City Council approve an extension of up to one
year from the original date of approval.
The operator, Mrs. Linda Kreuser has notified City Staff on March 20, 2002 that the riding
arena has not been constructed as you are working to finalize the financial arrangements
for the project. A90 -day administrative extension to July 23, 2002 was approved on March
25, 2002. Mrs. Kreuser again notified City Staff on July 17, 2002 that the riding arena
had not been constructed and requested an additional nine month extension t April 23,
2003 to implement the CUP.
Exh_
A. Site Location
B. Letter dated July 17, 2002
C. Original CUP Findings of Fact
ANALYSIS
The basis for requiring CUP to be implemented within one year from the date of approval
is due to the potential for change over time. CUP applications are evaluated at a certain
point in time related to Comprehensive Plan policies, zoning requirements, area character,
and infrastructure capabilities to ensure compatibility and appropriate locations for certain
uses. The evaluation of these factors and related findings for allowing a conditional use
may not be the same several years removed from the original approval.
In reviewing this present request for an extension, the criteria outlined in Section 20-4-2.17
of the Zoning Ordinance provide an appropriate framework:
The proposed action's consistency with the specific policies and provisions of the
official City Comprehensive Plan.
Comment. The Comprehensive Plan has been updated since approval of the
original CUP. While the subject property is now included within the Urban Service
Area Reserve, is remains planned for continued agricultural uses. Further, the
subject site is some distance from either the east or west sanitary sewer service
district to make urban development unlikely within the immediate future. Commercial
riding stables are considered to be an agricultural use and would therefore be
consistent with the direction of the Comprehensive Plan, subject to applicable
performance standards.
2. The proposed use's compatibility with present and future land uses of the area.
Comment. The character of the area surrounding the subject site has not changed
significantly since approval of the CUP. Existing uses surround the subject site are
Predominately agricultural fields except for a 10 acre residential parcel immediately
to the east and four five -acre parcels with residential uses fronting Mason Avenue.
Provided that the applicable performance standards forcommercial stables are met,
the use on the western portion of the lot will likely be compatible.
3. The proposed use's conformity with all performance standards contained in the
Zoning Ordinance (i.e., parking, loading, noise, etc.).
Comment. The subject site is zoned A-1 District. Commercial stables are allowed
as a conditional use in the A-1 District. The use will be required to conform to the
specific performance standards for commercial stables outlined in Section 20-26-5
of the Zoning Ordinance consistent with the approved CUP.
4. The proposed use's effect upon the area in which it is proposed.
VA
Comment: As an agricultural use within an area planned for such uses, the
commercial stable should not cause any negative impacts, subject to applicable
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 property has access to CSAR 39, which is designated as a principal
arterial by the Comprehensive Plan. This roadway should have adequate capacity
to accommodate the proposed use, which is limited in intensity due to the number
of potential horses that can be stables on 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 proposed use is not anticipated to negatively impact the City's
service capabilities.
Given that the City's plans for the area have not changed and that the character of the
area is generally the same as when the original approval, we do not foresee any issues
with extending implementation of the CUP to April 23, 2003. Should the CUP not be fully
implemented by said date, the CUP will expire and the operator would need to reapply for
a CUP in order to operate the commercial stable and construct the riding arena.
CONCLUSION
Our office recommends approval of an extension to implement the CUP for Hoofbeats and
Heartbeats, Inc. to April 23, 2003 subject to all of the conditions attached thereto.
pc. Mike Robertson
Judy Hudson
Andy MacArthur
Linda Kreuser
3
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dicofZeab & O'featMeab, Qac.
1230195" Street NE, Elk River, MN 55330 Phone: 763-441-2274 Fax: 763-241-0210
July 17, 2002
City of Otsego
8899 Nashua Avenue NE
Otsego, MN 55330
Attention: Judy Hudson, City Clerk
Hoofbeats & Heartbeats, Inc. is working together with other community
organizations to build our indoor riding arena. At this time, we would like to apply
for our nine-month extension and get on your calendar to meet with the Planning
and Zoning Commission to update you on our progress. We may be able to
apply for our building permit shortly, but were not sure how to proceed with
applying for our extension.
Sincerely,
z�4c.2.r"h�
Linda S. Kreuser, President
Hoofbeats & Heartbeats, Inc.
EXHIBIT B
CITY OF
OTSEGO
WRIGHT COUNTY, M1 NESOTA
4-24-01
Conditional Use Permit
Findings of Fact
& Decision
Applicant: Hoofbeats & Heartbeats Inc.
Request: Consideration of a conditional use permit to establish a commercial riding stable for
therapeutic horseback riding on property owned by Linda and Greg Kreuser at 12301 95' Street
NE..
City Council Meeting Date: 23 April 2001
Findings of Fact: Based upon review of the application, the recommendation of the Planning
Commission and evidence received, the City Council of the City of Otsego now makes the
following findings of fact:
The legal description of the property is described by attached Exhibit A.
2. The 10 acre property lies within the Agriculture Preserve and is guided for agricultural land
uses by the 1998 Comprehensive Plan Update.
3. The property is zoned A-1, Agricultural Rural Service District; Commercial stables are
allowed within this District as a conditional use.
4. The Planning Commission and City Council must take into consideration the possible
effects of the condition use with their judgement based upon (but not limited to) the criteria
outlined in Section 20-4-2.F of the Zoning Ordinance:
A. The proposed action's consistency with the specific policies and provisions of the
official City Comprehensive Plan.
Finding: The subject property is within the northern portion of the Agricultural
Preserve and planned for continued agricultural uses. Commercial riding stables are
considered to be an agricultural use and would therefore be consistent with the
direction of the Comprehensive Plan, subject to applicable performance standards.
B. The proposed use's compatibility with present and future land uses of the area.
Finding. Existing uses surround the subject site are predominately agricultural fields
except for a 10 acre residential parcel immediately to the east and four five -acre
parcels with residential uses fronting Mason Avenue. The area surrounding. the
subject parcel is presently zoned A-1 District, including the adjacent residential uses,
and planned to continue at the same or similar intensity. Provided that the applicable
performance standards for commercial stables are met, the use on the western
portion of the lot will likely be compatible.
EXHIBIT r.
C. The proposed use's conformity with all performance standards contained in the
Zoning Ordinance (i.e., parking, loading, noise, etc.).
Finding: The use will be required to conform to the specific performance standards
for commercial stables outlined in Section 20-26-5 of the Zoning Ordinance.
D. The proposed use's effect upon the area in which it is proposed.
Finding: As an agricultural use within an area planned for such uses, the commercial
stable should not cause any negative impacts, subject to applicable performance
standards.
E. The proposed use's impact upon property values of the area in which it is proposed.
Finding: Although no study has been completed, the proposed use is not anticipated
to negatively impact area property values.
F. Traffic generation by the proposed use in relation to the capabilities of streets
serving the property.
Finding: The property has access to CSAH 39, which is designated as a principal
arterial by the Comprehensive Plan. This roadway should have adequate capacity
to accommodate the proposed use, which is limited in intensity due to the number
of potential horses that can be stables on the property.
G. 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.
Finding: The proposed use is not anticipated to negatively impact the City's service
capabilities.
5. The planning report dated 11 April 2001 prepared by the City Planner, Northwest
Associated Consultants, Inc., is incorporated herein.
6. The Otsego Planning Commission conducted a public hearing at their regular meeting on
16 April 2001 to consider the application, preceded by published and mailed notice. Upon
review of the application and evidence received, the Otsego Planning Commission closed
the public hearing and recommended by a 7-0 vote that the City Council approve the
conditional use permit based on the aforementioned findings.
Decision: Based on the foregoing information and applicable ordinances, the requested
conditional use permit is hereby approved based on the most current plan .and information
received to date, subject to the following conditions:
1. The use is operated in conformance with Section 20-26-5 of the Zoning Ordinance.
2
2 The maximum number of animal units that may be stabled on the subject property at any
time shall be ten (10).
3. The 2,016 sq. ft. pole barn is to be used to shelter the animals and no horses are to be
stabled within the riding arena.
4. The City Building Official shall inspect the existing pole barn to determine if it is in good
condition and suitable for sheltering animals.
5. Manure is to be stockpiled or applied in conformance with Section 20-27-10 of the Zoning
Ordinance and the applicant is to provide a manure management plan, subject to review
and approval of City Staff.
6. Access to CSAH 39 is subject to review and approval of Wright County and adequate
surfaced off-street parking areas are provided.
7. A landscape plan providing for a tree line along the west property line is to be provided and
installed, subject to review and approval of City Staff.
PASSED by the Otsego City Council this 23th day of April, 2001.
Attest:
CITY OF OTSEGO
By:
Larry Fournier, Mayor
Judy Hudson, Zoning Administrator/City Clerk
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