03-15-04 PCITEM 3-1
I 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
DATE: 10 March 2004
RE: Otsego — T -Mobile PCS Antenna CUP
NAC FILE: 176.02 — 04.04
BACKGROUND
T -Mobile USA is requesting a conditional use permit to allow the collocation of a
personal wireless communication antenna upon a non-public structure. The applicant
wishes to collocate a set of personal wireless communication antennas upon an existing
100 foot high communication tower located northeast of the intersection of CSAH 37
and Odean Avenue NE (11519 Odean Avenue NE).
The site is approximately 1.4 acres in area and is currently zoned A-1, Agricultural Rural
Service District. The site abuts the Lin -Bar single family neighborhood to the east and
rural uses to the south, west and north. Personal wireless service towers and antennas
not located on a public structure are allowed in the A-1 District as a conditional use.
A. Site Location
B. Site Plan
C. Tower Elevation
ANALYSIS
Use. The existing tower to which the proposed antennas are to be attached is privately
owned by another PCS provider and does not constitute a "public structure" in that it is
not owned, rented, or operated by a federal, state, or local government agency. As
such, the processing of a conditional use permit is necessary. In consideration of
conditional use permit requests, Section 20-4-2 (F) of the Zoning Ordinance directs the
Planning Commission and City Council to consider possible adverse affects of the
proposed conditional use permit. Their judgment is to be based upon, but not limited to,
the following factors:
1. The proposed action's consistency with the specific policies and provisions of the
official City Comprehensive Plan.
Comment: Provision of necessary services within the community of primary
importance. However, collocation of PCS antennas on a minimum number of
towers is considered preferable to new tower construction for obvious aesthetic
and compatibility reasons. The City's antenna regulations have been specifically
created to encourage collocation of PCS antennas. As such, the collocation of
the proposed antennas upon the existing tower is positive.
2. The proposed use's compatibility with present and future land uses of the area.
Comment: The subject site is surrounded by the Lin -Bar neighborhood to the
east and rural residential uses to the north, west and south. The west and south
sides of the subject site abut Odean Avenue and CSAH 37, which are both major
roadways. The addition of two more antennas to the existing tower and location
of supporting ground equipment is not anticipated to create any compatibility
issues. Landscaping should be provided at the base of the tower and adjacent
to the equipment buildings for screening purposes.
3. The proposed use's conformity with all performance standards contained herein
(i.e., parking, loading, noise, etc.).
Comment: The proposed location of new antennas onto the existing tower must
conform to all requirements of Section 33 of the Zoning Ordinance.
4. The proposed use's effect upon the area in which it is proposed.
Comment: The proposed additional antennas will not create any additional
physical impacts to the area. Location of the antennas will allow for better PCS
service delivery within the City.
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 location of
additional antennas and support equipment is not anticipated to impact area
property values.
6. Traffic generation by the proposed use in relation to capabilities of streets
servicing the property.
2
Comment: No significant additional traffic is anticipated to be generated by the
addition of the antennas and support equipment to the subject site.
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 request does not impact the City's service capacity or public
facilities.
Performance Standards. The Zoning Ordinance establishes specific standards for
various antenna types including, but not limited to, personal wireless service types such
as proposed. These requirements are listed below and must be complied with as
conditions of CUP approval:
The antenna is to be in compliance with all City building and electrical code
requirements and as applicable shall require related permits.
2. Structural design, mounting and installation of the antenna shall be in compliance
with manufacturer's specifications and shall be verified and approved by a
registered professional engineer.
3. Written authorization for the antenna erection shall be provided by the property
owner.
4. No advertising message shall be affixed to the antenna structure.
5. The antenna shall not be artificially illuminated unless required by law or by a
governmental agency to protect the public's health and safety.
6. If applicable, any required federal or state licenses must be acquired.
7. The applicant must demonstrate (via a coverage/interference analysis prepared
by a registered professional engineer) that the location of the antenna is
necessary to provide adequate personal wireless system coverage.
Access. The subject site is to be accessed via an existing gravel access road off of
Odean Avenue. A 20 foot wide access easement in favor of the applicant is shown on
the site plan, which will follow an existing access easement. This access will
adequately serve the site for both access and parking purposes for the inspections
made by service personnel.
Height. Section 20-33-4.A.2.0 of the Zoning Ordinance limits the height of antennas
and towers to 75 feet. The existing tower is approximately 100 feet in height. A lighting
rod is proposed to be added that would to extend four feet above the tower's highest
point. The existing tower is considered legally non -conforming as it predates the current
Zoning Ordinance and under Section 15 of the Zoning Ordinance may be continue use
in a like manner and condition. As the heights of the proposed antennas are not greater
than the existing mountings, the proposed height is acceptable. The proposed lighting
rod would be exempt from the height limitation per Section 20-17-2 of the Zoning
Ordinance.
Equipment. In conjunction with the proposed antenna installation/attachments, a 180
square foot equipment platform is proposed to be located adjacent to the tower along to
the south. Section 20-33-4-A.2.d of the Zoning Ordinance states that transmitting,
receiving and switching equipment must be housed in an existing structure whenever
possible or a new structure located at the rear yard of the principal use. There is no
space available within the existing building for the applicant's equipment and the
applicant's equipment is designed to be outdoors and not enclosed in a building.
Conformance with the Zoning Ordinance requires that the equipment be within a
building and screened from view of adjacent properties and rights-of-way. Further, the
Zoning Ordinance requires a rear yard location, which would be to the north or east of
the tower.
CONCLUSION
Minor changes to the antenna location and site plan are required for compliance with
Section 33 of the Zoning Ordinance. Our office recommends approval of the requested
CUP allowing the proposed T -Mobile antenna to be located on the existing tower,
subject to the conditions outlined below.
A. Motion to approve a CUP for location of PCS equipment upon a non-public
structure, subject to the following conditions:
1. Compliance with the performance standards of Section 20-33-2 of the
Zoning Ordinance is required.
2. Ground located equipment shall be relocated within a building compliant
with the material requirements of Section 20-17-4.A.3.b(1) of the Zoning
Ordinance within a rear yard and screened from view of adjacent
properties and public rights-of-way in accordance with Section 20-16-7 of
the Zoning Ordinance, subject to City Staff review and approval.
3 Comments of other City Staff.
B. Motion to deny the request based on a finding that the application is inconsistent
with the Zoning Ordinance.
C. Motion to table.
E
Pc. Mike Robertson
Judy Hudson
Andy MacArthur
Ron Wagner
Chuck Beisner
Paula Gabriel
ON THE GREAT RIVER ROAD
I A ELEVATION VIEW
�1
f
Do�E�o O
m�00osao
s�m0om®m
=00ommo
ENLARGED ELEVATION VIEW
■■ ■
T Mobile'�rto
11Mo •a�ilna,oMOian°�°n''a Iaacwa r11o,Iv ---
e imm ro r1,m
OTMniine[ O��Ra o�i�M1�i'a�rdenir. l�a1 �+_
• ra, 1101[ .IOaM,011 amt A SINYMO tlIM10 ua
rvaa � u>,m1a .0 .r.,oa..rt ra ra ,or
xronn A � � rot rrarwma u1t A mn rulonaa
T rnww Mar lncna aaam wi v.Ir r,w ,mna
TAaLJ@
1 rl .1MOY�/CLa Clio A a Cats 000fD W 111!2 ())
IKJlOi6 �p14 1/Y as ra: as1rK IIIc
l M5[ V AIU1�w� w�
G Ai m CIY[T aIM.'Iltl IOr1f
1 MIIOMf'MY G1a0 DWL Ilam on1a cR 111a10iD
u naa rn tura a Aa u rwua
A
a Ofla1 a ArOt a[ [M] 1mWCYlT COaQ m A
awa v+,
c W m wai a11ma cart.
a anal sru rt av®u wr un nw
a � M an r�iwi 1�wc�1c 1a�ir s v u'�s, or�iwc�ro 1Dn1M
FUTURE E911 AKENNA REWW ENTS
AV101M area oar
0— w11x ma anc
EXHIBIT C
OTSEGO -KGI TOWER
A10744
ANTENNA INFO. 6 TOWER ELEVATION
11519 DOEAN AVE NE — _-_- --R
OTSEGO. MINNESOTA
pI:
.gla
3AV NtJ3a0
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: Otsego Planning Commission
FROM: Daniel Licht, AICP
RE: Otsego — Zimmer Property; Phase 2 Preliminary Plat
REPORT DATE: 10 March 2004
NAC FILE: 176.02 — 04.05
BACKGROUND
D.R. Horton, Inc. has submitted development plans for the second phase of the Zimmer
Farms development, which is located between 70th Street and CSAH 37 east of MacIver
Avenue. There are a total of 155 dwelling units in the Phase 2 area. The subject site is
guided for low density and medium-high density residential land uses within the west
sanitary sewer service district established by the Comprehensive Plan. The property is
currently zoned A-1, Agriculture Rural Service District, with portions of the subject site
also within the Shoreland Overlay District of Mud Lake.
Phase 2 of the project includes areas final platted as Outlots B and C of the first phase
and an exception parcel located southeast of 67th Street and MacIver Avenue. The City
Council approved a rezoning, PUD -CUP and preliminary plat for the first phase of
Zimmer Farms on 25 August 2003 (final plat approval was given on 22 December
2003). The area of the second phase was reviewed as and granted only concept plan
approval at that time in conjunction with the Shoreland Overlay District density related
PUD -CUP and mandatory Environmental Assessment Worksheet. The Phase 2
development proposal requires consideration of a Zoning Map amendment rezoning the
subject site to R-6, Residential Quadraminium, Townhouse, and Low Density Multiple
Family District, a PUD -CUP for development of townhouses, development within a
Shoreland Overlay District and certain design flexibilities and a preliminary plat.
Exhibits:
A. Site Location
B. Development Plan
C. Preliminary Plat
D. Landscape Plan
E. Grading Plan
F. Utility Plan
ANALYSIS
Zoning. The development plan is proposed to occur under the requirements of the R-6
District, consistent with the Phase 1 approvals. A PUD -CUP is also required
encompassing all phases of the development for the proposed townhouse uses in a unit
and base lot configuration and for development of townhouse uses within a Shoreland
Overlay District. The Phase 1 PUD -CUP approvals also allowed a reduced setback
requirement along MacIver Avenue, which is outlined in later paragraphs. Sections 20-
3-2.F and 20-4-2.F of the Zoning Ordinance state that the Planning Commission and
City Council are to consider the following criteria in evaluating the Zoning Map
amendment and PUD -CUP:
The proposed action's consistency with the specific policies and provisions of the
official City Comprehensive Plan.
Comment: Approval of the Phase 9 preliminary plat and concept plan approval
for the balance of the property reorients the land uses guided by the
Comprehensive Plan with medium-high density land uses at the north and south
ends of the property with lower intensity single family and smaller townhouse
buildings near the center of the development plan in response to changes in the
anticipated future classification of Maclver Avenue. However, the density of
overall development plan is 4.3 units per gross acre, which is appropriate given
the land uses guided for the subject site.
2. The proposed use's compatibility with present and future land uses of the area.
Comment: The table below illustrates land uses surrounding the subject site.
The proposed development plan is compatible with the various existing and
planned land uses surrounding the subject site.
Direction
Land Use Plan
Zoning Map
Existing Use
North
LD Residential
R-6 District
Martin Farms
East
LD Residential
A-1 District
Rural Residential
R-4 District
Otsego Preserves
Park
South
LD Residential
A-2 District
Unsewered Residential
Commercial
B-3 District
Agriculture
Public/Semi-Public
P/IDistrict
Cemetery
West
LD residential
R -1A District
Agriculture —Albertville
Public/Semi-Public
P/1 District
WWTP — Albertville
Commercial
A-1 District
Nursery
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 the Zoning Ordinance, Subdivision
Ordinance, and Engineering Manual except as may be allowed and specifically
identified on the development plan under the PUD -CUP.
4. The proposed use's effect upon the area in which it is proposed.
Comment.- The proposed development provides for logical extension of the
City's sanitary sewer and water utilities to allow for implantation of the
Comprehensive Plan for the west sanitary sewer service district.
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: Development of Phases 1 and 2 of the subject site will be
accompanied by and provide for upgrades to Maclver Avenue and 70th Street,
which are critical roadways for traffic generated within 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 provides for utilization of sanitary sewer and water
capacities under construction and for a critical transportation system link between
70th Street and CSAH 37 to move traffic to and from the west sanitary sewer
service district.
EAW. A mandatory EAW was process with the Phase 1 application. Based on the the
proposed development being subject to review for compliance. The City Council
adopted findings on 25 August 2003 that project compliance with the policies and
performance standards within the City's Comprehensive Plan, Zoning Ordinance,
Subdivision Ordinance and Engineering Manual, as well as the other agency
applications outlined in Paragraph 8 of the EAW will mitigate any potential significant
environmental effects and that preparation of an Environmental Impact Statement was
not to be required.
Shoreland Density. Areas of the overall development are within 1,000 feet of Mud
Lake, a designated Natural Environment Lake to the west in the City of Albertville,
making them subject to the provisions of the Shoreland Overlay District. The
3
development plan includes single family and coach and villa type townhouse dwellings
within the area subject to the requirements of the Shoreland Overlay District, which to
be addressed under the PUD -CUP processed with the Phase 1 applications. The
analysis done at that time found that the total number of units proposed within the
Shoreland Overlay District is consistent with the base density allowed.
Access. Primary access to the overall development is to be provided by a
reconstruction of MacIver Avenue and extension of 70th Street. There are no direct
access points from Phase 2 to MacIver Avenue or 70th Street. One reason for this
application is that the applicant has acquired the exception parcel adjacent to MacIver
Avenue south of 67th Street and must dedicate right-of-way from this parcel for the
MacIver Avenue improvement project.
Blocks. Section 21-7-3.B of the Subdivision Ordinance limits the lengths of blocks to
not more than 1,200 feet to provide for adequate neighborhood access and circulation.
Block 2 and Block 4 (between Lots 12 and 29) do not meet this requirement. The
preliminary plat must be revised to provide a 30 -foot wide trail corridor as an outlot
between Lots 7 and 8, Block 2 for access to the adjacent neighborhood park dedicated
within the Otsego Preserves development to the east, which will also provide for
conformance with limit on block length. The length of Block 4 between Lots 12 and 29
is due to limited access to MacIver Avenue and segregation of the single family and
coach home uses, and is therefore acceptable.
Single Family Lots. The Phase 2 preliminary plat proposes 74 single family lots, which
is consistent with the concept plan for this area of the development reviewed with Phase
1. The minimum lot area is 9,000 square feet and the minimum lot width is 60 feet for a
single family lot in the R-6 District. All of the proposed Phase 2 single family lots
exceed the R-6 District minimum lot area and width requirements. Also, the lots on the
development plan fronting the turnaround of the cul-de-sac end 66th Circle all exceed
125 percent of the district minimum width as required by Section 21-7-6.A.3 of the
Subdivision Ordinance.
Townhouse Units. The Phase 2 preliminary plat includes 81 townhouse units (59 row
style "coach" units and 22 back-to-back "villa" units). Townhouse uses within the R-6
District must provide 5,000 square feet of lot area per unit. Over the entire project, the
lot area per townhouse unit is 6,082 square feet. Each of the separate townhouse
areas also has lot area per unit greater than 5,000 square feet. Furthermore, the
number of townhouse units for Phase 2 is consistent with the approved concept plan.
The overall number of townhouses illustrated on the development plan has increased
with 10 additional urban townhouses to be built as part of a future phase. We do not
view the increase in the number of urban townhouses to be a significant issue as the
overall development plan remains consistent with the City's Comprehensive Plan.
0
The units are required to be constructed based on the building elevations approved with
Phase 1. The building exteriors include vinyl lap siding over a brick or stone base on
the front facade. The Villa units also use a vinyl shake style siding to provide a different
texture to the facade materials, further breaking up the mass of the building. Variation
in exterior colors will also be required as with the first phase approvals.
Setbacks. Setbacks applicable to the proposed development plan based on the
requirements of the R-6 District are shown below:
Public Street
All Uses
Single Family
Townhouses
Wetlands
Local
Collector/
Side
Rear
Private
Interior
Between
Principal
Arterial
Yard
Yard
Drive
Perimeter
Bldgs.
Bldg.
35ft.
65ft.
loft.
20ft.
25ft.
20ft.
20ft.
40ft.
The development plan and preliminary plat illustrate a 50 foot setback from MacIver
Avenue for Lots 21-29, Block 4, which is consistent with approvals granted for Phase 1
under the PUD -CUP. Flexibility on the standard 65 foot setback was approved due to
the requirement that the applicant provide additional right-of-way for the off -set
alignment of MacIver Avenue right-of-way between the Cities of Otsego and Albertville
to ensure construction of the needed major collector road. The decreased setback from
the major collector roadway has been off -set with additional buffer yard landscaping on
the approved landscape plan and is supported by City Staff.
Landscape Plan. The applicant has submitted a landscape plan for the overall
development consistent with the Phase 1 approvals and review of City Staff. The
landscape plan provides an excellent mix of plantings throughout the site and as
required for the buffer yard adjacent to MacIver Avenue, CSAH 37 and 701h Street in
conformance with Section 20-16-7.D of the Zoning Ordinance.
Park and Trail Dedication. No land is proposed to be dedicated from the subject site
for parks and trails development, except for the 30 -foot wide trail corridor needed
through Block 2, as noted above. As such, park dedication requirements of Section 21-
7-18 of the Subdivision Ordinance will be satisfied as a cash fee in lieu of land in effect
at the time of final plat approval. Credits from the cash fee will be granted for any trail
corridors and construction of trails along MacIver Avenue and 70th Street.
Construction Plans. Construction plans for the overall development have been
submitted and the City Engineer continues to work with the applicant in reviewing these
documents. All grading, drainage, streets, easements or other construction plans are
subject to review and approval of the City Engineer.
5
CONCLUSION
The proposed Phase 2 preliminary plat for Zimmer Farms is consistent with the City's
development regulations and the previously approved concept plan. Therefore, our
office recommends approval of the rezoning, PUD -CUP and preliminary plat
applications as outlined below.
Decision 1 —Zoning Map Amendment
A. Motion to rezone the subject site to R-6 District based on 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 Comprehensive Plan.
C. Motion to table the request.
Decision 2 — Preliminary Plat and PUD -CUP
A. Motion to approve the preliminary plat and PUD -CUP, subject to the following
conditions.-
1.
onditions:
1. Approval of the preliminary plat shall not guarantee access to sanitary
sewer service. The City shall only allocate sanitary sewer capacity to
approved final plats with signed development contracts to assure the City
of timely development.
2. The preliminary plat is revised to provide a 30 foot wide trail corridor
between Lots 7 and 8, Block 2.
3. Lots 21 to 29, Block 4 shall be allowed a reduced 50 foot setback from
MacIver Avenue.
4. The exterior building materials and colors for the coach and villa
townhouse units shall be consistent with the submitted elevations
approved with the Phase 1 applications.
5. Guest parking shall be provided in accordance with the submitted parking
plan, subject to City Staff approval.
6. Landscaping shall be installed within the Phase 2 preliminary plat in
accordance with the submitted landscape plan, subject to City Staff
approval.
R
7. Park and trail dedication requirements of Section 21-7-18 of the
Subdivision Ordinance are to be satisfied as a cash fee in lieu of land in
effect at the time of final plat approval, subject to any credits for
construction of trails within Block 2 and along MacIver Avenue.
8. All grading, drainage, utilities, easements, streets or other construction
plans are subject to review and approval of the City Engineer.
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, City Administrator
Judy Hudson, City Clerk
Tim Rochel, City Building Official
Andy MacArthur, City Attorney
Ron Wagner, City Engineer
Patty Fowler, DNR
Tom Bakritges, D.R. Horton
Ed Hasek, Westwood Professional Services, Inc.
7
NAC
i.:.
'� Hakanson
—=III Anderson
Assoc., Inc.
PREPARED OCTOBER 2001
NOTE:
THIS MAP IS FOR PLANNING
PURPOSES ONLY AND SHOULD
NOT BE USED FOR EXACT
MEASUREMENT.
mOTSEGO
ao
—+ ON THE GREAT RIVER ROAD
a
J
D—lopmmt Data
U M a.._o �,• quo ..�. em
Mal :,fit
7.
RT i i 4------
�0
11 LUTU
non
NOT FOR CONSTRUCTION
1� mnvm
I�-
D.R HORTON
Zimmer
Property t PI.a i
Ph— I RaWniouy PLl
EXHIBIT B
hill
Mal :,fit
7.
RT i i 4------
�0
11 LUTU
non
NOT FOR CONSTRUCTION
1� mnvm
I�-
D.R HORTON
Zimmer
Property t PI.a i
Ph— I RaWniouy PLl
EXHIBIT B
N.. .ra,.eNa, sealaea Yre.
NW'lr4J'I NZ61 _ NW014' IQI.IS b R AWI^C Y
—m 7C'--'—,—--�--•r f_ _ _ �r__' �___ lr- r- �r- - ,r- ,r- ,r_ __ :, 7E MNE CALL
T_
-
-6$6M,_-.J75�2-O„O626
- qn a 9�i a 1 1 4 t 4wJ,llLJJ�rn" S ILy 11''q LII DlI - I7�J r°1Il
\��//n// \ � �! � _-" wn'ewE•A��,•r -., L _ _ ........... n _y � �i� � � :" i r !�r
1 ruin 1 II II II /{L
JII
JII11 ll
JIIL
�� 7r
171,
3 11 46 51•16 26
J
/•� // \ 1 �y _ 1�/ r j� -, rte.-'J�' �a1ea"�% /yj I I I It�►.�'
l
V
//C\PHASE 1
`////, // �\ - \xg ,> � '�` ��G' K ,>M" r , �!,' i 7• yyi e2 A9 as 3 t d I
�`� ,` , '2 / 8 � , 1 — — — — � s" > ; r � ;J' K . l � � W • SSl IO /:''~'� ��,/ I � 1 "_f-- lj-!ff,
— II "bp
bJ
elltin2l�, i /..,;�L Ja i _`_
I I/ fpm ( X'SY.; i ��
:N. ` uJ aJ UL=-LL,J1J I� i L=J L J
d1F' � I II /�` r. I TrfT11 =TrC I -',T � �•�t X / ,•
IN �� III e ��._ ? _/ / // //" ! i' �f ' 11 \ y J III_ =-+-- I , A,
I Ti`1�i '�iT-ii TT �I it
LI— I LLF -iJ.J- _ -,\Yr
lr -,t I�-�'tt� ,� +v� >, _ ' = L- -�-J L �_J L>;'L �T g 11 t 1--+--1 r I _4
� `\ q/ L y 11 .,f ,j p , _
d I I > nnr 1__ f�l l y I 12e n I 2� p' �az+t \`, 1 1 PHASE t/ �.
L_. �p L J k.
If
L— _ °d L- _ _ _J L_ _JL / — — — — J �_ --— — — — — — — — — — — — — — — I _ — -- --- _ end ---- /
_ __ - N66•IZ,T. 451!_ — ----------------1 -- --
—�--__ = vao-mr►— ter— — — — — — — — — — —-------------- 'I --
Development Data oEV11CI OW yTAWARDS Proposed Legal Description Legend
E=1y^I," rn. Ift J09.16 hef ar ae sweh M'93 Nef 9r m. NeM
loT srr AWA I.zn! AC « n-A'p n. 378.7) N.r er rN smene.er r/. er me Narin..ae r% ar 0 Saf Bel a9
alfae Ac lar OIDm rb A-353 R S.arbn Jr. TeananH IV. Rerge 71 «celFq Ie Me ulrw
EXHIBIT C
ceurex Niar.,eee.
AAO1 PIAN Lf AMR W IRS O -B w/Ac y, � G stew CM
h755INC AING RE S(3AIIAR' l y
10TAL /IQES WCPO-® IIR6�' P.fA6 Olaf •K M l D.R. Nafem Wmaa M ' R I C m0 M1.1 G AneR'ARUS «ewaip fe im (Mu'Nwa)
eY 16660 Re .0" Carrs, s N P.
Rlal fhsreel, 19iph1 Ceerf% 1Nnebla. — Ceaeeh f]a6 ! LLf(«
10NNA7J[s6 IeMM. IN. 3381.
t r AeG AeO Sf. Rhmr (93I) 9D3 -MX — CaesN Silent
.ua lial[3 >m� fer (9 7) 915-11]0
Lenf«f.' I BablfBea
lor/4lC SEN D 1.19 W/AG ,sal �. • Al W6L/C ASD MVR SIRCC63 ARC NI' BAM In -u- Coa !iro
715fAC PIHIY / LEIfl.LP1E7/T ISS HOES >Q IMINNI JI' RJN'�41Y@06flaV9YO� RAM Qr aom
9xVf rwlT fA6re, N7 7T WWW"d "(ffsk%E sw*#A Mc. -••.- frofi,g Carlreel
7390 A,W— Cf.
L9a ant ArAA reg CM Rv.R W. N.N. NOIR Clge of Cr 1W 200'
Wit— 300'
t61r1ORS a SAA}� Rhma (931) 937-3130 IN kf liaeriaaa ell ereaa an fhN elel ss
AM SI !a lar. (957) 917-56]1 efprealnofe. Rile re Ms I'ird Ral arrl arypelh9 k -U-% Cl« of xFaW
cure«c ream a. Negev, 6 aoea far n«r Ne ainnsreu uw scot. Lalnt Reviaioo D+t� 3/eZ/"
PIBtlIIlttwy Plat Submission tam 02/24/04 -2eo S
I _� — Zimmer Farms Development �„�
wErnNoodMProfessionalServices,Iflc "~—��a I D.R. HORTON I
6lT M1eYip NN 55524 _ Phase 2 Phase 2 Preliminary Plat
vnear SSb55r5, 56rs 549]TS@ .�. I --------- am fie" �• � M
r ES/IO)ee u,. w
[!m
1 �60r alAlli— els, WftE ssm 0-M mi.— ^
It r € I Ib dee �e i Io ^
���pi iii 41r 11
a � I•� I� I I
3frt � I II i�
.I
I l
85 II oil
e�YW I til
1pN Z� 5
�W
I � �
in ea crran rwz.oaim 0•atY11010'601ROOA0•p�IG6011200T4
I
�
r—
'
L=
a
,W
92
W�SW
N`
P
mea
R w
a
as
uaV
fy
!W
ze
¢ a
x
c8�67
-
u
LfagW
yy
o
�
e I
�W
R
rr
o
It r € I Ib dee �e i Io ^
���pi iii 41r 11
a � I•� I� I I
3frt � I II i�
.I
I l
85 II oil
e�YW I til
1pN Z� 5
�W
I � �
in ea crran rwz.oaim 0•atY11010'601ROOA0•p�IG6011200T4
Item
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
Tom Bakritges, D.R. Horton
Fran Hagen, PE, Westwood Professional
Reviewed by: Ronald J. Wagner, P.E.
Shane M. Nelson, E.I.T.
Date: March 10, 2004
Proposed
Development: Zimmer Farms Phase 2 Property
Street Location
of Property: A portion of the W %2 of Section 31, T121, R23,
south of 70th Street NE and east of Maciver Ave.
Applicant: Tom Bakritges
D.R. Horton
26860 Kenbridge Court, Suite #100
Lakeville, MN 55044
Developer: D.R. Horton
Owners of Record: D.R. Horton
Purpose: Zimmer Farms Phase 2 is a proposed single-family residential
development 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)
Page 1
\\Ha01\Shared Docs\Municipal\Aotsego2xxx\22660mmer Farms 2nd phase RVW1.doc
TABLE OF CONTENTS
INFORMATION AVAILABLE
EXISTING CONDITION/SURVEY
DEVELOPMENT PLAN/PHASE 2 PRELIMINARY PLAT
PRELIMINARY SITE PLAN
PRELIMINARY OVERALL GRADING PLAN
PRELIMINARY OVERALL UTILITY PLAN
CENTER LINE PROFILES
GRADING DETAILS
HYDROLOGY
STORM SEWER CALCULATIONS
SUMMARY AND/OR RECOMMENDATIONS
Page 2
\\Ha01\Shared Docs\Municipal\Aotsego2xxx\2266\Zimmer Farms 2nd phase RVW1.doc
INFORMATION AVAILABLE
Preliminary Plat of Zimmer Farms Phase 2, 3/02/04 revision, by Westwood Professional
Services, Inc.
Existing Condition/Survey Plans of Zimmer Farms Phase 2, 2/24/04, by Westwood
Professional Services, Inc.
Grading, Drainage & Erosion Control Plan for Zimmer Farms Phase 2, 2/24/04 revision, by
Westwood Professional Services, Inc.
General Plans for Development for Zimmer Property by Westwood Professional Services,
Inc.
Construction Plans for Zimmer Property, 1/30/04 revision, by Westwood Professional
Services, Inc.
Utility and Street Specifications, January 2004, by Westwood Professional Services, Inc.
Grading, Drainage & Erosion Control Specifications for Zimmer Farms, January 2004, by
Westwood Professional Services, Inc.
Final Stormwater Runoff Calculations, 1/29/04, by Westwood Professional Services, Inc.
Storm Sewer Design Calculations, 1/29/04, by Westwood Professional Services, Inc.
Wetland Delineation Report, 7/15/01, by Westwood Professional Services, Inc.
Wetland Replacement Plan, 1/19/04, by Westwood Professional Services, Inc.
Development Plan/Phase 1 Preliminary Plat, 3/02/04 revision, by Westwood Professional
Services, Inc.
Final Plat of Zimmer Farms by Westwood Professional Services, Inc.
City of Otsego Engineering Manual
Geotechnical Report, 1/06/04, by Braun Intertec.
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
Page 3
\\Ha01\Shared Docs\Municipal\Aotsego2xxx\2266\Zimmer Farms 2nd phase RVW1.doc
SHEET 1 - EXISTING CONDITION/SURVEY
1. No comment.
SHEET 2 - DEVELOPMENT PLAN/PHASE 2 PRELIMINARY PLAT
1. Label horizontal curve data for all public streets.
2. Cross -drainage from lot to lot must be covered under a drainage & utility easement.
SHEET 3 - PRELIMINARY SITE PLAN
1. No comment.
SHEET 4 - PRELIMINARY OVERALL GRADING PLAN
1. The grading plan shall include garage floor, first floor, and basement elevations.
2. It appears that there is cross -drainage depicted for Block 4, Lot 29.
SHEET 5 - PRELIMINARY OVERALL UTILITY PLAN
1. Hydrant spacing shall be 300' max for med/hi density residential.
SHEETS 6 TO 7 - CENTER LINE PROFILES
1. Revise vertical curves at station 26+00 on Marlowe Ave N.E. and at station 20+25 on
MacKenzie Ave N.E such that they meet a 30 mph design speed. (The minimum K
values for crest and sag vertical curves are 30 and 36 respectively for a 30 MPH
design speed.)
SHEET 8 - GRADING DETAILS
1. No comment.
HYDROLOGY
1. Submitted with Zimmer Farms Phase 1.
STORM SEWER CALCULATIONS
1. Submitted with Zimmer Farms Phase 1.
SUMMARY AND/OR RECOMMENDATION
We recommend approval contingent on the above comments.
Page 4
\\Ha01\Shared Docs\Municipal\Aotsego2xxx\2266\Zimmer Farms 2nd phase RVW1.doc
ITEM 4.2
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
MEMORANDUM
TO: Otsego Planning Commission
FROM: Daniel Licht, AICP
DATE: 9 March 2004
RE: Otsego — Planning Commission By -Laws
NAC FILE: 176.08
The by-laws governing the workings of the Planning Commission specify seven regular
members, one alternate and one ex -officio member of the City Council.
The City Council previously approved a second alternate member of the Planning
Commission in response to the sustained illness of Ing Roskaft, as the one alternate
had become a defacto member of the Planning Commission. At their meeting on 8
March 2004, the City Council appointed a third alternate member to the Planning
Commission because Carl Swenson will not likely be able to fulfill his position for an
extended period due to health issues.
The Planning Commission by-laws should be revised to remove reference to only one
alternate member. We suggest a more generalized statement referencing alternate
members as may be appointed by the City Council to allow responses as long-term
absences of regular members.
Amendment of the by-laws requires that the Planning Commission to schedule the issue
for discussion on a future agenda. We recommend that the Planning Commission vote
to discuss amendment of its bylaws in the form attached hereto at their regular meeting
on 19 April 2004. Approval of the proposed change requires five positive votes by the
Planning Commission membership as well as approval of the City Council.
PC. Mike Robertson
Judy Hudson
Andy MacArthur
CITY OF OTSEGO
PLANNING COMMISSION
BY-LAWS
A. Organization.
1. Membership of the Commission shall consist of seven (7) members
appointed by the City Council, alternate member(s) as may be
appointed by the City Council, and one (1) non-voting City Council
representative.
2. The Commission shall elect officers from its membership at its first meeting
in February.
3. The officers of the Planning Commission shall be:
a. Chair.
b. Vice -Chair.
4. Duties of the officers:
a. Chair.
1. The Chair shall preside at all meetings of the Commission.
2. The Chair shall preserve order and decorum and shall decide
all questions of order.
3. The Chair shall appoint any necessary committees and shall
appoint any committees requested by a majority of the
members.
b. Vice -Chair.
1. The Vice -Chair shall preside at all meetings in the absence of
the Chair and perform such duties as requested by the Chair.
B. Work Rules.
1. There shall be two (2) regularly scheduled meetings the first and third
Monday of each month, unless an alternative is scheduled due to an
unforseen conflict or canceled by the Chair due to a lack of business items.
Notice of the change must be communicated to the members at least four (4)
days prior to the meeting date.
2. A quorum of the Commission shall consist of four (4) members.
3. All meetings shall be open to the public.
4. A special meeting of the Planning Commission may be called by a motion of
the majority of the members stating the purpose of such meeting with written
notice posted at least twenty-four (24) hours in advance of the meeting.
5. Any site inspection involving four (4) or more members as a group must be
scheduled and noticed as a special Planning Commission Meeting.
6. The alternate member shall sit at the Planning Commission table during any
scheduled meeting, but the alternate shall only vote if a member of the
Commission is absent.
7. A member may be excused from an individual meeting for reasons of illness,
work, or out of town trips. Notice of the member's absence must be
communicated to the City staff before 4:00 PM on the date of the meeting.
8. The order of business shall be as listed in the meeting agenda to be
prepared by the Zoning Administrator before each meeting.
9. The Zoning Administrator shall take minutes of all Commission meetings or
special meetings, which are to be distributed to the members prior to the
next Commission meeting. Approval of the minutes is by a majority of the
members present at the meeting at which the minutes are on the agenda.
Upon approval, the minutes shall be signed by the Chair and attested to by
the Zoning Administrator.
10. Motions shall be made only by persons recognized by the Chair.
11. Any resolution or motion may be withdrawn at any time before action is taken
on it.
12. When a question is under debate, no other motion shall be entertained
except to table or call for the questions, act on the question, postpone, refer
to committee, or amend. Motions shall take precedence in that order and the
first two shall be without debate.
13. All motions shall be carried by a majority vote of the members present,
except a call for the question. Any members or the Chair may call for a roll
call vote on any issue.
I
14. A call for the question is not a motion, but an indication to the Chair that the
person making this statement is ready to have the motion or question acted
upon without further discussion.
15. All commission recommendations shall be sent to the City Council in written
meeting minutes and shall include a record of the division of votes on each
recommendation.
16. Any Commission member having a personal interest, a financial interest, or a
family member with a financial interest in any individual action to be
considered by the Commission shall:
a. Notify the Chair of the conflict in advance of the meeting.
b. Allow the Chair to explain the potential conflict to the Commission.
C. At the request of the Chair, the member shall excuse themselves from
the Commission in advance of the discussion and voting on this item.
17. In the event that a member is contacted prior to a Commission meeting by a
person with a concern regarding a pending issue, the member must:
a. Refrain from discussing any Planning Commission business with any
individual outside of a Planning Commission meeting. This includes
their own stand on the pending issue.
b Refrain from speculating on other Commission members' stand on the
pending issue.
18. Any Commission member who conducts themselves in a manner conflicting
with these By -Laws provides grounds for removal by the City Council.
19. Any rule not covered by these By -Laws shall be governed by Robert's Rules
of Order.
20. These By -Laws shall not be repealed or amended except by a five (5)
member vote of the Commission and after notice has been given at a
previous meeting. Changes in these By -Laws become effective upon
approval of the City Council.
3
ADOPTED by the Otsego Planning Commission on this th day of
2004.
AN
Richard Nichols, Chair
ATTEST:
Judy Hudson, Zoning Administrator/City Clerk
APPROVED by the Otsego City Council on this th day of 2004.
Larry Fournier, Mayor
ATTEST:
Judy Hudson, Zoning Administrator/City Clerk
rd
CITY OF OTSEGO
PLANNING COMMISSION
BY-LAWS
A. Organization.
1. Membership of the Commission shall consist of seven (7) members
appointed by the City Council, alternate member(s) as may be
appointed by the City Council, and one (1) non-voting City Council
representative.
2. The Commission shall elect officers from its membership at its first meeting
in February.
3. The officers of the Planning Commission shall be:
a. Chair.
b. Vice -Chair.
4. Duties of the officers:
a. Chair.
1. The Chair shall preside at all meetings of the Commission.
2. The Chair shall preserve order and decorum and shall decide
all questions of order.
3. The Chair shall appoint any necessary committees and shall
appoint any committees requested by a majority of the
members.
b. Vice -Chair.
1. The Vice -Chair shall preside at all meetings in the absence of
the Chair and perform such duties as requested by the Chair.
C. In the event that the Chair and Vice Chair are absent from an
individual meeting. the most senior member of the Planning
Commission based on their date of initial appointment shall preside at
that meeting.
B. Work Rules.
There shall be two (2) regularly scheduled meetings the first and third
Monday of each month, unless an alternative is scheduled due to an
unforseen conflict or canceled by the Chair due to a lack of business items.
Notice of the change must be communicated to the members at least four (4)
days prior to the meeting date.
2. A quorum of the Commission shall consist of four (4) members.
3. All meetings shall be open to the public.
4. A special meeting of the Planning Commission may be called by a motion of
the majority of the members stating the purpose of such meeting with written
notice posted at least twenty-four (24) hours in advance of the meeting.
5. Any site inspection involving four (4) or more members as a group must be
scheduled and noticed as a special Planning Commission Meeting.
6. The alternate member shall sit at the Planning Commission table during any
scheduled meeting, but the alternate shall only vote if a member of the
Commission is absent.
7. A member may be excused from an individual meeting for reasons of illness,
work, or out of town trips. Notice of the member's absence must be
communicated to the City staff before 4:00 PM on the date of the meeting.
8. The order of business shall be as listed in the meeting agenda to be
prepared by the Zoning Administrator before each meeting.
9. The Zoning Administrator shall take minutes of all Commission meetings or
special meetings, which are to be distributed to the members prior to the
next Commission meeting. Approval of the minutes is by a majority of the
members present at the meeting at which the minutes are on the agenda.
Upon approval, the minutes shall be signed by the Chair and attested to by
the Zoning Administrator.
10. Motions shall be made only by persons recognized by the Chair.
11. Any resolution or motion may be withdrawn at any time before action is taken
on it.
2
12. When a question is under debate, no other motion shall be entertained
except to table or call for the questions, act on the question, postpone, refer
to committee, or amend. Motions shall take precedence in that order and the
first two shall be without debate.
13. All motions shall be carried by a majority vote of the members present,
except a call for the question. Any members or the Chair may call for a roll
call vote on any issue.
14. A call for the question is not a motion, but an indication to the Chair that the
person making this statement is ready to have the motion or question acted
upon without further discussion.
15. All commission recommendations shall be sent to the City Council in written
meeting minutes and shall include a record of the division of votes on each
recommendation.
16. Any Commission member having a personal interest, a financial interest, or a
family member with a financial interest in any individual action to be
considered by the Commission shall:
a. Notify the Chair of the conflict in advance of the meeting.
b. Allow the Chair to explain the potential conflict to the Commission.
C. At the request of the Chair, the member shall excuse themselves from
the Commission in advance of the discussion and voting on this item.
17. In the event that a member is contacted prior to a Commission meeting by a
person with a concern regarding a pending issue, the member must:
a. Refrain from discussing any Planning Commission business with any
individual outside of a Planning Commission meeting. This includes
their own stand on the pending issue.
b. Refrain from speculating on other Commission members' stand on the
pending issue.
18. Any Commission member who conducts themselves in a manner conflicting
with these By -Laws provides grounds for removal by the City Council.
19. Any rule not covered by these By -Laws shall be governed by Robert's Rules
of Order.
20. These By -Laws shall not be repealed or amended except by a five (5)
member vote of the Commission and after notice has been given at a
previous meeting. Changes in these By -Laws become effective upon
approval of the City Council.
ADOPTED by the Otsego Planning Commission on this th day of
2004.
A
ATTEST:
Richard Nichols, Chair
Judy Hudson, Zoning Administrator/City Clerk
APPROVED by the Otsego City Council on this th day of 2004.
'U
Larry Fournier, Mayor
ATTEST:
Judy Hudson, Zoning Administrator/City Clerk
4