04-05-04 PCITEM 3-y
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
Michael Darrow / Daniel Licht
Otsego —Schmitz— Rezoning/CUP
March 31, 2004
176.02 — 04.06
ACTION DATE
CITY FILE:
April 30, 2004
2004-13
Ms. Cindy Schmitz is proposing to subdivide a lot from the balance of a 20 acre property
owned by Mr. Bradley Praught located on the corner of MacAllister Avenue and 60th
Street (CSAR 37). The site is currently guided for agriculture land uses within the Urban
Service Reserve Area and zoned A-1 Agricultural Rural Service Area District. The
request requires application for a Zoning Map amendment to rezone the site to the A-2,
Agriculture Long Range Urban Service District and a conditional use permit (CUP) for a
residential lot size less than 20 acres.
Exhibits:
A. Site Location
B. Site Plan
ANALYSIS
Zoning. The subject site is currently zoned A-1 District consistent with the provisions of
the Comprehensive Plan regarding interim land use until sanitary sewer and water
services are available. The proposed subdivision the subject site to create a lot less
than 20 acres would need to be developed under the requirements of the City's A-2
District. Section 20-3-2.F and Section 20-4-21 of the Zoning Ordinance guides City
Officials to consider the following factors in their evaluation of the Zoning Map
amendment and CUP applications:
1. The proposed action's consistency with the specific policies and provisions of the
official City Comprehensive Plan.
Comment: The Comprehensive Plan guides the subject site for continued
agricultural use as part of the Urban Service Resource Area. Residential uses in
this area are allowed at a density of four units per forty acres, subject to the
requirements of the A-1 or A-2 District. The property currently is used as farmland.
The proposed rezoning and CUP is consistent with the provisions 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 rural residential and agriculture uses to
the north, east, south, and west. The division of the existing homestead from the
balance of the property does not create any compatibility issues.
3. The proposed use's conformity with all performance standards contained in the
Zoning Ordinance (i.e., parking, loading, noise, etc.).
Comment: The proposed CUP will be required to conform to all applicable
performance standards.
4. The proposed use's effect upon the area in which it is proposed.
Comment: The proposed subdivision is not anticipated to have any negative effect to
the area.
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 anticipated to generate traffic consistent with that of
a single family home, which is within the capacities of MacAlister Avenue..
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.
Administrative Subdivision. The proposed subdivision of the subject site qualifies as
a minor subdivision under Section 21-2-1-C of the Subdivision Ordinance. The
applicant must submit a certificate of survey illustrating the proposed subdivision and all
required rights-of-way and easements. The administrative subdivision is subject to
review and approval of the Zoning Administrator.
Access. MacAllister Avenue is currently a gravel road by prescriptive easement and is
adequate for the traffic generated by the proposed use. The applicant will be required
to dedicate 30 feet of right -of way on the Certificate of Survey.
Density. The maximum number of dwelling units that can be subdivided from the
existing parcel is two. Upon subdivision of the property, both resulting parcels must be
subdivided to restrict further subdivision in accordance with the Comprehensive Plan.
Lot Area/Width. Lots within the A-2 District are required to be a minimum of 20 acres
in size and have 450 feet of frontage to a public street. Section 20-52-5.1-1 allows for
subdivision of residential lot sizes less than 20 acres and with less than 450 feet of
frontage by CUP. The subdivided lot must be at least 1.0 acres and not to exceed 2.5
acres in size, with 150 feet of frontage to a public street. The proposed lot has an area
of 2.5 acres and a frontage width of approximately 250 feet.
Setbacks. The setbacks applicable to the proposed lot are outlined below. The
applicant must submit a certificate of survey illustrating the proposed lot and all required
setbacks.
ront
F
Side
Rear
5 feet
10 feet
50 feet
Easements. Section 21-7-15.A of the Subdivision Ordinance requires a ten -foot
drainage and utility easement be provided at the perimeter of the subdivided lot. All
easements must be shown on the certificate of survey.
Utilities. The subject site is to be served by existing on-site septic and well systems.
The applicant must provide sites for primary and secondary septic systems. Single
family residential septic and well locations are subject to the review and approval of the
Building Official.
Park and Trail Dedication. The proposed subdivision creates one new buildable
parcel and is therefore subject to park and trail dedication requirements. The applicant
must pay a cash fee in lieu of land of $2,820.00 prior to release of the administrative
subdivision for recording.
CONCLUSION
The proposed Zoning Map amendment and CUP to allow subdivision of a 2.5 acre
residential site are consistent with the provisions of the Comprehensive Plan, Zoning
Ordinance and Subdivision Ordinance. We recommend approval of the 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 A-2 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.
Decision 2- Conditional Use Permit.
A. Motion to approve a CUP allowing an A-2 District lot size less than 20 acres and
a width less than 450 feet, subject to the following conditions:
1. The applicant shall provide a certificate of survey for the proposed subdivision
to be processed in accordance with Section 2 of the Subdivision Ordinance,
subject to the approval of the Zoning Administrator.
2. A deed restriction is recorded against both parcels limiting further subdivision
except as may be allowed by the Comprehensive Plan.
3. The certificate of survey shall provide for a 10 foot perimeter drainage and
utility easement, subject to review and approval of the City Engineer.
4. The Building Official shall review the minor subdivision application and
determine that adequate area exists on the proposed parcel for the required
primary septic system and an alternative site.
5. The applicant shall pay a cash fee in lieu of land of $2,820.00 to satisfy park
and trail dedication requirements.
6. 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/Zoning Administrator
Tim Rochel, Building Official
Andy MacArthur, City Attorney
Ron Wagner, City Engineer
Cindy Schmitz
Brad Praught
SASE MAP D■■AA PRO VDED B Y
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PREPARED OCTOBER 2001
NOTE:
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LEGEND PROPERTY IDENTIFICATION
PUT NUMBER #OSB &
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ADDRESS—LAST 2 3083-30 CITY OF OTSEGO, WRIGHT
DIGITS OF ZIP CODE PREPARED BY: LYNN NARTLEY
NUMBER
COUNTY 35
s/91 SHEET
Hakanson
1 Anderson
Assoc., Inc.
MEMORANDUM
3601 Thurston Avenue, Suite 101, Anoka, MN 55303
Phone: 763/427-5860 Fax: 763/427-0520
To: Honorable Mayor Fournier and City Council
From: Ronald J. Wagner, PE, City Engineer
cc: Mike Robertson, Administrator
Judy Hudson, Clerk
Dan Licht
Date: March 24, 2004
Re: Schmitz CUP and Rezoning Application
We have reviewed the application for the Cindy Schmitz for CUP and rezoning.
The front footage and acreage appear to be adequate although we cannot be certain as there is no
survey drawings showing exact dimensions.
A condition of any approval should include a drawing reviewed and signed by a Registered Land
Surveyor and dedication of 33' of right-of-way along McAllister Avenue.
If you have any questions or need additional information, please call me at 763-427-5860.
Civil e'rMunicipal ��
Engineering
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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: Michael Darrow / Daniel Licht
RE: Otsego —Heritage Development; Rezoning/Preliminary Plat
REPORT DATE: March 31, 2004 ACTION DATE: May 17, 2004
NAC FILE: 176.02 — 04.07 CITY FILE: 2004-17
BACKGROUND
Heritage Development, Inc. has submitted an application for development of 77 single
family lots on 40 acres of land. The subject property is located north of 70th Street,
approximately one-quarter mile east of CSAH 19. The subject site is guided for low
density residential use by the Comprehensive Plan. The present zoning of the property
is A-1, Agriculture Rural Service Area District consistent with the City's interim land use
plan. Portions of the subject site are also within the Shoreland Overlay District of
Otsego Creek, which is a designated tributary waterway. The applicant has requested
consideration of a Zoning Map amendment rezoning the subject site to R-6, Residential,
Townhouse, Quadraminim and Low Density Multiple Family District and of a preliminary
plat.
Exhibits:
A. Site Location
B. Preliminary Plat
C. Preliminary Grading Plan
D. Preliminary Utility Plan
ANALYSIS
Zoning. The subject site is currently zoned A-1 District consistent with the provisions of
the Comprehensive Plan regarding interim land use until sanitary sewer and water
services are available. The applicant has proposed the subject site be developed under
the requirements of the City's R-6 District, where single family uses are allowed as a
permitted use at urban densities. Section 20-3-2.F of the Zoning Ordinance guides City
Officials to consider the following factors in their evaluation of the Zoning Map
amendment:
1. The proposed action's consistency with the specific policies and provisions of the
official City Comprehensive Plan.
Comment: The Comprehensive Plan guides the subject site for low density
residential uses, which is defined as a density of less than four units per gross acre.
The proposed development has a gross density of 1.93 units per acre. As such, the
type of use and density is consistent with the direction 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:
Direction
Land Use Plan
Zoning Map
Existing Use
North
Low Density Residential
R-6 District
Sunray Farms
East
Low Density Residential
A-1 District
Agriculture
South
Albertville- Towne Lakes
PUD
Residential
West
Commercial
A-1 District
Agriculture
Existing land uses on all sides within the City of Otsego are currently agricultural, but
planned for urban development within the west sanitary sewer service district.
Sunray Farms to the north is just starting development of the single family homes.
The proposed use will be compatible to that of Sunray Farms, as well as urban
development occurig within the City of Albertville to the south..
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 conform to all
applicable provisions of the Zoning Ordinance, Subdivision Ordinance and
Engineering Manual discussed further in this report.
4. The proposed use's effect upon the area in which it is proposed.
Comment. This project will utilize trunk service lines from the treatment plant
available infrastructure capacities.
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. Primary access to the preliminary plat will be off of 70tt' Street and
Lambert Avenue (from within Sunray Farms). The Cities of Otsego and Albertville
plan to jointly provide for the upgrade of 70th Street to handle regional traffic
volumes, with the City of Otsego collecting road access fees to help fund its portion
of the project..
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 as the level of development is consistent with the
Comprehensive Plan.
Blocks. Block length is limited to a minimum of 300 feet and a maximum of 1,200 feet
per Section 21-7-3 of the Subdivision Ordinance to ensure safe and convenient access
within and between neighborhoods. The general block layout conforms to these
requirements with access provided from extension of Lambert Avenue (east -west),
"Street A" providing access off of 70th Street NE and "Street B" providing access off of
Lambert Avenue. No direct access from the subject site to the property to the west is
provided as the adjacent site is planned for commercial use and the mixing of traffic
would be undesirable.
Lot Requirements. The following table outlines the applicable minimum lot
requirements for the proposed preliminary plat:
District Minimum
Lot Area
Minimum
Lot Width
R-6 District 9,000
60 ft.
Shoreland District -Otsego Creek n/a
75 ft.
Cul -de -Sac Turnaround n/a
75 ft.
All of the lots exceed the minimum lot area requirements of the R-6 District, with the
average lot size of 16,202 square feet and most lots larger than 12,000 square feet.
Lots 5 and 6, Block 2 do not meet the minimum lot width standards for the
Shoreland Overlay District of Otsego Creek and must be revised to conform to
these requirements
Setbacks. The setback requirements for the R-6 District are shown in the table below.
The preliminary plat identifies basic setback requirements, which are also shown on the
grading plan. The proposed lots meet the setback requirements of the Zoning
Ordinance.
Front
Side
Rear
Wetland
Arterial
Local
Corner
Interior
DoubleInterior
Front
65ft.
35 ft.
35 ft.
10 ft.
Same
20 ft.
40 ft.
as Front
Access. The preliminary plat is to be accessed via a roadway extended by Lambert
Avenue from Sunray Farms to the north. Primary access will eventually come off of 70th
Street, which is designated as a minor arterial roadway and anticipated to become a
County road in the future. The developer must provide for acquisition of necessary
right-of-way from the abutting property for construction of the easterly access to 70th
Street, as a condition of preliminary plat approval.
The City is planning accesses to 70th Street based on Wright County spacing
requirements whenever possible. The easterly access to 70th Street is one-half mile
from CSAH 19 and aligns with a proposed intersection from the south within the City of
Albertville. The westerly access to 70th Street, labeled as "Street A" on the preliminary
plat, is approximately 150 feet less than one quarter mile from CSAH 19. It also is less
than one-quarter mile from intersections on the south side of CSAH 19 within the Towne
Lakes subdivision in Albertville. The location of this intersection is due to a wetland at
the rear of Lots 1-4, Block 4.
Options to address this issue are to shift Street A approximately 150 feet west to meet
quarter -mile spacing requirements (resulting in a loss of four lots) or to construct the
intersection as shown on the plat recognizing that this access will likely be restricted to
right-in/right-out in the future. The easterly access will likely be maintained in the future
as a full -intersection and provide sufficient access to this subdivision and other adjacent
properties. Furthermore, the location of the westerly access is at least 500 feet from
other existing intersections to 70th Street, so no short term traffic conflicts would be
anticipated. Based on these factors, our office is accepting of the proposed location of
the west access to 70th Street, subject to further comment by the City Engineer.
Currently, 70th Street exists as a gravel surface, rural section roadway. The City will
collect road impact fees at the time of final plat approval from this and other area
developments to partially fund Otsego's portion of improving 70th Street to urban
collector street standards. Improvement of 70th Street must be coordinated with the City
of Albertville and the two City staff's have had preliminary discussions regarding timing
of this project. Improvement of 70th Street would not be anticipated to occur prior to
2005.
All of the streets within the proposed preliminary plat are to be public with 60 foot rights-
of-way consistent with the Engineering Manual. The preliminary plat must incorporate
the City's updated urban street section with sidewalks to be installed on one side of the
street as recommended by City Staff. Streets are to be named in accordance with the
County's grid pattern and all street designs are subject to review and approval of the
City Engineer.
Outlots. The applicant has identified four outlots on the preliminary plat. Outlot A
(located on the western portion of the plat) is identified as an outlot necessary to provide
access to a pond. Outlot B, C, and D are shown on the south-central, eastern, and
southern portion of the plan respectively. The applicant should submit a revised plan
incorporating all of these outlots as part of the adjacent lots with an overlying drainage
and utility easement.
Landscaping. A landscaping plan must be submitted prior to final plat approval for the
required bufferyard along the yards abutting 70th Street, per Section 20-16-7.D of the
Zoning Ordinance.
Park and Trail Dedication. Section 21-7-18.1 of the Subdivision Ordinance states that
when a subdivision is proposed, the developer shall make a dedication of land for public
park use, or the City may require a fee in lieu of land dedication. The Park and Trail
Plan anticipates no park facilities in the area of the preliminary plat. Trails will be
provided along 70th Street as part of the major collector improvement project. As such,
the park dedication requirement will be satisfied as a cash fee in lieu of land for this
subdivision. This fee equals to $2,820.00 per dwelling unit paid at the time of final plat.
Grading and Drainage. A preliminary grading plan has been submitted for review by
the City Engineer. The preliminary grading plan identifies four wetlands within the site.
They are located in the central portion of the site (Wetland A) eastern portion (Wetland
B) and south central (Wetland C & D). The wetlands boundaries are identified on the
preliminary plat. Wetland D may be impacted if "street A" is shifted further to the east to
meet spacing requirements. Preliminary plat approval will be contingent upon the
review and approval of the City Engineer regarding wetlands, grading, and drainage.
Utilities. Plans for sanitary sewer and water utilities have been submitted. These plans
provide for the extension of trunk and water service within the roadway extended from
the north within Sunray Farms. All utility plans are subject to the review and approval of
the City Engineer.
Easements. Section 21-7-15 of the Subdivision Ordinance requires 10 foot wide
drainage and utility easements at the perimeter of all lots, which may be overlaid on
side lot lines. These easements are shown on the preliminary plat. Easements are also
required over all waterways, wetlands, and ponding areas not dedicated to the City. All
easements are subject to the review and approval of the City Engineer.
Existing Structures. The preliminary plat shows buildings located in the southwestern
portion of the plat (Block 3 Lot 9, Block 4, Lot 1). The existing structures are currently
within the rights-of-way or overlying property lines as shown on the plat. As a condition
of approval, these structures will need to be. The applicant has discussed preserving
the existing residence by moving it to a lot within the plat. Relocation of the dwelling
would require conformance with applicable setback requirements, but no conditional
use permit would be required as the structure is being moved within the same parcel.
Development Contract. Upon approval of a final plat, the applicant must enter into a
development contract. The development contract specifies that sanitary sewer capacity
is reserved only to those developments final platted that have paid for such services
consistent with the polices of the Comprehensive Plan. The development contract is
subject to the review and approval of the City Attorney.
CONCLUSION
The proposed preliminary plat provides for a compact urban single family neighborhood,
which is consistent with already approved or planned uses surrounding the subject site.
Furthermore, the proposed preliminary plat is generally consistent with the City's
development regulations. Therefore, our office recommends approval of the
applications as outlined below.
Decision 1- Zoning Map Amendment
A. Motion to approve rezoning the area of the subject site from A-1 District to R- 6
District as being consistent with the policies of the Comprehensive Plan.
B. Motion to deny the application based on the 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 for Heritage Development subject to the
following conditions:
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 illustrate the boundaries of the Shoreland
Overlay District from Otsego Creek.
3. Lots 5-6, Block 2 shall be revised to meet the 75 -foot width requirement of
the Shoreland Overlay District.
4. Access locations onto 70th Street shall be subject to the review and
approval the City Engineer.
5. The developer shall be responsible for rights-of-way costs associated with
the extension of Lamert Avenue.
6. All local through streets shall have sidewalks as recommended by the City
Planner and all street designs are subject to review and approval by the
City Engineer.
7. The applicant shall submit a revised plan incorporating Outlots A, B, C,
and D as part of the adjacent lots with the overlying dwelling unit
easement.
8. A landscape plan providing for a gateway treatment at the residential
neighborhood entrance from 70th Street and landscape bufferyard on
Block 3 Lot 9 and Block 4 Lots 1, 12-19 shall be submitted subject to the
review and approval of City Staff.
9. Park and trail dedication requirements shall be satisfied as a cash fee in
lieu of land paid at the time of final plat based on the fee in effect at that
time.
10. All existing structures and accessory buildings shall be removed.
Relocation of the existing residence to a location within the plat shall be
subject to City Staff review and approval.
11. All grading, utilities, easements, streets, and rights -of -ways shall be
subject to the review and approval of the City Engineer.
12. The applicant shall enter into a development contract upon approval of a
final plat, paying all fees and securities, subject to the review and approval
of the City Attorney.
13. 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, Zoning Ordinance, and Subdivision
Ordinance.
PC: Mike Robertson
Judy Hudson
Andy MacArhur
Ron Wagner
Patty Fowler
Tom Von Bische
NAC
SAW MAP DAVI PRO VDED B Y
PHc*amn
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Anderson
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PREPARED OCTOBER 2001
NOTE:
THIS MAP IS FOR PLANNING
PURPOSES ONLYAND SHOULD
NOT BE USED FOR EXACT
MEASUREMENT.
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70TH STREET NE
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VICINfTY MAP
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TOTAL AREA = 40,00 ACRES / 1,742,430 S.F.
+•-+ R/W AREA = 2,83 ACRES / 123,337.55 S.F
SINGLE FAMILY LOTS = 77
SINGLE FAMILY DENSITY =77/400=1.93
•, AREA OF EXIST. WETLANDS -1.51 ACRES / 65,990 S.F.
EXISTING ZONING - AGRICULTURAL LOTS/ACRE
PROPOSED ZONING - R-4
PROPERTY OWNERS
RONALD h NANCY DUERR
11230 70ST NE
AL13ERTVILLE MN., 55301
PROPERTY DESCRIPTION
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Il PLANNERS tl W!O SUfiJEY0R5 61^a"�" ^•'p EPlot NGINEERING pa Y L _— HERITAGE DEVELOPMENT Preliminary
422COMPRNV — z EARD. 0
INC.. _ 6T. PAUL,L, MN NN 53117 _ nTfiF.r-(1 �.... �
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
Thomas Von Bische, Heritage Development
Probe Engineering, Inc.
Reviewed by: Ronald J. Wagner, P.E.
Shane M. Nelson, E.I.T.
Date: March 30, 2004
Proposed
Development: Duerr Property
Street Location
of Property: A portion of the S '/z of Section 25, T121, R24
40.0 Acres, north of 70th Street NE and east of CSAH 19
Applicant: Thomas Von Bische
Heritage Development of Minnesota
422 East County Road D
Little Canada, MN 55117
Developer: Heritage Development of Minnesota
Owners of Record:
Wilfred and Nancy Duerr
1123070th Street NE
Albertville, MN 55301
Purpose: A proposed 77 lot single family residential development on
40.0 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)
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TABLE OF CONTENTS
INFORMATION AVAILABLE
SUBDIVISION CONFIGURATION, LOT SIZE, DENSITY
STREETS
EXISTING CONDITIONS
PRELIMINARY PLAT
PRELIMINARY GRADING PLAN
WETLANDS
SURFACE WATER MANAGEMENT
TRAFFIC/ACCESS ISSUE
SANITARY SEWER COLLECTION SYSTEM
WATER DISTRIBUTION SYSTEM
ENVIRONMENTAL
OTHER CONSIDERATIONS
SUMMARY AND/OR RECOMMENDATION
\\Ha01\Shared Docs\Municipal\Aotsego2xxx\2280\ot2280RVW1.doc
INFORMATION AVAILABLE
Preliminary Plat, 3/11/04, by Probe Engineering, Inc.
Preliminary Utility Plan, 3/11/04, by Probe Engineering, Inc.
Preliminary Grading Plan, 3/11/04, by Probe Engineering, Inc.
Preliminary Detail Plan, 3/11/04, by Probe Engineering, Inc.
Wetland Delineation Report, November 2003, by Peterson Environmental Consulting, Inc.
Hydrology Report, 3/19/04, by Probe Engineering, Inc.
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
SUBDIVISION CONFIGURATION, LOT SIZE, DENSITY
1. The plan shall be revised to show the 75' minimum lot width within the Shoreland
Overlay District.
STREETS
1. A minimum of sixty (60) feet of right-of-way must be provided for all public streets. It
does not appear that adequate right-of-way is proposed at the east entrance. (21-7-
7.A.)
2. Include centerline horizontal curve data on plan.
3. The minimum roadway centerline curvature shall be 250' radius. Most curves
throughout the preliminary plan do not meet this. (21-7-7G)
4. Tangents of at least 100' shall be introduced between reverse curves. (21-7-7.C.)
5. Streets shall be named in accordance with the Wright County street name grid
system.
Page 1
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EXISTING CONDITIONS
1. We recommend providing a separate Existing Conditions Plan.
2. Existing zoning classifications for land in and abutting the subdivision shall be shown
on the plan. (21-6-2.B.2.)
3. 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.)
4. Existing 100 -year flood elevations shall be shown on the plan. (21-6-2.B.9.)
5. Existing easements shall be depicted on the plan.
PRELIMINARY PLAT
1. Location, dimensions, and purpose of all proposed easements shall be shown on the
plan. (21-6-2.C.5.)
2. The ROW shall be rounded at intersections parallel to back of curb.
3. The outlots shall be revised such that they are incorporated into the adjacent lots and
covered under drainage and utility easements.
4. The boundaries of the Shoreland Overlay District shall be depicted on the plan.
5. Lots abutting 70th Street NE shall have an additional 10' of depth to be overlaid by
drainage and utility easement to allow space for a residential bufferyard. Earth berms
at least four (4) feet in height shall be depicted on the Grading Plan for said
bufferyards. (20-16-7.D.)
PRELIMINARY GRADING PLAN
1. The plan is difficult to read due to the small scale and the small text size. Please
provide a plan with a scale of 1" = 50'.
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. Wetland delineations are subject to review and verification by Wright County SWCD,
MN DNR, and U.S. Army Corps of Engineers.
Page 2
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3. 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. The hydrology of the site is under review and comments will be forthcoming.
TRAFFIC/ACCESS ISSUE
1. Access will be provided to the site via 70th Street NE, which is an existing gravel road.
It is planned that 70th Street NE will be upgraded to an urban section with a
bituminous surface and curb and gutter as a joint City project with Albertville to
provide primary access to the proposed subdivision. Secondary access will be
provided by a connection to Lambert Avenue NE that is to be constructed with the
Sunray Farms development.
2. It is planned that 70th Street NE will become a County Road in the future and it is
therefore desirable to maintain the '/4 mile spacing requirement of Wright County.
The plan does not show this. We anticipate that the west access will be required to
be a right in/right out intersection in the future if the street locations remain as shown.
SANITARY SEWER COLLECTION SYSTEM
1. Sanitary sewer manholes shall be located on the centerline of the road. If it is
necessary for a manhole to be located near the curb, a sealed lid will be required.
2. The sanitary sewer collection system is under review and comments will be
forthcoming.
WATER DISTRIBUTION SYSTEM
1. The water distribution system is under review and comments will be forthcoming.
ENVIRONMENTAL
1. A statement certifying the environmental condition of the site is required. (21-6-
2.B.10.)
OTHER CONSIDERATIONS
Benchmarks need to be shown on each sheet (see page 7 Section 111.14 of
Engineering Manual).
Page 3
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2. The National Wetlands Inventory (NWI) map and Wright County Soil Survey map
indicate that there is a large area surrounding the existing creek that historically had
wetland qualities and is mapped with soils that are unsuitable for development. It is
our opinion that additional geotechnical exploration must be preformed to determine if
the soils in these areas are suitable for the proposed development.
3. A permit from the Department of Natural Resources will be required for the proposed
creek crossing.
4. It appears that there is an overhead electric utility line along the east plat line that will
have to be moved considering the proposed location of the east entrance road. The
developer must coordinate this and all associated costs are to be borne by the
developer.
5. We assume that there is an easement associated with the overhead electric utility
line that will have to be vacated for the proposed development, assuming that the line
is moved.
SUMMARY AND/OR RECOMMENDATION
We recommend approval contingent upon the above comments.
Page 4
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ITEM 4_7
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: 18 March 2004
RE: Otsego — Zoning Ordinance; Temporary Signs
FILE NO.: 176.08 — 03.10
BACKGROUND
The Planning Commission has been discussion changes to the temporary sign
provisions of the Zoning Ordinance. The Planning Commission has reviewed the
existing language, considered allowances in other communities and heard input from
interested business and property owners. Based on the direction of the Planning
Commission, we have drafted proposed language for amendment of the Zoning
Ordinance.
ANALYSIS
The first section of the draft ordinance deals with signs that do not require a sign permit,
which are allowed for Churches, Schools and the City. The second section of the draft
Ordinance applies to uses within business and industrial zoning districts. The draft
ordinance attached to this memorandum proposes the following significant changes
from the current Zoning Ordinance:
Prohibition of freestanding temporary signs.
Allowance of one sign per year per property, except that an additional sign may
be allowed for grand openings for new tenants/businesses.
Property owner must sign -off on permit application and an escrow will be
required to ensure compliance.
CONCLUSION
The attached draft Zoning Ordinance amendment is for discussion by the Planning
Commission. The Planning Commission may direct additional staff research or
changes or call for a public hearing to consider recommendations to the City Council.
PC. Mike Robertson
Judy Hudson
Tim Rochel
Andy MacArthur
Rudy Thiboedeu
John Hemple
2
ORDINANCE NO.: 2004 -
CITY OF OTSEGO
COUNTY OF WRIGHT, MINNESOTA
AN ORDINANCE AMENDING SECTION 37 OF THE ZONING ORDINANCE (SIGNS)
REGARDING TEMPORARY MESSAGE SIGNS AND SPECIAL MESSAGE SIGNS.
THE CITY COUNCIL OF THE CITY OF OTSEGO DOES HEREBY ORDAIN:
Section 1. Section 20-37-3.A.3 of the Zoning Ordinance is hereby amended to read
as follows:
3. Temporary Signs: Temporary signs announcing any public, charitable,
educational or religious event or function, located entirely within the
premises of that institution shall be allowed, provided that:
a. Freestanding or freestanding portable signs are prohibited.
Only wall mounted signs or banners shall be allowed as
temporary signs.
b. The sign area may not exceed thirty two (32) square feet.
C. The sign may be illuminated, but flashing signs or electronic
changing messages are prohibited.
d. A temporary sign may be displayed for a period not more
than twenty one (21) days prior to the event and shall be
removed within three (3) days after the event.
e. The Zoning Administrator may order the immediate removal of any
special message sign that is not maintained in accordance with the
provisions of this section.
Section 2. Section 20-37-5.C.6 of the Zoning Ordinance is hereby amended to read
as follows:
6. Special Message Signs. Special message signs may be allowed
on a temporary basis by an administrative permit subject to the
following provisions:
a. Freestanding or freestanding portable signs are prohibited.
Only wall mounted signs or banners shall be allowed as
special message signs.
b. The sign area may not exceed thirty two (32) square feet.
C. The signs may be illuminated, but flashing signs or
electronic changing messages are prohibited.
d. An individual special message sign may be displayed for a
period not to exceed ten (10) days and not more than one
(1) sign may be displayed per property at any one time.
e. Administrative permits:
One (1) sign permit per property or one sign permit per
tenant with an exclusive exterior entrance within a multiple
occupancy building shall be allowed per calendar year.
2. In addition to the sign permit allowed by Section 20-37-
5.C.6.e of this Section, one (1) additional sign permit may be
issued within ninety (90) days of issuance of a certificate of
occupancy or other documentation satisfactory to the Zoning
Administrator of new occupancy of a property, building or
tenant space.
3. The owner of the property on which the sign is to be located
shall endorse in writing all applications for a special
message sign and shall be responsible for the proper
location, maintenance and removal of the sign.
4. The applicant for the administrative permit shall provide an
escrow in an amount determined by the Zoning
Administrator to ensure compliance with the provisions of
this Section.
5. The Zoning Administrator may order the immediate
removal of any special message sign that is not
maintained in accordance with the provisions of this
2
section at the administrative permit holders' expense.
Section 3. This Ordinance shall become effective immediately upon its passage
and publication.
PASSED by the Otsego City Council this day of , 2004.
CITY OF OTSEGO
Larry Fournier, Mayor
ATTEST:
Judy Hudson, Zoning Administrator/City Clerk
Hakanson
Anderson
Assoc., Inc.
MEMORANDUM
3601 Thurston Avenue, Suite 101, Anoka, MN 55303
Phone: 763/427-5860 Fax: 763/427-0520
To: Honorable Mayor Fournier and City Council
From: Ronald J. Wagner, PE, City Engineer
cc: Mike Robertson, Administrator
Judy Hudson, Clerk
Dan Licht, NAC
Date: March 24, 2004
Re: Local Street and Driveway Access Issues
We understand the issue before the Planning Commission and City Council is the number of
driveway entrances from a local street. Minimizing or eliminating private accesses for collectors
and county roads is always a positive in terms of safety. For local streets, the number of accesses
or the proximity to one another is not a significant safety issue due to the relatively low speeds.
There are other considerations to take into account on limiting access to local streets and those
are cost and maintenance. On rural section roads, a maintenance issue with driveway culverts can
arise when the culvert becomes plugged with ice, mud or debris or when the culvert may be
crushed or has deteriorated to a point of needing replacement. The more driveway culverts, the
more issues the City will have to deal with. Secondly, the cost during reconstructs or overlays are
increased. Each driveway will require some extra work to return it to the pre-existing condition
after the road is improved.
These are items the Planning Commission and the City Council should take into consideration
when setting a policy on private driveway access to local streets.
Civil &Municipal ��
Engineering
Land Surveying for