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09-02-03 PCITEM 3 -1 - NORTHWEST ASSOCIATED CONSULTANTS, INC. 5775 Wayzata Boulevard, Suite 555, St. Louis Park, MN 55416 Telephone: 952.595.9636 Facsimile: 952.595.9837 planners@nacplanning.com PLANNING REPORT TO: Otsego Planning Commission FROM: John Glomski / Daniel Licht, AICP RE: Otsego — Meneley Building Relocation CUP REPORT DATE: 26 August 2003 NAC FILE: 176.02 — 03.29 BACKGROUND Scott and Shelley Meneley are proposing to relocate an existing 63 by 40 foot pole building to a location on the applicant's property where a deteriorating building of similar size is in the process of being removed. The subject site, located at 9115 Nashua Avenue is approximately five acres in size and is zoned A-2, Agricultural -Long Range Urban Service District. Pole buildings are allowed as an accessory use, subject to meeting the performance standards of the Zoning Ordinance. However, Section 19 of the Zoning Ordinance requires consideration of a conditional use permit (CUP) for relocation of existing buildings to lots within the City. Exhibits: A. Site Location B. Site Plan C. Photos ANALYSIS Building Relocation. The existing 2,520 square foot pole building is allowed as a permitted accessory building within the A-2 District for parcels five acres in size or larger. The relocation of existing structures to lots within the City of Otsego require compliance with the performance standards outlined in Section 20-19-3 of the Zoning Ordinance, described as follows; A. Upon relocation, the building shall comply with the applicable requirements of the State Uniform Building Code. Comment: A building permit is required prior to relocation of any structure. Conformance with the Uniform Building Code should be made a condition of any approval, subject to review and approval of the Building Official. B. The proposed relocated building shall comply with the character of the neighborhood in which it is being relocated as determined by the City Council. Comment: The subject site is surrounded by a mixture of agricultural open space, institutional, and low density large lot single family residential uses. The proposed structure, if located in an appropriate manner, shouldn't have any negative effects on the character of the surrounding area. C. The relocated use will not result in a depreciation of the neighborhood or adjacent property values. Comment: Provided the structure is in conformance with applicable performance standards, no depreciation is anticipated. D. The relocated structure shall be similar to the market valuation of adjacent principal structures as determined by the City or County Assessor. Comment. The proposed structure to be relocated in as accessory structure. E. The relocated structure shall be ready for occupancy within six (6) months from the date of location on site. Comment: The proposed structure to be relocated is an accessory structure. Lot Standards. As previously stated, the site is zoned A-2, Agricultural — Long Range Urban Service District. The purpose of the A-2 District is to provide suitable areas to be retained and utilized for low density residential, open space, and/or agricultural uses and to prevent rapid urbanization. The subject site meets all lot requirements of the A-2 District. Accessory Structures. Section 20-16-4 of the Zoning Ordinance illustrates a number of regulations regarding the location, number, and size of accessory structures in the A-2 district. A residential dwelling in the A-2 district is allowed no more than two detached accessory structures on a site. The maximum amount of floor area of all detached accessory structures on the site is determined according to size of the lot. The lot area of the subject site is a little over five (5) acres in size. The ordinance allows lots between five and six acres in the A-2 district to have up to 3,500 square feet in total accessory structure floor area. Furthermore, accessory structures, other than a garage, are not allowed within the front yard and are not allowed to exceed the height of the principal structure. The applicant has informed staff that there are currently a number of accessory structures on the subject site. As such, as a condition of approval the applicant must submit a site plan showing the location and size of all detached accessory structures to be located on the site, including those to be removed in order to comply with the maximum number and floor area allowed for detached accessory buildings. CUP Criteria. In considering CUP applications, the Planning Commission and City Council must also take into consideration the possible adverse impacts of the building relocation based upon (but not limited to) the following factors outlines in Section 20-4- 2.F of the Zoning Ordinance: The proposed action's consistency with the specific policies and provisions of the official City Comprehensive Plan. Comment.- The relocation of the proposed pole building onto the subject site includes the removal of a deteriorating structure and provides the site the needed storage space for junk and debris scattered throughout the site. The applicant's have been recipients of code violations regarding junk and debris in the past. As a condition of approval, the site must be cleared of all code enforcement issues. 2. The proposed use's compatibility with present and future land uses of the area. Comment. The area is developed with a mix of low density single family residential uses and agricultural uses, which are planned to continue by the Comprehensive Plan. As such, the proposed use will be compatible with present and future land uses. 3. The proposed use's conformity with all performance standards contained in the Zoning Ordinance (i.e., parking, loading, noise, etc.). Comment. The relocated structure must conform to all performance standards as defined in the Zoning Ordinance. 4. The proposed use's effect upon the area in which it is proposed. Comment. The relocated pole building should have not have a negative effect upon the surrounding area. 5. The proposed uses 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. 3 6. Traffic generation by the proposed use in relation to the capabilities of streets serving the property. Comment: The proposed use is an accessory structure and will not generate any additional traffic than what exists now. 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 an accessory structure and will not have an impact upon the City's services. Security. Section 20-19-3 of the Zoning Ordinance requires that a security be posted for the relocation of existing structures. This security is required in part to cover any costs that may be incurred due to damage during the relocation as well as encourage completion of the project. Such a security as determined by the building official should be required as a condition of approval. Section 20-4-7 of the Zoning Ordinance also allows the City to require a security necessary to ensure compliance with the stipulations imposed as part of any CUP approval. Given the outstanding code violations for junk and debris on the property, an additional security as determined by the Zoning Administrator is to be required to ensure the resolution of existing code violations and removal of any existing building as necessary to bring the site into compliance with the accessory building provisions of the Zoning Ordinance. CONCLUSION The proposed relocation of an existing pole building to 9115 Nashua Drive is generally consistent with the requirements for building relocations as outlined within the Zoning Ordinance. Further, the relocated building will provide for improvement of the property and address existing code compliance issues. As such, our office recommends approval of the requested CUP, subject to the following conditions: A building permit is applied for and approved by the Building Official prior to relocation of the structure. 2. The applicant must submit a dimensioned site plan of the entire site, showing the location and dimensions of the proposed and existing detached accessory structures. 3. There is to be no more than two (2) detached accessory buildings on the subject site with not more than 3,500 square feet of total floor area. 4 4. The applicant must submit information confirming that the height of the proposed accessory structure does not exceed that of the existing principal structure. 5. The applicant must address all outstanding code enforcement violations, including junk, debris (old desks) located within the site prior to relocation of the proposed structure. 6. A security as required by Section 20-19-3 of the Zoning Ordinance is posted as determined by the building official. 7. A security as determined by the Zoning Administrator is posted per Section 20-4- 7 of the Zoning Ordinance to ensure compliance with accessory building requirements and resolution of all existing code violations. 8. Comments of other City Staff. PC. Mike Robertson Judy Hudson Andy MacArthur Ron Wagner Scott and Shelley Meneley J MOO co Cn Z 0) U) c = il-ot"I II r O n O z EXHIBIT A f� 4a � J'J ur 1 ,- - -[NE Corner 287.89 SE 1/4-Sw i �/ 1 \� - ` `�► \' B,% Section 17,. wires 1 — _ — — _ _ t \ T Power olas v��` 66' Rood E=wnent County Rood DMcripipar m • 69 , No. 40 0, W �a. I Z GOm ` Cr - - 0 Li j Ck I t 'o '� l �V ♦\ • 1 q6 I t S T _ - t- 1 • 9 � (n 1 � -t � 1 I/ I W •�6 L I t t t �o lO W do T\ �� cc 1 � Z \` �Ob C; ' W o z I J i v C1� cn N TREES �, HSF N � PP � �C IBIT B :7PROPOSEDI, DTII Iry n " -. 12"Moole EXHIBIT C ITEM 3 -2 - NORTHWEST ASSOCIATED CONSULTANTS, INC. 5775 Wayzata Boulevard, Suite 555, St. Louis Park, MN 55416 Telephone: 952.595.9636 Facsimile: 952.595.9837 planners@nacplanning.com PLANNING REPORT TO: FROM: RE: REPORT DATE: NAC FILE: BACKGROUND Otsego Planning Commission Daniel Licht, AICP Otsego — Swenson Accessory Bldg PUD -CUP Amendment 27 August 2003 ACTION DATE: 27 September 2003 (60 -days) 176.02-03. CITY FILE: 2003 - Carl and Joy Swenson reside at the farmstead on Lot 4, Block 1 of Mississippi Pines. This farmstead was part of the original parent parcel that was subdivided under the City's R -C, Residential Rural Open Space Cluster District to create the Mississippi Pines neighborhood. The farmstead consists of a single family dwelling and four traditional agricultural buildings. The applicant is proposing to refurbish a number of the existing buildings with new roofs, windows and exterior paint. The applicant's plans for the property also involve removal of several of the existing barns and silos that are either beyond repair or too costly to repair and maintain. However, the number and area of detached accessory buildings on the subject site exceeds that which is allowed within the R -C District making the buildings non -conforming. The applicant has applied for an amendment to the PUD -CUP governing Mississippi Pines to make allowance for the number and area of the buildings that are to remain as important to the rural character the R -C District is intended to preserve. Exhibits: A. Site Location B. Site Plan ANALYSIS Accessory Buildings. Section 20-16-4.13.6 of the Zoning Ordinance allows the subject site two detached accessory buildings. The floor area of any single detached accessory building may not exceed 1,500 square feet and the maximum floor area of all detached accessory structures may not exceed 2,000 square feet for the 10 acre property. If the subject site were within the A-1 or A-2 District, up to two detached buildings would be allowed with up to 6,000 square feet of floor area and no maximum size for any one building. As indicated on the applicant's building plan, they wish to maintain four detached accessory buildings. The area of three of these buildings is greater than 1,500 square feet and the total floor area is approximately 9,500 square feet. As non -conforming structures, the intent of the Zoning Ordinance is that the buildings be removed over time in order to bring the property into compliance with the current allowances for accessory buildings. The applicant is requesting allowance for the buildings to be retained under a PUD -CUP, thus changing their existing non -conforming status making such investments in their preservation justifiable. R -C District. The City established the R -C District following the Comprehensive Plan update process in 1998 for the purpose of allowing a development pattern that preserved rural identify along with contiguous open spaces. The Zoning Ordinance specifically encourages creative application of the R -C District so long as the purpose of the District is maintained. Criteria. In considering the requested PUD -CUP amendment, the Planning Commission is asked to consider the criteria outlined in Section 20-4-2.F of the Zoning Ordinance: The proposed action's consistency with the specific policies and provisions of the official City Comprehensive Plan. Comment. The City established the R -C District to be implemented for the area north of CSAH 39 in order to preserve an area within the City with a rural character and scenic open space as part of the 1998 Comprehensive Plan Update. The Mississippi Pines subdivision was approved in 2000 under the R -C District performance standards. The design of the subdivision provided for a sweeping open space along CSAH 39 to the east of the applicant's subject site with new development located beyond a ridgeline to the north to minimize its visibility. The traditional barns on the applicant's property are a significant landmark of the area, especially the northern most buildings near the top of the ridgeline. 0) Traditional barns such as those on the applicant's property were constructed from the mid 1850s to the 1960s and are characteristic of rural areas in Wright County. The materials used to build these barns together with changes in agricultural practices and growing urban development make bams such as the applicant's a vanishing element from the rural landscape. In order to preserve an important part of Otsego's historic character, preservation of the applicant's buildings through the provisions of the R -C District would be considered to be consistent with the provisions of the Zoning Ordinance. 2. The proposed use's compatibility with present and future land uses of the area. Comment: The maintenance of the existing buildings on the 10 acre lot will not present any compatibility issues provided that they are used in a manner consistent with a principal residential use of the property. 3. The proposed use's conformity with all performance standards contained in the Zoning Ordinance (i.e., parking, loading, noise, etc.). Comment. With exception to the non -conforming status of buildings related to number, floor area per building, and total floor area addressed by the PUD-CUO, the existing buildings meet all other applicable performance standards. 4. The proposed use's effect upon the area in which it is proposed. Comment: The existing buildings are an identifiable landmark of this area of the City and would contribute to the preservation of rural character for this neighborhood. 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 proposed use is not anticipated to generate any additional traffic. 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. 3 CONCLUSION Within the context of the City's rural residential preserve, a case can be made that the applicant's traditional barns are an important element of the area's rural character to be maintained through PUD -CUP flexibility. The primary concerns related to the request would be limitations on the use of the buildings to ensure that they are secondary to the principal residential use of the property. If the Planning Commission concurs with this interpretation, we recommend approval of the application as outlined below. A. Motion to approve a PUD -CUP amendment to allow for four detached accessory structures with a floor area not to exceed 9,500 square feet for Lot 4, Block 1 of Mississippi Pines based on a finding that preservation of the existing barns is consistent with the intent of the Comprehensive Plan and R -C District, subject to the following conditions: 1. Modification to the exterior of any of the existing buildings that would alter their traditional agricultural appearance shall require amendment of the PUD -CUP. Such modifications shall include (but not be limited to) changes to the roof line or pitch, changes to the building footprint, or replacement or reconstruction of the entire structure. Maintenance items such as painting, siding, window or door replacement, roof replacements and the like shall not require a PUD -CUP amendment. 2. Use of the buildings is limited to those customary and incidental to residential uses and may include the keeping of farm animals as allowed by the Otsego Zoning Ordinance. The buildings shall not be used in the conduct of any business, home extended business or warehousing activities. 3. Comments of other City Staff. B. Motion to deny the application based on a finding that the request is inconsistent with the provisions of the Comprehensive Plan: C. Motion to table the request. pc. Mike Robertson Judy Hudson Andy MacArthur Ron Wagner Carl and Joy Swenson 4 NAC. ON THE GREAT RIVER ROAD TO SE z., W4 kil a 00-0 .00 ,'Q/rte LN5 ROPER 14 C N '00st goosf 4,900s ul L18E Sf 'D W4 kil a 00-0 .00 ,'Q/rte ITEM 3_3_ NORTHWEST ASSOCIATED CONSULTANTS, INC. 5775 Wayzata Boulevard, Suite 555, St. Louis Park, MN 55416 Telephone: 952.595.9636 Facsimile: 952.595.9837 planners@nacplanning.com PLANNING REPORT TO: Otsego Planning Commission FROM: John Glomski / Daniel Licht, AICP RE: Otsego — Jansen Building Relocation CUP REPORT DATE: 26 August 2003 ACTION DATE: 11 October 2003 NAC FILE: 176.02 — 03.28 CITY FILE: 2003-40 BACKGROUND Patrick and Carolyn Jansen are proposing to relocate an existing single family dwelling to 14576 84th Street NE (Lot 9, Block 1, Vassuer's Oak Grove Estates 2nd Addition), which is presently developed with a manufactured home. The subject site is zoned R-3, Residential — Long Range Urban Service District. Single family uses are a permitted use in this District. However, Section 19 of the Zoning Ordinance requires consideration of a conditional use permit (CUP) for relocation of existing buildings to lots within the City. Exhibits: A. Site Location B. Site Plan C. Photos ANALYSIS Existing Structures. The applicant is proposing to remove the existing manufactured home. Removal of the existing structure will be required prior to issuance of an occupancy permit for the relocated dwelling. Building Relocation. The relocation of existing structures to lots within the City of Otsego require compliance with the performance standards outlined in Section 20-19-3 of the Zoning Ordinance, described as follows; A. Upon relocation, the building shall comply with the applicable requirements of the State Uniform Building Code. Comment: A building permit is required prior to relocation of any structure. Conformance with the Uniform Building Code should be made a condition of any approval, subject to review and approval of the Building Official. B. The proposed relocated building shall comply with the character of the neighborhood in which it is being relocated as determined by the City Council. Comment: The subject neighborhood is fully developed with single family dwellings consisting of a mix of manufactured housing and stick built structures. The structure to be located on the property is stick -built and will be consistent with the character of the neighborhood. C. The relocated use will not result in a depreciation of the neighborhood or adjacent property values. Comment: Provided the structure has a similar character and site improvements as adjacent dwellings and is in conformance with applicable performance standards, no depreciation is anticipated. D. The relocated structure shall be similar to the market valuation of adjacent principal structures as determined by the City or County Assessor. Comment: The manufactured home currently on the property has an estimated building value of $21,700. The relocated structure is expected to have a value at least comparable to, if not higher than, other properties in the area. E. The relocated structure shall be ready for occupancy within six (6) months from the date of location on site. Comment: This requirement should be made a condition of approval. Lot Standards. The site is zoned R-3, Residential Long Range Urban Service District. The purpose of the R-3 District is to provide for low to medium density single family detached dwelling units and complementary uses. The following table illustrates the required performance standards for the R-3 District as compared to the standards being proposed. 2 Lot Area Lot Width Lot Depth Lot Cover Building Height Setback Front Side Rear Required 1 acre 150 feet 100 feet 30% 2.5 stories 35 feet 10 feet 35 feet Proposed 1 acre 150 feet 291 feet 5% 1 story Approx. 30 feet Approx. 30 feet Approx. 190 feet 2 As seen from the above table, the proposed structure meets most all of the performance standards in the R-3 District, with the exception of required 35 foot front yard setback off of 84th Street. The subject lot is a through lot in that it fronts on two public streets (84th Street and 85th Street). The Zoning Ordinance requires that through lots meet the front yard setback requirements on each of the sides abutting a street. As a condition of approval, the structure must meet the required 35 foot front yard setback from the property line. Single Family Dwelling Standards. Section 20-17-11 of the Zoning Ordinance outlines minimum design standards for single family uses, which apply to this application. The basic requirements are for a perimeter foundation, minimum dimensions of 30 feet by 24 feet, a shingled roof, and minimum overhangs of 1 foot. Based upon the information provided by the applicant, the proposed structure to be relocated on the subject site is in conformance with these requirements. CUP Criteria. In considering CUP applications, the Planning Commission must also take into consideration the possible adverse impacts of the building relocation based upon (but not limited to) the following factors outlines in Section 20-4-2.F of the Zoning Ordinance: 1. The proposed action's consistency with the specific policies and provisions of the official City Comprehensive Plan. Comment. The City's Comprehensive Plan consists of policy's that support the upgrading of neighborhoods while preserving its character. The proposed relocation of a larger single family home on a lot that currently includes a manufactured home appears to meet this policy. 2. The proposed use's compatibility with present and future land uses of the area. Comment: The area is developed with low density single family residential uses, which are planned to continue by the Comprehensive Plan. As such, the proposed use will be compatible with present and future land uses. 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 and relocated structure conform to all performance standards, with the exception of the 35 foot front yard setback requirement. The site plan must be redesigned to meet this requirement and a certificate of survey is necessary to document compliance. 4. The proposed use's effect upon the area in which it is proposed. 3 Comment: The relocated single family use on the property may be considered an improvement of the property from its existing condition and therefore anticipated to have a positive effect on the neighborhood. 5. The proposed uses 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 relocated structure will access off of 84th Street and will not generate traffic beyond the capabilities of streets serving the subject 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 have a negative impact to the City's service capacity. Utilities. The applicant will be required to upgrade or replace the existing septic system and well if found to be failing or non -conforming. These systems are subject to review and approval of the City Building Official. Security. Section 20-19-3 of the Zoning Ordinance requires that a security be posted for the relocation of existing structures. This security is required in part to cover any costs that may be incurred due to damage during the relocation as well as encourage completion of the project. Such a security as determined by the building official should be required as a condition of approval. CONCLUSION The proposed relocation of an existing single family dwelling to Lot 9, Block 1, Vassuer's Oak Grove Estates 2nd Addition is consistent with the requirements for building relocations as outlined within the Zoning Ordinance. As such, our office recommends approval of the requested CUP, subject to the following conditions: 1. A building permit is applied for and approved by the Building Official prior to relocation of the structure. 4 2. The relocated structure shall be ready for occupancy within six (6) months from the date of location on the site, subject to approval of the Building Official. 3. An occupancy permit for the relocated structure shall not be issued until such time as all existing structures and debris are removed from the property. 4. The structure must meet all setback requirements, including the 35 foot front yard setback from the front property line adjacent to 84th Street. 5. The applicant is to submit a certificate of survey identifying the building, septic system and well locations. 6 The design of an on-site septic system and well are a subject to review and approval of the Building Official. 7. A security as required by Section 20-19-3 of the Zoning Ordinance as determined by the building official is posted. 8. Comments of other City Staff. PC. Mike Robertson Judy Hudson Andy MacArthur Ron Wagner Patrick and Carolyn Jansen 5 x cn o � m EXHIBIT A 88.5 T" -ST. Eoc c ac Lot 9, Block 1, VASSEURS OAK GRM ESTATES 2ND ADDITION Proposed building Information must be checked with approved building plan before excavation and construction. he only easements shown are from plals or record or Information provided by ilent. Fhb hereby certify that this Is a true and correct representation of a survey of the wundanes of the above descnbed land and the location of all buildings and vis. e encroachments, it any, from or on said land. wrveyed by us this 3rd day of September 19 93 Signed F -04E fiF I�T'Z g4TH ST. u) v 1 !1) 0 A Raymond A. Prasch * Minn. Reg. No. Established in 1962 LOT SURVEYS COIWPANY, INC. INVOICE N0, 35255 F. B. NO. 600-42 LAND SURVEYORS SCALE 1" a 40' REGISTERED UNDER LAWS OF STATE OF MINNESOTA 0 Denolet Iron Monument 7801 - 73rd Avenue North 660.3093 o Denotes Wood Hub Set For ExCGratlon Only MinneepoW, Minnesota 66428 x000.0 Denotes Existing Elevation ODenotes Proposed Elevation E+ Denotes Surface Drainage Proposed Top of Block Proposed Garage Floor Proposed Lowest Floor Type of Building - 88.5 T" -ST. Eoc c ac Lot 9, Block 1, VASSEURS OAK GRM ESTATES 2ND ADDITION Proposed building Information must be checked with approved building plan before excavation and construction. he only easements shown are from plals or record or Information provided by ilent. Fhb hereby certify that this Is a true and correct representation of a survey of the wundanes of the above descnbed land and the location of all buildings and vis. e encroachments, it any, from or on said land. wrveyed by us this 3rd day of September 19 93 Signed F -04E fiF I�T'Z g4TH ST. u) v 1 !1) 0 A Raymond A. Prasch * Minn. Reg. No. x., S. Mp .., Y � LT];� s - NO ITEM 3.4_ NORTHWEST ASSOCIATED CONSULTANTS, INC. 5775 Wayzata Boulevard, Suit Telephone: 952.595.9636 Facsimile: PLANNING REPORT Suite 555, St. Louis Park, MN 55416 952.595.9837 planners@nacplanning.com TO: Otsego Planning Commission FROM: John Glomski / Daniel Licht, AICP RE: Otsego — Torgerson Building Relocation CUP REPORT DATE: 26 August 2003 ACTION DATE: 10 October 2003 NAC FILE: 176.02 — 03.30 CITY FILE: 2003- BACKGROUND 003- BACKGROUND Wayne and Diane Torgerson are proposing to relocate an existing single family dwelling to 13912 80th St. NE, which is presently developed with a manufactured home, a detached garage and two sheds. The subject site is zoned R-3, Residential — Long Range Urban Service District (General) and is also within the Shoreland Overlay District of an unnamed recreational development lake. Single family uses are permitted within this District. Section 19 of the Zoning Ordinance requires consideration of a conditional use permit (CUP) for relocation of existing buildings to lots within the City. The applicant is proposing to remove the existing manufactured home and locate the new home approximately 30 feet to the north. The existing 968 square foot detached garage is to remain. The applicant intends to extend the existing driveway around the east side of the existing detached garage to the new attached garage. A. Site Location B. Site Survey C. Photos ANALYSIS Building Relocation. The relocation of existing structures to lots within the City of Otsego require compliance with the performance standards outlined in Section 20-19-3 of the Zoning Ordinance, described as follows; A. Upon relocation, the building shall comply with the applicable requirements of the State Uniform Building Code. Comment: A building permit is required prior to relocation of any structure. Conformance with the Uniform Building Code should be made a condition of any approval, subject to review and approval of the Building Official. B. The proposed relocated building shall comply with the character of the neighborhood in which it is being relocated as determined by the City Council. Comment: The neighborhood is fully developed with single family dwellings consisting of a mix of manufactured housing and stick built structures. The structure to be located on the property is stick -built and will be consistent with this character. C. The relocated use will not result in a depreciation of the neighborhood or adjacent property values. Comment: Provided the structure is in conformance with applicable performance standards, no depreciation is anticipated. D. The relocated structure shall be similar to the market valuation of adjacent principal structures as determined by the City or County Assessor. Comment: The structure currently on the property has an assessed value of $8,900. The relocated structure is expected to have a value comparable, if not higher than, other properties in the area. E. The relocated structure shall be ready for occupancy within six (6) months from the date of location on site. Comment: This requirement should be made a condition of approval. Lot Standards. As previously stated, the site is zoned R-3, Residential Long Range Urban Service District. The following table illustrates the required performance standards for the R-3 District. These standards are more restrictive than those required by the Shoreland Overlay District, except for impervious surface, because the lot does not have a riparian frontage. - As shown in the above table, the proposed relocation of the single family structure on the subject site will meet all lot and building requirements for the R-3 district. 2 Lot Area Lot Width Lot Depth Impervious Surface Building Height Setback Front Side Rear Required 1 acre 150 feet 100 feet 25% 2.5 stories 35 feet 35/15 20 feet Proposed 1 acre 203 feet 234 feet 6% 1 story 105 feet 55/85 55 feet As shown in the above table, the proposed relocation of the single family structure on the subject site will meet all lot and building requirements for the R-3 district. 2 Accessory Structures. As previously stated, the site consists of an existing detached garage and two accessory sheds. Upon relocation of the proposed single family structure, the existing detached garage, which is proposed to remain as is, will be located within the front yard of the site. As outlined in Section 20-16-4 of the Zoning Ordinance, a detached accessory garage is allowed within the front yard provided it meets the required front yard setback. The existing detached garage will meet this requirement. The Zoning Ordinance allows for only two detached accessory structures to be located on a residential lot. As previously stated, two accessory sheds are currently located on the site, in addition to the detached garage . As such, one of the two sheds must be removed from the site. The remaining shed must conform to the following performance standards of the Zoning Ordinance; The shed must be located within the side or rear yard, to the rear of the principal structure. Accessory structures, other than garages, are not allowed within the front yard. The shed must be located at least 10 feet from the west and north property lines and at least 35 feet from the east property line. • The total area of all detached accessory buildings may not exceed 1,000 square feet. CUP Criteria. In considering CUP applications, the Planning Commission and City Council must also take into consideration the possible adverse impacts of the building relocation based upon (but not limited to) the following factors outlined in Section 20-4-2.F of the Zoning Ordinance: 1. The proposed action's consistency with the specific policies and provisions of the official City Comprehensive Plan. Comment. The City's Comprehensive Plan includes policy's that support the upgrading of neighborhoods while preserving their character. The proposed relocation of a larger single family home is supported by this policy. 2. The proposed use's compatibility with present and future land uses of the area. Comment. The area is developed with low density single family residential uses, which are planned to continue by the Comprehensive Plan. As such, the proposed use will be compatible with present and future land uses. 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 and relocated structure conforms to all requirements of the Zoning Ordinance, subject to one of the existing sheds being removed from the site and all accessory structures being at least 10 feet from a property line. 4. The proposed use's effect upon the area in which it is proposed. Comment: The relocated single family use on the property may be considered an improvement of the property from its existing condition and therefore anticipated to have a positive effect on the neighborhood. 5. The proposed uses 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 relocated structure will access off of 80th Street and will not generate traffic beyond the capabilities of streets serving the subject 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 have a negative impact upon the City's service capacity. Security. Section 20-19-3 of the Zoning Ordinance requires that a security be posted for the relocation of existing structures. This security is required in part to cover any costs that may be incurred due to damage during the relocation as well as encourage completion of the project. Such a security as determined by the building official should be required as a condition of approval. 4 CONCLUSION The proposed relocation of a single family dwelling to 13912 80th Street is generally consistent with the requirements for building relocations as outlined within the Zoning Ordinance. As such, our office recommends approval of the requested CUP, subject to the following conditions: 1. A building permit is applied for and approved by the Building Official prior to relocation of the structure. 2. One of the existing detached accessory structures is to be removed from the site and the remaining detached accessory buildings are to meet all performance standards for accessory structures. 3. The relocated structure shall be ready for occupancy within six (6) months from the date of location on the site, subject to approval of the Building Official 4. An occupancy permit for the relocated structure shall not be issued until such time as all existing structures and debris are removed from the property. 5. The applicant is to submit a certificate of survey identifying the building, septic system and well locations. 6. The design of an on-site septic system and well are subject to the review and approval of the Building Official. 7. A security as required by Section 20-19-3 of the Zoning Ordinance as determined by the building official is posted. 8. Comments of other City Staff. PC. Mike Robertson Judy Hudson Andy MacArthur Ron Wagner Wayne and Diane Torgerson 5 L' w O N co O rt CD 0 V m r O n n O z EXHIBIT A SG4 SURVEY FOE: Mr_ ;Jayne Torgersan 13912 80th St. o+�or�-m.c • --- s�cva�s Otsego, Minnesota. ..vo a�+o oevuawmrr oamarw..n (612) 421-9125 13621 vwEwoao LwE owvTv . vs+ S53= DESCRIPTION: Lot lb, Block 2, �f VASSAURES OAK GROVE ESTATES 3RD' -ADDITION, Jlhj� Cicy of Otsego, Wright County, Minnesota. o Denotes Iron Monuments sec 30 / f✓ / 4-1 IfM ?.P { y i•- ter- --.�-- � ._ _ :"'; tj C Gain 9 t PP ` i� iii 0 � ^ Nom/-!- � �l � �.. -` �!�• 44-3 � � 5 �Pv/vert sgi � 4.6 • - eawl Edge 'f 3/ul >4V E- I hereby certify that this survey vas prepared by me or under my direct supervision and 1 that I a duly Licensed Professional Land Surveyor under the laws of the State of Minnesoc Dated J 9, 1998. By G�-r Minneosta License NO. 12267 f-1. EXHIBIT B i EXHIBIT C ITEM 3_5 - NORTHWEST ASSOCIATED CONSULTANTS, INC. 5775 Wayzata Boulevard, Suite 555, St. Louis Park, MN 55416 Telephone: 952.595.9636 Facsimile: 952.595.9837 planners@nacplanning.com PLANNING REPORT TO: FROM: RE: REPORT DATE: NAC FILE: BACKGROUND Otsego Planning Commission Daniel Licht, AICP Otsego — Otsego West Preliminary Plat 26 August 2003 176.02 — 03.27 ACTION DATE CITY FILE 11 October 2003 2003-42 Otsego West, LLC has submitted plans for a single family residential subdivision to be known as "Otsego West". The proposed subdivisiori consists of 144 single family lots and three outlots on 70 acres located south of 67th Street between MacIver Avenue and MacAlister Avenue. The subject site is guided for low density residential land use within the west sanitary sewer service district established by the Comprehensive Plan. The property is currently zoned A-1, Agriculture Rural Service Area District. The applicant's request involves consideration of a Zoning Map amendment rezoning the site to R-4, Residential Urban Single Family District and preliminary plat. Exhibits: A. Site Location B. Preliminary Plat C. Preliminary Grading Plan D. Utility Plan E. Phasing Plan ANALYSIS Plat Name. The proposed plat name "Otsego West" is similar to other plats previously recorded within the City and also similar to the designation of the west sanitary sewer service district. As such, we recommend the developer choose an alternative name. Zoning. The proposed subdivision is to be developed under the requirements of the City's R-4 District, which allows for traditional suburban -sized single family lots. In evaluating the request to amend the Zoning Map, the Planning Commission and City Council are asked to base their decision upon (but not limited to) the factors outlined in Section 20-3-21 of the Zoning Ordinance: 1. The proposed action's consistency with the specific policies and provisions of the official City Comprehensive Plan. Comment. The subject site is guided by the Comprehensive Plan for low density residential uses. Low density residential use is defined as having less than four units per gross acre and generally consisting of single family housing. The proposed development is all single family housing on lots larger than 12,000 square feet with a density of 2.0 units per acre. The proposed preliminaryplat adds to the available single family lots within the west sanitary sewer service district balancing the housing supply. 2. The proposed use's compatibility with present and future land uses of the area. Comment. The subject site is surrounded by the following existing and planned land uses: Direction Land Use Plan Zoning Map Existing Use North LD Residential A-1 District Agriculture East Agriculture A-2 District A-1 District Agriculture South LD Residential A-1 District Agriculture West LD Residential R-6 District Zimmer Farms The Zimmer Farms plat provides for transition to single family uses such as proposed for the subject site. Similar uses may be expected to develop to the north and south of the subject site. Future use of the areas east of the subject site, which are outside of the west sanitary sewer service district, have not been determined. 3. The proposed use's conformity with all performance standards contained in the Zoning Ordinance (i.e., parking, loading, noise, etc.). Comment: The proposed preliminary plat will be required to meet all applicable performance standards. 4. The proposed use's effect upon the area in which it is proposed. Comment: The proposed preliminary plat is a logical extension of urban development utilizing infrastructure being installed as part of the Martin Farms and Zimmer Farms developments. 2 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 proposed preliminary plat will have access to an upgraded Maclver Avenue, which will be the primary collector street for development in the west sanitary sewer service district. 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 anticipated to provide for more full utilization of planned infrastructure improvements being installed as part of the Martin Farms and Zimmer Farms developments. Access. The subject site currently has access via 67th Street, which is a gravel rural section roadway extending between MacIver Avenue and MacAlister Avenue. D.R. Horton will be replacing the segment of 67th Street within the Zimmer Farms plat to the west with their first phase. The applicant will be required to improve 67th Street from Zimmer Farms to the intersection of Avenue D with their first phase at their cost. The expectation is that development of the Kolles property to the north will allow for relocation of 67th Street with more of a curvilinear design to avoid a straight roadway from the east edge of Zimmer Farms to MacAlister Avenue while also providing direct lot access. The development agreement will include a provision stating that vacation of the existing 67th Street right-of-way will be turned back entirely to the property to the north for relocation of the road. As a consequence, the lots within Block 2 will be limited to accessing only Street 3. Secondary access to the proposed development will be available with one intra - neighborhood street between the subject site and Zimmer Farms along their common boundaries. Two connections from the proposed development are provided to lands to the east and one connection is provided to the south to ensure appropriate access and circulation. Section 21-7-3.B of the Subdivision Ordinance limits block length to not more than 1,200 feet to further ensure adequate access and circulation. Blocks 1/5 and 4 exceed this requirement. The length of Blocks 1 and 5 (which also includes the park parcel) is the result of two five acre lots previously divided from the northwest corner of the subject site and provision of the neighborhood park. The length of Block 4 is due to the 3 location of a wetland and proposed ponding areas. The length of Block 4 could be reduced based on the revision of the ponding areas at the southeast corner of the property and shifting the street extension to the east farther north. The location of the street extension to the north is subject to the City Engineer's review for impacts to the wetland that may extend into the adjacent property. Lot Requirements. The table below illustrates the lot requirements of the R-4 District. All of the proposed lots meet the basic R-4 District requirements. The grading plan identifies building pads that are within 40 feet of the large wetland in the east -central portion of the plat. The preliminary plat must be revised to identify the wetlands and minimum 40 foot principal building setback required by Section 20-16-9.E.4 of the Zoning Ordinance. Minimum Minimum Lot Minimum Lot Setbacks Lot Area Width Depth Front Side Rear Wetland 12, 000sf. 75ft. 150ft. 35ft. 10ft. 20ft. 40ft. Park and Trail Dedication. The preliminary plat includes a proposed 7.17 acre parcel to be dedicated as public park land in full satisfaction of the requirements of Section 21- 7-18 of the Subdivision Ordinance. This park is intended to provide neighborhood service to this development as well as adjacent properties with a trail connection provided from Zimmer Farms to the west. As identified on the grading plan, the parcel is reasonably level and suitable for park use. There is a small wetland area within the site that is part of a larger wetland on the properties to the north, which will not impact use of the property. Utilities. Sanitary sewer and water service to the subject site is contingent upon construction of the trunk facilities as part of the Martin Farms and Zimmer Farms subdivisions. As such, approval of the application must be subject to approval of the first addition final plats for Martin Farms and Zimmer Farms and execution of the development contracts. The submitted utility plan is subject to review and approval of the City Engineer. Grading. The applicant has submitted a grading plan for the proposed subdivision including stormwater drainage facilities and three ponding areas. The preliminary plat should be revised to extend the lot lines within Block 4 to include Outlot A, which would be overlaid by drainage and utility easement. An oversized easement must be provided along the side lot lines at a minimum of one location to provide maintenance access. The preliminary plat should also be given to revising the southeast corner of the plat such that the ponds within Outlots B and C are connected and located at the rear of buildable lots to maximize residential street frontage. The grading plan is subject to review and approval of the City Engineer. LI The grading plan identifies four wetlands. The grading plan must be revised to provide for a 20 foot natural buffer around the east -central wetland with an overlying conservation easement as required by Section 20-16-9.E.4 of the Zoning Ordinance. Two smaller wetlands are proposed to be filled as part of the grading plan. Wetland impacts are subject to the criteria in Section 20-16-9.E.3 of the Zoning Ordinance and appropriate mitigation, subject to review and approval of the City Engineer. Easements. The preliminary plat illustrates required perimeter easements for each lot as required by the Subdivision Ordinance. Easements must also be provided over all ponding areas, wetlands, drainageways, or stormwater utilities. All easements are subject to review and approval of the City Engineer. Phasing Plan. The applicant has submitted a phasing plan that indicates they will begin development of the project at the north end of the site with 42 lots. Two additional phases are anticipated with 63 lots and 39 lots respectively. The phasing plan should be revised to provide for extension of Avenue D and dedication of the park parcel with the first phase. Development Contract. Approval of a preliminary plat does not guarantee sanitary sewer capacity, which is only allocated to approved final plats with executed development agreements. Upon approval of the preliminary plat and subsequent final plat application, the applicant must enter into a development contract with the City and pay all applicable fees and securities. The development agreement is subject to review and approval of the City Attorney. CONCLUSION The proposed development adds to the supply of suburban -sized single family lots consistent with the anticipated land use pattern and housing balance of the west sanitary sewer service district. Overall, the proposed preliminary plat of Otsego West is generally consistent with the Otsego Comprehensive Plan and development regulations. Our office recommends approval of the Zoning Map amendment and preliminary plat applications as outlined below. Decision 1 — Zoning Map Amendment A. Motion to approve a Zoning Map amendment rezoning the subject site from A-1 District to R-4 District based upon a finding that the request is consistent with the Comprehensive Plan. B. Motion to deny the application based on a finding that the request is inconsistent with the policies of the Comprehensive Plan. 5 C. Motion to table the request. Decision 2 — Preliminary Plat A. Motion to approve the Otsego West Preliminary Plat, subject to the following conditions: 1. Approval of the preliminary plat does not guarantee access to sanitary sewer capacity. Sanitary sewer capacity shall be allocated only to approved final plats with executed development contracts to assure the City of timely development. 2. A final plat application shall not be approved prior to final plat approval and execution of development contracts for the Martin Farms and Zimmer Farms subdivisions to provide for extension of sanitary sewer and water utilities to serve the subject site. 3. The applicant shall improve 67th Street to a local urban section from the east line of Zimmer Farms to its intersection with Avenue D. Lots within Block 2 shall access only to Street 3 to allow for future relocation of 67th Street. The applicant shall agree that future vacation of the existing 67th Street right-of-way is to be turned back entirely to the property to the north to provide for relocation of the roadway within that parcel. 4. The preliminary plat is revised to provide the two ponding areas at the south east corner of the subject site within the rear yards of lots with access to the east provided at a location meeting the 1,200 block length limit established by the Subdivision Ordinance. The preliminary plat is also revised to extend the side lot lines within Block 4 to include the ponding area currently within Outlot A. 5. The preliminary plat is revised to illustrate a 40 foot principal building setback from all wetland areas as required by Section 20-16-9.E of the Zoning Ordinance. 6. The applicant shall provide for extension of Avenue D the full frontage of the park parcel and dedication of the park parcel with the first phase final plat. 7. All grading, utilities and easements are subject to review and approval of the City Engineer. 8. The applicant shall enter into a development contract upon approval of a final plat and pay all applicable fees and securities, subject to review and approval of the City Attorney. 0 9. Comments of other City Staff. B. Motion to deny the application based on a finding that the request is inconsistent with the Comprehensive Plan, Zoning Ordinance and Subdivision Ordinance. PC. Mike Robertson Judy Hudson Andy MacArthur Ron Wagner Mike Leuer/Ralph Munsterteiger Scott Dahlke Floyd and Beverly Roden John Kolles 7 NAC BAYEMAPDAU PROVDEDRY ■.. Anderson Assoc.,Inc. PREPARED OCTOBER 2001 NOTE: THIS MAP IS FOR PLANNING PURPOSES ONLY AND SHOULD NOT BE USED FOR EXACT MEASUREMENT. mOTSEGO —+ ON THE GREAT RIVER ROAD D PAM TRAIL CONNECTI N J FUTURE VACATION LEVE OPM T 5 uugpy R)!K RELOEMH IRIS -I? N.4 14h oENvry (cRosi .au): zR v.n./an -.. RES MTK li,,,, SWL1E EM.Ei OiS , REW»fYENK 'Pahlo t 211 •REw l m sr ulwu�Y OEPiY'OR'� 3OOU R EXTEND LOT LINES TO INCLUDE POND �Y E� ALL ......-•...... ta, mm W, b NM p' PROVIDE ACCESS REVISE TO LOCATE PONDS IN REAR YARDS LOTS AREA TABLE SKEET INDEX Sheet 1 - Pr.G .,, Plat Shael 2 - E,i,Ug Co,Mitio,s Sheet J - Cl -di -9. 01eine9e. ewe E,.,i,, Control Sheet . - Utility Plan Sh.el S - Ph... Fan EXHIBIT B LEUE.R— MUNSTERTEIGER PROPERRES. IRC. 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Date: August 26, 2003 Proposed Development: Roden Property Street Location of Property: A portion of the W '/z of Section 31, T121, R23. 70.0 Acres, South of 67th Street NE and between Maciver Avenue NE and Macallister Avenue NE. Applicant: Otsego West, LLC Developer: Otsego West, LLC Owners of Record: Floyd Roden Purpose: A proposed 144 single family residential homes development on 70.0 acres in the City of Otsego, Wright County, Minnesota. The proposed development will be served with municipal water, sanitary sewer, storm sewer and public streets typical of an urban setting. Jurisdictional Agencies: City of Otsego, Wright County, Minnesota Department of (but not limited to) Health, Minnesota Department of Natural Resources, Minnesota Pollution Control Agency Permits Required: NPDES (but not limited to) \\Ha01\Shared Docs\MunicipaMotsego2xxx\2270\ot2270RVW1.doc TABLE OF CONTENTS INFORMATION AVAILABLE EXISTING CONDITIONS SUBDIVISION CONFIGURATION, LOT SIZE, DENSITY STREETS PRELIMINARY PLAT TRAFFIC/ACCESS ISSUE WETLANDS SURFACE WATER MANAGEMENT SANITARY SEWER COLLECTION SYSTEM WATER DISTRIBUTION SYSTEM ENVIRONMENTAL OTHER CONSIDERATIONS SUMMARY AND/OR RECOMMENDATION \1Ha01\Shared Docs\Municipal\ Aotsego2xxx122701ot2270RVW1.doe INFORMATION AVAILABLE Preliminary Plat, 8/5/03, by Quality Site Design, LLC Existing Conditions Plan, 8/5/03, by Quality Site Design, LLC Preliminary Grading, Drainage and Erosion Control Plan, 8/5/03, by Quality Site Design, LLC Existing Conditions Plan, 8/5/03, by Quality Site Design, LLC Preliminary Utility Plan, 8/5/03, by Quality Site Design, LLC Phase Plan, 8/5/03, by Quality Site Design, LLC City of Otsego Engineering Manual Minnesota Rules, Chapter 4410 — EAW Requirement Trunk Stormwater Facilities Study for Portions of the Otsego Creek Watershed, February 2003 City of Otsego Zoning and Subdivision Ordinances, 10/14/02 National Wetland Inventory Map, 1991 EXISTING CONDITIONS 1. Existing zoning classifications for land in and abutting the subdivision shall be shown on the plan. (21-6-2.B.2.) 2. Boundary lines of adjoining unsubdivided and subdivided land, identified by name and ownership, shall be shown within 150 feet of the plat. (21-6-2.B.6.) 3. Existing 100 -year flood elevations shall be shown on the plan. (21-6-2.B.9.) 4. Half section lines shall be clearly depicted and labeled on the plan. (21-6-2.A.2.) 5. Name, address, and phone number of the record owner shall be called out on the plan. (21-6-2.A.3.) SUBDIVISION CONFIGURATION, LOT SIZE, DENSITY 1. Blocks shall not exceed 1200 feet. (21-7-3.B.) We recommend adding a street connection from Avenue D to the east plat line to reduce the length of Block 4. Page 1 \\Ha01\Shared Docs\Municipal\Aotsego2xxx\2270\ot2270RVw1.doc STREETS 1. Street names shall be in accordance with the existing street name system. (See redlines) 2. Typical sections shall be shown on the plan. Typical sections shall be in accordance with City of Otsego Standard Plate No. 112. (21-6-2.C.1.) 3. Proposed street centerline gradients shall be shown on the plan. (21-6-2.C.1.) PRELIMINARY PLAT 1. Include a vicinity map. (21-6-2.A.5.) 2. The ROW shall be rounded at intersections parallel to back of curb. (111.13.) 3. Proposed grading (contours) of the site shall be depicted on the Preliminary Grading, Drainage and Erosion Control Plan. Also to be stipulated are the garage floor, first floor, and basement elevations of all structures. (21-6-2.C.13.) TRAFFIC/ACCESS ISSUE 1. Access will be provided to the first phase via 67th Street NE. We recommend that 67'' Street NE be upgraded to City standards from the portion that D.R. Horton is upgrading to the plat entrance. WETLANDS 1. Avoidance of wetlands must be attempted. If wetlands must be disturbed or filled they must be mitigated as per WCA requirements. (20-16-9.E.2.) 2. A protective buffer of natural vegetation at least 20' wide from the delineated edge shall surround all wetlands. A principal building setback of 40' from the delineated edge of all wetlands or 20' from the protective buffer easement, whichever is greater, shall be provided. (20-16-9.E.) SURFACE WATER MANAGEMENT 1. Access routes shall be provided to each of the skimmer structures and/or storm sewers. Access routes shall have a minimum width of 10' and shall be overlaid with a 20' drainage & utility easement. 2. Provisions shall be made for through site drainage from adjacent properties. Trunk storm sewer shall be constructed in accordance with the Trunk Stormwater Facilities Study for Portions of the Otsego Creek Watershed, dated February 2003, by Hakanson Anderson Associates, Inc. Credit will be given for trunk facilities. Page 2 \1Ha01\Shared Docs\Municipal\Aotsego2xxx\2270\ot2270RVW1.doc 3. Storm water ponds shall be in accordance with City of Otsego Standard Plate No. 404. As depicted in the standard plate, a flat top berm shall be provided with a minimum of 1' of freeboard from the top of the berm to the 100 -year elevation. 4. Submit a stormwater drainage/hydrology report for review. SANITARY SEWER COLLECTION SYSTEM 1. The current plan for the sanitary sewer is not in accordance with the comprehensive plan. The southern 2/3 (approximately) of the proposed plat shall flow to the south to the future lift station. The first phase will require completion of portions of sanitary sewer in Zimmer Farms and Martin Farms. Future phases will require a lift station (possibly temporary) and forcemain. Please revise plan and resubmit for review. WATER DISTRIBUTION SYSTEM 1. Minimum size lateral watermain shall be 8". 2. Hydrant spacing shall be a minimum of 500 feet for single-family residential subdivisions. ENVIRONMENTAL 1. A statement certifying the environmental condition of the site shall be submitted. (21- 6-2.B.10.) OTHER CONSIDERATIONS 1. Benchmarks shall be shown on the Existing Conditions Plan and Preliminary Grading, Drainage and Erosion Control Plan (see page 7 Section 111.14 of Engineering Manual). 2. Submit a geotechnical report for review. The geotechnical report shall include pavement recommendations. (21-6-2.6.11.) SUMMARY AND/OR RECOMMENDATION We recommend approval contingent on the above comments being addressed. Page 3 \\Ha01\Shared Docs\Municipa[\Aotsego2xxx\2270\o,2270RVW1.doc