02-17-04 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: John Glomski / Daniel Licht
DATE: 11 February 2004
RE: Otsego — Arbor Place; Rezoning/Preliminary Plat
NAC FILE: 176.02 — 04.01
BACKGROUND
OhW. LLC, has submitted an application for a residential subdivision consisting of 11
single family lots, one of which includes an existing single family home. The subject site
is five acres in area and is located just south of 80 h Street, east of Lander Avenue and
north of 79th Street. The subject site is located within the west sanitary sewer district
area and is guided for low density residential land uses by the Comprehensive Plan.
The property is currently zoned A-1, Agriculture Rural Service Area. The applicant is
requesting to rezone the site to R-6, Residential townhouse, Quadraminium, and Low
Density Multiple Family District.
Exhibits.-
xhibits:A.
A.
Site Location Map
B.
Planning Staff Sketch Drawing
C.
Preliminary Plat
D.
Grading Plan
E.
Utility Plan
ANALYSIS
Zoning. The subject site is currently zoned A-1 District, consistent with the interim
land use plan provisions of the Comprehensive Plan. The applicant is requesting to
rezone the five acre site to the R-6 District, which allows for small lot single family uses.
The site abuts R-6 District residential development to both the west and south. When
considering the request for rezoning, Section 20-3-2.F of the Zoning Ordinance directs
the Planning Commission and City Council to consider the following factors as part of
their decision.
The proposed action's consistency with the specific policies and provisions of the
official City Comprehensive Plan.
Comment: The subject site is located within the west sanitary sewer district
and is planned for low density residential use by the Comprehensive Plan. The
Comprehensive Plan defines low density residential use as having less than four
units per gross acre. The proposed development consists of eleven single family
lots with an average lot size of 14,287 square feet and a gross density of 2.2
dwellings per acre. The type of use and density is consistent with the
Comprehensive Plan.
2. The proposed use's compatibility with present and future land uses of the area.
Comment: The site is consistent with the adjacent R-6 single family residential
development within the Arbor Creek Subdivision. The site abuts an undeveloped
area to the east. Planning Staff has prepared a sketch plan to shown how that
area may be subdivided in the future. Section 20-27-9 of the Zoning Ordinance,
restricts new dwelling units from being constructed within 1,000 feet of any
animal building on a registered feedlot. The Barthel Feedlot to the northwest of
the site is no longer a registered operation. The subject site is outside of the
1, 000 foot setback from the Beming feedlot to the northeast of the site.
3. The proposed use's conformity with all performance standards contained within
the Zoning Ordinance.
Comment: The preliminary plat will be required to conform with all applicable
performance standards outlined in the Zoning Ordinance, Subdivision Ordinance,
and Engineering Manual. Consistency with these performance standards will be
evaluated in subsequent paragraphs.
4. The proposed use's effect upon the area in which it is proposed.
Comment: The proposed use is consistent in character with the area in which
it is proposed and will not have a negative impact upon the area.
5. The proposed use's impact upon property values of the area in which it is
proposed.
Comment: The proposed use is not anticipated to negatively impact area
property values.
6. Traffic generation of the proposed use in relation to capabilities of streets serving
the property.
I
Comment: The preliminary plat is to be adequately served by existing and
planned public streets serving the property.
7. The proposed use's impact upon existing public services and facilities including
parks, school's, streets, and utilities, and its potential to overburden the City's
service capacity.
Comment: The Comprehensive plan anticipates the development of the
proposed use.
Lot Requirements. Based on anticipated approval of the rezoning of the subject site to
the R-6 district, the eleven single family residential lots will be subject to the lot area
requirements illustrated in the table below. All of the lots exceed the minimum lot area,
lot width, and lot depth requirements.
District
Minimum Lot
Area
Minimum Lot
Width
Minimum Lot
Depth
R-6 District
9,000 sf.
60 ft.
100 ft.
Setbacks. The following table illustrates the lot setback requirements for the R-6
district. Lots 1-5 of Block 1 are all double frontage lots. 80th Street is designated as a
collector street, therefore Lots 1-5 of Block 1 are subject to the 65 foot setback
requirement.
Front
Arterial/Collector Street 65 ft.
Local Street 35 ft.
Side
Interior 10 ft.
Corner 35 ft.
Rear
Interior 20 ft.
Double Frontage 35 ft.
Access / Circulation. The proposed preliminary plat shows an east -west street off "
of Lander Avenue NE connecting to a north -south extension of Large Avenue NE. The
applicant must revise the plat to show the east -west street as a through street and
stubbed for future connection to the east. It has been directed by the City Engineer that
this east -west street be named 79th Lane. Our office has provided a sketch drawing to
illustrate how the east -west connection (791h Lane) could continue on and serve the
area to the east of the subject site.
The existing single family home on Lot 1 of Block 1 has an existing access off of 80th
Street. Due to the location and orientation of the attached garage, access to the
existing dwelling cannot be moved from 80th Street. Lots 2 — 5 of Block 1 must access
from the south off of the newly created public road.
3
The proposed streets are public streets with 60 foot right-of-way for local streets
consistent with the Engineering Manual. The preliminary plat will need to be revised to
illustrate sidewalk locations running east -west along the northern side of (79th Lane) and
north -south along the west side of Large Avenue NE.
Landscaping. Section 20-16-7.D of the Zoning Ordinance requires all double
frontage lots or corner lots abutting a collector or arterial street to have a minimum of
10 -feet of extra depth or width and to provide for a landscape bufferyard. A landscape
plan must be submitted for the areas abutting the 80th Street right-of-way based on the
design standards outlined in Section 20-16-7.D of the Zoning Ordinance with the final
plat application. The landscape bufferyard is to be overlaid by a drainage and utility
easement.
Park Dedication. Section 21-7-18 of the Subdivision Ordinance requires dedication of
land, a cash fee in lieu of land, or a combination thereof for parks and trail development.
Park dedication for the subject site will be taken as a cash fee in lieu of land prior to final
plat approval, based on the fee in effect at the time.
Existing Accessory Building. It appears from the existing conditions survey that the
existing home has four accessory structures. As a condition of approval, all four
structures must be removed and any future accessory structure must meet the number,
area, and setback requirements as defined in Section 20-16-4 of the Zoning Ordinance.
Grading. Plans for grading and drainage have been submitted and are subject the
review and approval of the City Engineer.
Utilities. Utility plans for sanitary sewer and water service have been submitted
with the preliminary plat. The submitted utility plans are subject to the review and
approval of the City Engineer.
Easements. Section 21-7-15 of the Subdivision Ordinance requires perimeter
easements for all lots. These easements are to be 10 feet wide but may be overlaid
along side lot lines as shown on the preliminary plat. All easements are subject to the
review and approval of the City Engineer.
Development Contract. Upon approval of a final plat, the applicant is required to
enter into a development contract with the City and pay all fees and securities. The
development contract is subject to the review and approval of the City Attorney.
CONCLUSION
The requested rezoning from the A-1 District to the R-6 District is consistent with the
surrounding land uses and the future land use designation as described in the
Comprehensive Plan. Furthermore, the proposed preliminary plat is generally
Ig
consistent with the requirements of the Zoning Ordinance and Subdivision regulations.
As such, our office is recommending approval of the applications subject to the
conditions outlined below.
Decision 1 - Zoning Ordinance Amendment
A. Motion to approve rezoning the subject site from A-1 District to R-6 District
based upon a finding that the request is consistent with the direction of the
Comprehensive Plan.
B. Motion to deny the application based upon a finding that the request is
inconsistent with the policies of the Comprehensive Plan.
C. Motion to table the application.
Decision 2 - Preliminary Plat
A. Motion to approve the Preliminary Plat of Arbor Place subject to the following
conditions:
1. Sanitary sewer capacity shall be allocated only to approved final plats with
executed development contracts to assure the City of timely development.
2. The preliminary plat must be revised to show the east -west street as a
through street and stubbed for future connection to the east.
3. The proposed east -west street shall be named 79th Lane.
4. Lots 2 — 5 of Block 1 must access from the south off of the newly created
public road.
5. All four existing accessory structures must be removed and any future
accessory structures must meet the number, area, and setback
requirements as defined in Section 20-16-4 of the Zoning Ordinance.
6. The preliminary plat is to be revised to illustrate sidewalk running east -
west along the northern side of 79th Lane and north -south along the west
side of Large Avenue NE.
7. A landscape plan is to be submitted for a bufferyard area abutting the 80th
Street right-of-way based on the design standards outlined in Section 20-
16-7.D of the Zoning Ordinance.
5
8. The landscape bufferyard along 80th Street is to be overlaid by a drainage
and utility easement.
9. A cash payment in lieu of land is to be taken in satisfaction of park land
dedication requirements at the time of final plat approval.
10. All grading, utilities, easements, streets and right-of-way shall be subject
to the review and approval of the City Engineer.
11. Comments of other City Staff.
B. Motion to deny the application based on a finding that the request is inconsistent
with the policies of the Comprehensive Plan and requirements of the Zoning and
Subdivision Ordinance.
PC. Mike Robertson
Judy Hudson
Andy MacArthur
Ron Wagner
John Jackles
Dave Nash
Con
OTSEGO,
MINNESOTA
, .5 0 ,
SCALE IN MILES
MOTETt{S YAP t5 FOR RAWHWG
PURPOSES ONLY AND SHOIiO
R01 EE USED WHEN PRECISE
MEASUREwENTS ARE REOU►REO.
BASE MAP SOJRCE
wAGHT COUNTY
9LnVEYORS OFFICE 7-25-89
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EXHIBIT B
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10 rl. 512 7x0 41RAOt =
I TYPICAL LOT
M n 422 — .—
LOT Ipa4R
—Ha0{rL AAD
DEVELOPMENT SUMMARY
AREA
—
W
(MR)n7 C-/rn'Gr.J-.
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¢807N
-
2
15,112 4 !{ AC
LOT1,WAR`y
LOTS (l EIOSTwg HOW 70 R[xxN)
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2
4
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vROv04D M-11-11 N4tV (N[i AREA)
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DEVELOPMENT NOTE
n
1. Au o.xlerols xR RogrRe To n< x7Aresl root.
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-
! sTR[1 xAaf, ARE 9 v to -ROYAL {) THE DTT,
8
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megr Dw•nrrm .n.as.u....... ..n ,.�.......,. ,��...... ....�_ unlTN�rM .�ri#n «••R44 WKARO.
10 rl. 512 7x0 41RAOt =
I TYPICAL LOT
M n 422 — .—
LOT Ipa4R
—Ha0{rL AAD
DEVELOPMENT SUMMARY
AREA
M I/A CG RfR Of
SEC A Irl, R. r.
`ROSS VIEAREA7,7,710
(MR)n7 C-/rn'Gr.J-.
___ .•NaRcnr.
¢807N
-
STREET N.E.
15,112 4 !{ AC
LOT1,WAR`y
LOTS (l EIOSTwg HOW 70 R[xxN)
AKRAGC lOT 91E
MINWUY LOT SIH
T13R7 4 0.f AC
tr..Do 4 0.] AC
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I TYPICAL LOT
M n 422 — .—
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—Ha0{rL AAD
DEVELOPMENT SUMMARY
AREA
`ROSS VIEAREA7,7,710
4 SD AC
R -D- ARrA (WIT, STREET, LANDER AVC..
LARGE AVC) IO.5T%4AC
NCI SlE MCA
15,112 4 !{ AC
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MINWUY LOT SIH
T13R7 4 0.f AC
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DEVELOPMENT NOTE
n
1. Au o.xlerols xR RogrRe To n< x7Aresl root.
7. .1 ARf AS ARE R2Aa[0 TO nR -1 SWART root
-
! sTR[1 xAaf, ARE 9 v to -ROYAL {) THE DTT,
DESCRIPTION
The W eel 720 feet OT me East 311. bet a the NNM.9s Mel, ..—a—.imp
Me NOM and Eat IaTes Meed, of Me NOM N.e d Sanrm 25, T—q, 121,
Range 24, WngM Comfy, Mlmeaaa,
AND
The W«1220 feet W the Ea4 2991 Mel & Mn, e NMn 195 fee, a. measured abng
Me Nnnh and East 1l Me«ol, of 'he NOM Nag Of S ,,a, 25, Tw,eNp 121,
Range 24, WngM Co—'. M.nn.wla
Eny/nwAng . PI—Ang . &,rmjejvj
FIIA
McCombs Frank Roos
Associates, Inc,
I,Sa10 2N Iry AN. 1VwY. 11Mr
I.RA•. f{,r% rFmlo .ae Jud is-p.sr
Client
Obw. LLC
Mdav{r, MN
Prated
Arbor Place
Otsego, MN
Sheol Title
Preliminary Plat
I
a yne.rl lmy a«ie o.m - �7mo 5r
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un0er ItK Iwo o IM A1e1. o Nnn ol.
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ReNISI0n3
No Oa. 9) .--,
sheet Revision
3/ � I
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LEGEND
' LxrnRc slOrt1 sEnvl � e•-._... _._, u '
PRaPas[a E"OSM1R OWMM IDKE
/� PRbgga spar FuvAaOM nlra7,s . .
1
210
STOWS
PROPOSED xrbal E1EA Fist »may •�
d1AMADC AMOI e1•
NORTH $MAW SALE R[t P"oacaa P
o r so too a4�
•� ��` �"goo���n•��tu' oma.
ow .�.. a:r"Rm.`rt'm'N"o.a��non=a.•on�i
MC
STRAIT BALE •DROP
IlVLET SEDII�NT FQ.TSR
Iq 6Cia[
nARO SURlALC / ' /
PURI[ Rab
6 u Rwuu -
1' ]- —to ROL'x
ROCK CONSITIUCPION INTRANCE
M —1
Enpinlering • Plonninp Surw�.nq
ry
RA
McCombs Frank Roos
Associates, Inc.
/Aa,1 )61/116-6010 • b �/I1FGyy
[-NM NAPen6dc"n
cutm
OhW. LLC
Andover, MN
P601601
Arbor Place
Otsego. MN
Shoot Title
Preliminary Grading and
Erosion Control Plan
I n..by "My I6dl t,,4 P1on a 6 ,
e n wee. r t.etl m"� •7iri a
1 Y lcm.e1 P• 1 ny W
.Ma Int 1d.s of Ins Sidle .111 4innHdla
6mR1wt
o:t o stdend..
0- 01/22/0• my 110160
Ottidntd IDs billed DA
Ord. YI APD•d.ed oil
W. 01/06/04
Rerlsions
Sheet Revision
4/ I'
M �IdIBiT B
e9
µ
>✓ ,,, d' ,_ •_ T,w eD1 . ...+.._.._ _.....Aw wM o row •96101
e r .. ... .... � S.:.L 1+936 /0 N
936 r0 S
.7 f4 rC/w0µ•%r.5e ! .vvS. - I ➢3611 N
936 /) S I
/� •9Jl • [ 9!880
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OUT
UTILITY NOTE`;
1, ALL SAMIALY VK. LINES S LLBE B
1x SM 35 PK VMEN LESS MAN 16'
DEEP. SAMIARI SEVER CREAIERMAN 16'
MEP AND LESS M 22' DEEP, SMALL BE
S 26 PVC. %_ GRL_ IMA. 22'
MEP v1 BE DP.
2. SAM GARY SE -CE LMES SMALL BE 1' PVC
SDR 26.
3. RR SERNCE Leas -.1 BE I- —E
CDPPER,
A At RAI[RMAM CD BE assn 52 DP.
DCVELOPCIt SMALL BE R[MBURMO EOR
ALL IRIrNe
-M- LARGER A. 8-
5. CASEMEITS SMALL BE PRONGED OVER ALL
Unums AS R www wNRPUM EASE.CNI
R . SMA.L BE 20 ICET M YOIM,
CENTERED O. URIAN -E
LEGEND
—T
non vGMIIDn
I-
1RsnR.sn-s
s SIDML SE.UI
3r_..,......_.+
ERsr SwI.LRY S[Yq
ERSIWG RARWAPL NYORANI, AID VA\E
... _
EIRIMG OLEIUFAD M1CiRlc
I.— 11DERalallD DAB L.a
..... ..
ERBIDID BUaD RtERIOS LAS
_. _._ 1 ._ _ ...._.
PROPOSED s1OM SrS
PROPOSED SA ARY SENCA
i—S�a��
PROPpgD RAIDWN
PRaPos<o xYDRAxT R 9AIr vn\t
I
NORTH
Engineerng • Plmninp Survlp«rp
mFRA
McCombs Frank Roos
Associates, Inc.
I3D10 Sad IP„R Ar. -R • R1^M1•. WtI,4 • A+12
Mm. 1R1% JFwr0 • ti Ru% RLE4f2
[-IME nII.wl. oPn
Client
OhW. LLC
Andover, MN
Proled
Arbor Place
Olsega, MN
Sheet Title
Preliminary Utility Plan
Tew14=1lmyuol
ae a•ecl oe+.a o
I om o a1y l4tnlM PI lefewnd Engnea 1
untie iM 1P•s of IM Slott of Mnne>oto
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.Pmt Crud D SedNe<
DAW 01/11/0. LK . 2 10160
D..g..d E05 CNILYed DA
D,o•n LI APpo O.N
GPIs 01/06/01
Revisions
Sheet ftvwisrt
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