11-17-03 PCNORTHWEST 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: Daniel Licht, AICP
DATE: 7 November 2003
RE: Otsego — Maple Hill; Rezoning/Preliminary Plat
NAC FILE: 176.02 — 03.38
BACKGROUND
Mr. Brad Paumen has submitted an application for preliminary plat approval for 17
single family lots in a rural open space cluster neighborhood to be known as Maple Hill.
The 51.25 acre site is located at the northwest corner of Kadler Avenue and CSAH 39
and currently developed with one single family home. The subject site is designated for
rural residential land use by the Comprehensive Plan and is currently zoned A-1,
Agriculture Rural Service Area District. The applicant's request involves consideration
of a Zoning Map amendment rezoning the subject site to R -C, Residential Rural Open
Space Cluster District and a preliminary plat. A public hearing has been noticed for 17
November 2003 to consider the applications and receive public comment.
Exhibits.-
A.
xhibits:
A. Site Location
B. Preliminary Plat
C. Grading Plan
ANALYSIS
Zoning. The proposed subdivision is to be developed under the requirements of the R-
C District. Section 20-3-21 of the Zoning Ordinance states that consideration of
requests for a Zoning Map amendment are to be based upon (but not limited to) the
following criteria:
1. The proposed action's consistency with the specific policies and provisions of the
official City Comprehensive Plan.
Comment: The Comprehensive Plan establishes the rural residential preserve
for this area of the City to encourage development of unique single family
neighborhoods that incorporate natural or rural character elements. The
proposed development is consistent with the intent of the Comprehensive Plan.
2. The proposed use's compatibility with present and future land uses of the area.
Comment. The subject site is surrounded by the following uses. The proposed
single family lots are consistent with the character of surrounding uses.
Furthermore, the design of the proposed subdivision provides required open
space as a buffer between the planned lots and existing residences.
Direction
Land Use Plan
Zoning Map
Existing Use
North
Rural Residential
R -C District
Single Family—
East
Rural Residential
A-1 District
R -C District
Single Family
Sin le Family
South
Rural Residential
A- —District
Agriculture
Sin le amil
West
Rural Residential
R -C District
Single Family
Open Space
3. The proposed use's conformity with all performance standards contained in the
Zoning Ordinance (i.e., parking, loading, noise, etc.).
Comment: The proposed use will conform to all applicable performance
standards.
4. The proposed use's effect upon the area in which it is proposed.
Comment: The proposed development will create another unique neighborhood
in the rural residential preserve area, as well as provide for improvement of an
existing traffic issue of vehicle speeds on Kadler Avenue.
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 additional traffic
beyond the capabilities of streets serving the property.
2
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.
Density. The Comprehensive Plan and Section 20-60-6 of the Zoning Ordinance
establish a base density of four dwelling units per 40 acres for R -C District Subdivisions.
The Zoning Ordinance allows the density to be increased up to as much as 12 dwelling
units per 40 acres as incentive to encourage creative site designs and amenities. With
a gross area of 49.87 acres (excluding existing right-of-way), the number of allowed
units is between five and 15 dwellings. The preliminary plat must be revised to include
not more than 15 lots, subject to further approval of the Planning Commission and City
Council. In addition, the existing dwelling on Outlot C must be removed.
Access. The subject site has frontage to Kadler Avenue and CSAH 39. Access to the
subdivision will only be from Kadler Avenue. The City has received many complaints
about vehicle speed on Kadler Avenue which is a straight road section with many
houses fronting it north of CSAH 39. To address this issue, City staff is recommending
that the southern end of Kalder Avenue be realigned to create an intersection within this
plat. The proposed curve in Kadler Avenue and required turn will serve to slow traffic
somewhat in this area. The applicant will be required to reconstruct Kadler Avenue as
shown on the submitted plans at their cost in exchange for R -C District density bonuses
over the base four units per 40 acres. The applicant will also need to extend any
driveways on the east side of Kadler to intersect the new street. The need to relocate
the existing trail along the east side of Kadler Avenue should be reviewed by the City
Engineer.
Kadler Avenue will be the only access to the development. Secondary access to the
subdivision would be possible through Outlot I of Mississippi Pines, which is still owned
by Emmerich Construction, Inc. Extension of a street through Outlot I would likely
require the City to pursue condemnation on behalf of the applicant, at the applicant's
expense. To avoid these costs and to avoid overpaying Emmerich Development, Inc.
for land that has little value, our office is suggesting a divided street section to access
the development from Kadler Avenue. This street section would start to the west of the
new Kadler Avenue intersection and open to a 90 foot right-of-way with one-way 22 foot
drive aisles divided by a 14 foot median. The separation of the drive aisles for the street
would, in our opinion, adequately address the public safety issue of only one access
while adding a unique gateway into and out of the neighborhood. The City Engineer
should review if the drive aisles can be reduced in width further to increase the size of
the median. The median should be planted with a mix of trees. Also, the 90 foot right-
of-way should taper to a standard 60 feet by the Kadler Avenue intersection extended to
the east towards CSAR 39.
3
Open Space. Subdivisions within the R -C District are required to provide 50 percent of
the net developable area of a parcel as permanent open space. The gross area of the
subject site is 51.25 acres, which includes 1.38 acres of existing road easement. There
are no wetlands or other undevelopable areas on the subject site, making the net area
49.87 acres. Fifty percent of the net area of the subject site that must be set aside as
permanent open space is 24.94 acres. The preliminary plat provides 22.11 acres of
open space, which is 2.83 acres of land less than required, as the applicant subtracted
new right-of-way from the gross area of the plat to determine the net developable area.
The configuration of the open space is similar to Mississippi Pines, the majority of the
open space is along CSAH 39, which with removal of the existing dwelling will provide
for a natural view available to the public. The houses will be tucked towards the
northwest corner of the site, with perimeter open space along the west, north and east
plat lines providing a buffer between this neighborhood and established residences.
The applicant intends to provide pedestrian corridors through the open space, although
the size of Outlot C may lend itself to more active uses. Based on the requirement that
two lots be eliminated to conform with density allowances in the R -C District, we
recommend that Lot 5, Block 4 along the west edge of the plat is removed to allow
through access to Outlot A along the south lot line and to create separation from the
open space within Mississippi Pines. Outlot D should be eliminated and dedicated as
right-of-way. The design and proposed use of the required open space is quite positive
and consistent with the requirements of Section 20-60-7 of the Zoning Ordinance.
Lot Requirements. The table below outlines applicable R -C District lot requirements:
Lot Area
Lot Width Lot Depth Setbacks
Min. Max.
Front Side Rear
Required 1.0ac. 2.5ac.
100ft. 150ft. 35ft. loft. 50ft.
Proposed 1.0ac. 2.9ac.
132ft. 214ft. 35ft. 15ft. 50ft.
The preliminary plat must be revised to reduce the area of Lot 1 (2.92 acres) and Lot 5
(3.44 acres) of Block 1 to not more than 2.5 acres. The preliminary plat must also be
revised to indicate a 10 foot side yard setback consistent with requirements of the R -C
District. All other lot requirements are complied with and each lot has a suitable building
envelope_
Blocks. Section 21-7-3.B of the Subdivision Ordinance states that blocks are to be at
least 300 feet and a maximum of 1,200 feet in length. Block 1 exceeds the maximum
block length requirement due to the configuration of surrounding properties, which is
therefore acceptable. All other blocks conform to the requirements of the Subdivision
Ordinance. Please note that our office added the block designations to the exhibits
attached to this report. The preliminary plat must be revised to designate block
numbers.
4
Park and Trail Dedication. The City's Park and Trail Plan does not anticipate any park
facilities in the area of the subject site. As such, the park and trail dedication
requirements of Section 21-7-18 of the Subdivision Ordinance will be satisfied as a cash
fee in lieu of land. Section 21-7-18.1.1 of the Subdivision Ordinance establishes a cash
fee in lieu of land for residential developments of $2,100.00 per dwelling. With a
maximum of 15 lots allowed, the required cash fee in lieu of land is $31,500.00 and
must be paid at the time the development contract is executed.
Easements. Section 21-7-15 of the Subdivision Ordinance requires 10 foot easements
at the perimeter of all lots, which may overlay side lot lines five feet on each side. The
preliminary plat illustrates perimeter easements for each of the single family lots. The
easements along side lot lines are 12 feet (six feet each side) and may be reduced to
10 feet consistent with the Subdivision Ordinance. A conservation easement is also
required to overlay Outlots A, B and C for the permanent preservation of the required
open space. All easements are subject to further review by the City Engineer.
Grading. The applicant has submitted a grading plan for the preliminary plat. The
subject site has no wetlands, so the wetland buffer requirements are not applicable.
The grading plan is subject to review and approval of the City Engineer.
Utilities. The proposed single family lots will be served by individual on-site septic and
well systems. Plans for the utilities are subject to review and approval of the City
Engineer.
Development Contract. The applicant is required to enter into a development contract
with the City following approval of a final plat. The development contract is subject to
the City Attorney.
CONCLUSION
The proposed Maple Hill preliminary plat provides the City a second project to be
creatively developed under the intent and provisions of the R -C District. While there are
several issues to be corrected, we believe that these can be addressed prior to final plat
application and will not substantially alter the character of the development. As such,
our office recommends approval of the Zoning Map amendment and preliminary plat 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 -C District based on a finding that the request is consistent with the
Comprehensive Plan.
5
B. Motion to deny the request based on a finding that the application is inconsistent
with the Comprehensive Plan.
C. Motion to table the application.
Decision 2 — Preliminary Plat
A. Motion to approve the preliminary plat of Maple Hill, subject to the following
conditions:
1. The preliminary plat is revised to provide not more than 15 single family
lots, including specifically elimination of Lot 5, Block 4 to provide access to
Outlot A.
2. The existing dwelling and all accessory buildings located in the area of
Outlot C shall be demolished.
3. The applicant shall construct Kadler Avenue at their expense as shown of
the submitted plans, including extension of any existing driveways on the
east side of the roadway.
4. The preliminary plat shall provide 24.94 acres of open space to be
overlaid by conservation easement.
5. Outlot D shall be eliminated and this area dedicated as public right-of-way.
6. The preliminary plat is revised such that no lot exceeds 2.5 acres in area
and to illustrate a side yard setback requirement of 10 feet consistent with
Section 20-60-8 of the Zoning Ordinance.
7. The preliminary plat must be revised to designate block numbers.
8. A landscape plan for the public street median and the area currently
shown as Outlot D providing a mix of trees is submitted and is subject to
review and approval of City Staff.
9. The applicant shall pay a cash fee in lieu of land to satisfy park dedication
requirements at the time of final plat approval.
10. All street designs, grading plans, utilities, and easements are subject to
review and approval of the City Engineer.
11. Comments of other City Staff.
on
B. Motion to deny the request based on a finding that the application is inconsistent
with the Comprehensive Plan, Zoning Ordinance and Subdivision Ordinance.
PC. Mike Robertson, City Adminstrator
Judy Hudson, City Clerk/ Zoning Administrator
Andy MacArthur, City Attorney
Ron Wagner, City Engineer
Brad Paumen, Applicant
John and Rhonda Dial, 7310 75th Circle North, Brooklyn Park, MN 55428
Timothy and Kim Stalock, 9720 Kalder Avenue NE, Monticello, MN 55362
John and Heather Lundebrek, 15399 81St Court NE, Elk River MN 55330
Alpine Homes, Inc., PO Box 249, St. Michael, MN 55376
Chris and Angela Yonak, 9770 Kadler Avenue NE, Monticello MN 55362
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ON THE GREAT RIVER ROAD
Review No. 1
ENGINEERING REVIEW
Hakanson Residential Subdivision
Anderson for the City of Otsego
Assoc., Inc.
by
Hakanson Anderson Associates, Inc.
Submitted to: Honorable Mayor and City Council
cc: Mike Robertson, Administrator
Judy Hudson, City Clerk
Dan Licht, City Planner
Andy MacArthur, City Attorney
Wurm-Paumen Properties, LLC
Jon Wilczek, P.E., Meyer-Rohlin, Inc.
Reviewed by: Ronald J. Wagner, P.E.
Shane M. Nelson, E.I.T.
Date: November 12, 2003
Proposed
Development: Maple Hill
Street Location
of Property: A portion of the NE'/4 of Section 15, T121, R24
51.25 acres north of CSAH 39 and west of Kadler Ave NE
Applicant: Bradley Paumen
Wurm-Paumen Properties, Inc.
7550 Co. Rd. 37 NW
Maple Lake, MN 55358
(612) 221-0603
Developer: Wurm-Paumen Properties, Inc.
Owners of Record: Elvin and Marian Alexander
988095 th Street NE
Monticello, MN 55362
Purpose: Maple Hill is a proposed 17 lot single family residential
development on 51.25 acres in the City of Otsego, Wright
County, Minnesota.
Jurisdictional
Agencies:
(but not limited to)
Permits Required
(but not limited to)
City of Otsego,
Minnesota Pollution Control Agency
NPDES
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TABLE OF CONTENTS
INFORMATION AVAILABLE
SUBDIVISION CONFIGURATION, LOT SIZE, DENSITY
STREETS
PRELIMINARY PLAT
GRADING PLAN
WETLANDS
SURFACE WATER MANAGEMENT
TRAFFIC/ACCESS ISSUE
ENVIRONMENTAL
OTHER CONSIDERATIONS
SUMMARY AND/OR RECOMMENDATION
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INFORMATION AVAILABLE
Preliminary Plat for Maple Hill, 10/28/03, by Meyer-Rohlin, Inc.
Existing Conditions, 10/28/03, by Meyer-Rohlin, Inc.
Grading Plan for Maple Hill, 10/28/03, by Meyer-Rohlin, Inc.
Street Profiles for Maple Hill, 10/28/03, by Meyer-Rohlin, Inc.
Wetland Determination, 9/25/03, by Miller Environmental, Inc.
Soil Investigation for On -Site Wastewater Systems, 10/23/03, by Miller Environmental, Inc.
City of Otsego Engineering Manual
Minnesota Rules, Chapter 4410 — EAW Requirement
City of Otsego Zoning and Subdivision Ordinances, 10/14/02
National Wetland Inventory Map, 1991
SUBDIVISION CONFIGURATION LOT SIZE DENSITY
1. Revise the plan to depict not more than 15 lots. (20-6-6)
2. Revise plan such that maximum lot area is 2.5 acres. (20-60-8.B.1)
STREETS
1. Streets shall be constructed to City standards. Bituminous shall be Mn/DOT 2350.
Class 5 shall be 100% crushed. (See Standard Plate No. 100, March 2003)
2. We recommend a raised landscaped median with concrete curb and gutter for the
divided roadway. We would recommend that the divided roadway begin after the
intersection with Kadler Avenue NE.
3. The plan shall depict access for the existing residences to Kadler Avenue NE.
4. Horizontal curve data shall be called out on the plan. (21-6-2.C.1)
5. Street names shall be in accordance with the existing street name system. (21-7-
7.Q.2)
6. Vertical curves shall be per Mn/DOT guidelines for 30 mph design. (Eng. Manual,
Appendix D, 4.02)
Page 1
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PRELIMINARY PLAT
1. The record owner shall be called out on the plan. (21-6-2.A.3)
2. Location of section lines and section corners shall be depicted on the plan. (21-6-
2.A.2)
3. The ROW shall be rounded at intersections parallel to edge of pavement. (Eng.
Manual, 111.13)
4. 10' drainage & utility perimeter easements shall be provided for all lots. (21-7-15.A)
5. Side yard setback (10') shall be depicted on the plan. (21-6-2.C.7)
6. Show block numbers on the plan. (21-6-2.C.6)
GRADING PLAN
1. Erosion control practices shall be adhered to as guided by the Best Management
Practices Manual, published by the MPCA.
a.) Show silt fence and any other erosion control devices that will be used.
b.) Bale checks shall be installed at all downstream ends of culverts and in
ditches as necessary to minimize erosion.
2. Minimum size cross culvert is 24" RCP. Please revise.
3. We recommend that the primary and secondary drain field sites for the on-site sewer
system be contiguous. (Ex. Lot 3, Block 2)
4. Type of house, first floor elevation, low floor elevation, and lowest opening elevation
shall be called out for all lots. (21-6-2.C.13)
5. Sedimentation basins will be required and shall be depicted on the plan. We
anticipate at least two sedimentation basins will be provided. The north
sedimentation basin shall be sized for back-to-back 100 -year events, as point
discharge will not be allowed. The south sedimentation basin may outlet to the
southwest corner of the plat to the existing culvert at Jandel Ave NE and CSAH 39.
6. The grading shall be depicted such that all depression/low spots have positive
drainage away from them. The plan currently depicts a depression on Lots 1 and 2,
Block 2 that is not drained.
7. All buildable lots shall have a building pad area that is 1.5' (MIN.) above the street.
(21-7-4.C)
8. Benchmarks shall be called out on the plan. (See Page 7, Section 111.14 of
Engineering Manual)
Page 2
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WETLANDS
1. It has been determined that no wetlands are present on the site.
SURFACE WATER MANAGEMENT
1. A complete stormwater drainage report shall submitted as outlined in the City of
Otsego Engineering Guidelines, Appendix C, Policy on Stormwater Drainage
Submittal Requirements for Developers.
2. Runoff shall be directed to a sedimentaion basin before allowed to enter the natural
drainage system. (21-7-16.F)
TRAFFIC/ACCESS ISSUE
1. Access will be provided to the site by Kadler Avenue NE. Realignment of Kadler
Avenue NE will be required by the developer.
ENVIRONMENTAL
1. A statement certifying the environmental condition of the site is required. (21-6-
2.B.11)
OTHER CONSIDERATIONS
1. Submit a geotechnical report for review. (21-6-2.13.11) Geotechnical report shall
include a stabilometer R -value.
SUMMARY AND/OR RECOMMENDATION
We recommend approval contingent on the above comments.
Page 3
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