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06-07-04 PCITEM 3.1 NORTHWEST ASSOCIATED CONSULTANTS, INC. 5775 Wayzata Boulevard, Suite 555, St. Louis Park, MN 55416 Telephone: 952.595.9636 Facsimile: 952.595.9837 planners@nacplanning.com PLANNING REPORT TO: Otsego Planning Commission FROM: Daniel Licht, AICP APPLICATION: Cederberg Estates; Rezoning/Preliminary Plat REPORT DATE: 1 June 2004 60 -DAY DATE: NAC FILE: 176.02 — 04.19 CITY FILE: 2004-32 BACKGROUND Bob Cederberg and Anna Cederberg have submitted an application for a four lot preliminary plat. The preliminary plat involves combining the applicants' two existing buildable lots at the southwest corner of 88th Street and O'Brian Avenue with Outlot B of the Meadowlands subdivision and re -subdividing four single family lots. The subject site is within the Long Range Urban Service Area designated by the Comprehensive Plan. The two existing lots are zoned R-2, Residential Long Range Urban Service District (Large Lot) and Outlot B is zoned R-3, Residential Long Range Urban Service District (General). In addition to preliminary plat approval, the applicant is requesting a Zoning Map amendment to include the entire site within the R-3 District. Exhibits: A. Site Location B. NAC Sketch Plan C. Preliminary Plat D. Preliminary Grading Plan ANALYSIS Zoning. The two existing lots are zoned R-2 District consistent with the Otsego Acres subdivision. Outlot B of Meadowlands is zoned R-3 District consistent with the rest of that subdivision. The R-2 District requires a larger two acre minimum lot size, which is reflective of Wright County Zoning Ordinance requirements imposed at the time Otsego Acres was final platted. The proposed subdivision requires that the two existing lots be rezoned to R-3 District to allow for a minimum one acre lot size. Applications for rezoning are subject to (but not limited to) the criteria outlined in Section 20-3-21 of the Zoning Ordinance: The proposed action's consistency with the specific policies and provisions of the official City Comprehensive Plan. Comment: The subject site is included within the Long Range Urban Service area designated by the Comprehensive Plan. Further development of urban type land uses in this area is not to occur unless at least one of the following criteria outlined by the Comprehensive Plan are met.- a. et. a. Completion of an unfinished street network. b. Such Development shall have the result of the correction or improvement of a demonstrated area drainage problem. C. The dedication of lands to a legitimate public purpose (i.e., desired parks, public facility structures, right-of-way dedication etc.) The applicant participated as part of the Meadowlands subdivision by providing an second public street access from that site to O'Brian Avenue via what is now 88th Street. In exchange, the applicant was given Outlot B to be combined with their existing two properties within the Otsego Acres subdivision. Therefore, the proposed subdivision is consistent with the criteria above related to the improvement of the area drainage issue corrected with the Meadowlands subdivision. 2. The proposed use's compatibility with present and future land uses of the area. Comment. The subject site is surrounded in all directions by one acre or two acre single family lots. The proposed subdivision is consistent with these development standards and therefore compatible. 3. The proposed use's conformity with all performance standards contained in the Zoning Ordinance (i.e., parking, loading, noise, etc.). Comment: The proposed subdivision is required to conform to all applicable performance standards of the Zoning and Subdivision Ordinances. 4. The proposed use's effect upon the area in which it is proposed. Comment: The proposed subdivision of the subject site will provide for lots with the same general character as existing development surrounding this site. 2 5. The proposed use's impact upon property values of the area in which it is proposed. Comment: Although no study has been completed, the proposed use is not anticipated to negatively impact area property values. 6. Traffic generation by the proposed use in relation to the capabilities of streets serving the property. Comment: The proposed lots will be adequately served by 88th Street and O'Brian 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. Lot Requirements. Lots within the R-3 District must have a minimum area of one acre and minimum width of 150 feet to a public street. Lot 3 is less than one acre in area. Lot 1 is one acre in area, but only because of an irregular shape that includes unusable space at its southeast corner. Also, the side lot line of Lot 2 has angle approximately 180 feet back from the front lot line. These designs are inconsistent with the requirements of Section 21-7-2 and 21-7-3 of the Subdivision Ordinance and are the result of trying to create four lots. Our office prepared a sketch plan at the time of the Meadowlands subdivision showing how Outlot B could be incorporated as part of the applicant's two existing lots to create three buildable parcels in conformance with applicable design requirements. We recommend that the preliminary plat is revised to provide only three lots consistent with the sketch plan. Additionally, a resubdivision plan for the newly created lot will be required that would allow division of the property into at least two lots with availability of sanitary sewer and water service. Setbacks. The preliminary plat identifies the required setbacks of the R-3 District, although only a 10 foot side yard setback is required (15 feet is shown). Each of the lots has adequate building envelopes within the required setbacks. There are several existing accessory buildings on the site that will encroach into required setbacks as a result of the subdivision of the properties. These structures are to be removed. Access. The lots within the preliminary plat are to be accessed by 88th Street and O'Brian Avenue. These roadways are both paved roadways. One driveway to each lot will be allowed to the public street. 3 Easements. The preliminary plat illustrates drainage and utility easements at the perimeter of each lot as required by Section 21-7-15 of the Subdivision Ordinance. These easements are 10 feet wide, except that the easement overlying common lot lines are five feet on each side. The preliminary plat does not illustrate an access easement that was recorded along the south line of what is to be Lot 4, Block 1 in favor of the property to the west. This easement was provided by the applicants at the time that 87th Street west of O'Brian Avenue was vacated to address concerns of the adjacent property owner about access to their property. Grading Plan. The applicant has submitted a preliminary grading plan for the subject site. The grading plan is subject to review and approval of the City Engineer. Utilities. The proposed preliminary plat will be served by on-site septic and well systems. The two existing dwellings are currently utilize on-site utilities, which are not identified on the submitted plans. Given that the area of the two existing lots is being reduced, the condition of the existing systems must be brought into compliance with current regulations and an alternate septic site identified. Utility plans are subject to review and approval of the City Engineer. Park and Trail Dedication. The Park and Trail Plan does not identify any facilities in the area of the proposed preliminary plat. As such, park and trail dedication requirements will be satisfied as a cash fee in lieu of land as specified by Section 21-7- 18.1 of the Subdivision Ordinance. The current fee is $2,820.00 and must be paid for each new dwelling site created as part of the preliminary plat. Development Contract. The applicant is required to enter into a development contract with the City upon approval of a final plat. The development contract provides for required securities and payment of all applicable fees and is subject to review and approval of the City Attorney. Refuse. There is junk and debris scattered about the subject site. Prior to releasing any final plat, the applicant must clean up the site in conformance with the City Code to the satisfaction of the Zoning Administrator. RECOMMENDATION The proposed four lots results in one lot with less than the minimum required area of the R-3 District and irregular lot shapes. The proposed Cederberg Estates preliminary plat must be revised to meet the requirements of the Zoning and Subdivision Ordinances. As such, our office recommends approval of the applications subject to the stipulations outlined below. N POSSIBLE ACTIONS Decision 1 — Zoning Map Amendment A. Motion to approve a Zoning Map amendment to rezone the subject site from R-2 District to R-3 District based upon a finding that the request is consistent with the Comprehensive Plan. B. Motion to deny the application based on a finding that the request is inconsistent with the Comprehensive Plan. C. Motion to table. Decision 2 — Preliminary Plat A. Motion to approve the Cederberg Estates Preliminary Plat, subject to the following conditions: The preliminary plat is revised to reflect the sketch plan prepared by the City Planner with three lots meeting R-3 District lot requirements and other applicable requirements of the Subdivision Ordinance, including a resubdivision plan. 2. A ten (10) foot side yard setback shall apply to the proposed lots, consistent with the requirements of the R-3 District. 3. Park and trail dedication requirements shall be satisfied as a cash fee in lieu of land in effect at the time of final plat approval for each new lot created. 4. The preliminary grading plan is subject to review and approval of the City Engineer. 5. Existing and proposed on-site utilities shall be subject to review and approval of the City Engineer and City Building Official. 6. The preliminary plat is revised to illustrate the access easement recorded in the area of the south line of Lot 4, Block 1. All other easements are subject to review and approval of the City Engineer. 7. The applicant shall enter into a development contract with the City upon approval of a final plat, subject to review and approval of the City Attorney. 8. All refuse is to be removed from the property prior to release of a final plat, subject to approval of the Zoning Administrator. 9. 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 Ordinance and Subdivision Ordinance. pc. Mike Robertson Judy Hudson Andy MacArthur Ron Wagner Bob Cederberg on ON THE GREAT RIVER ROAD 88TH STREE 1 FUTURE L OJ i w iT LINES uJ Q t N I I I = 10 C) / Cedarberg Resubdivision Sketch EXHIBIT B z g _ o t N I I I = 10 C) / Cedarberg Resubdivision Sketch EXHIBIT B Qrw CQ CC w O f s E v 3 ; x I t F; • I . a d 1 6 j i s � �aaaaaaaaaaaaa�l�aiii � a a �3ie A 111 �I a'c I I :O 3tJ 3111 Ma Ma A 55091'oN Eay aloe u —Id 0, °,po«, a...a...-M.3�.,». -_ 'ONI 'S3IVIOOSSY 9 NW 'c(tiunoo 146uM o6as10 to Apo03YpYNp SRVIS3 0838N3433 N J S +'�'a•,,«; 11..E w.."o-,. O a` � Noudwos3p 31W �31Y0' . < .a.„, )Old Aiou!wyaid Q) W Qrw CQ CC w O f s E v 3 ; x I t F; • I . a d 1 6 j i s � �aaaaaaaaaaaaa�l�aiii � a a �3ie A 111 �I 9j {{i ? 111 J §Er O a` � mEso Q O Q) W ° a8 s$ te: ��4ke da!3a m 9j {{i ? 111 J SAES ~ O a` � mEso Q O Q) W oaR� C7 O 00 m crATES Jose A. & fro cisco E. NOchez " •� - 33.00 P( I 1 , I'_y�:.l i.= Ti r •: �-� CITY OF OTSEGO WRIGHT COUNTY, MN I Jerold 1.. 1. oss Sr. Guy S k k. E.'Co oN_ i ` Brian h Jocay, M. F SleUmoch ,I I I I I I I I I I f f I �."�y.� 1 f7ENQhMARF' :73. 00 P \ iJ.I25 Y. 3 �— Woyne E. Ehlebmchf J. ' �— Cao9e Na,•se C z ••, Guy F. X E.e//rl A. Rowe �+. I .. Q Q C7 W O C M 7 O W ) U c m — E O _ W -C p >. cn 11 U U i;: SHEET N0. 2 EX 'BE ROGART_ PFnFRRnN A A.Q.Qnr/ATF.Q mr 2 MEMORANDUM To: Honorable Mayor and City Council From: Ron Wagner, PE Ken Beck cc: Mike Robertson, Administrator Judy Hudson, Clerk Dan Licht, NAC Bogart, Pederson & Associates Bob Cederberg, 8700 O'Brian Avenue Otsego, MN 55330 Date: May 24, 2004 Re: Cederberg Estates — Preliminary Plat We have reviewed the Preliminary Plat, dated 03/30/04, by Bogart, Pederson for the above - referenced subdivision and would offer the following comments: 1. The storm sewer culvert under the gravel drive west of the intersection of O'Brian and 87th Street NE is not shown. 2. Catch basins and storm sewer on 88`h St. are not shown. 3. The drainfields for the existing homes are not shown. 4. Lots 1 and 2 are oddly shaped and the ghost plat shows only 3 lots, rather than the 4 lots shown here. 5. A geotechnical report was not provided. 6. A statement certifying the environmental condition of the site was not provided. 7. A grading plan with proposed grading, garage floor, first floor and basement elevations was not provided. \\Ha01\Shared Docs\Municipal\Aotsego2xxx\2500\2004\ot2500cederbergmemo.doc 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: Waterfront — Outlot A (2nd Addition); Retail Center REPORT DATE: 2 June 2004 60 -DAY DATE: 9 July 2004 NAC FILE: BACKGROUND 176.02 — 04.22 CITY FILE: 2004-31/37 Hemple Properties, Inc. has submitted plans for development of a 12,103 square foot multiple tenant retail building to be developed on Outlot A of the Waterfront 2nd Addition. The subject site is immediately to the south of the existing Waterfront Market West buildings at CSAH 42 and 91s Avenue and the two sites share access and cross parking. The subject site is guided by the Comprehensive Plan for commercial uses and was zoned PUD, Planned Unit Development District on 8 April 2002 with the balance of the Waterfront West development. The applicant is requesting a PUD Development Stage Plan for Outlot A and final plat approval for the proposed project. Exhibits: A. Site Location B. Site Plan/Final Plat C. Planting Plan D. Grading and Utility Plan ANALYSIS E. Building Plans F. Lighting Plan G. Existing Conditions H. Site Details Zoning. The subject site is zoned PUD District, which is based on the allowed uses and performance standards of the B-3 District. Multiple tenant retail, service or office buildings are a permitted use within the PUD District, subject to approval of a PUD Development Stage Plan. Applications for PUD Development Stage Plans are to be evaluated based upon (but not limited to) the criteria outlined in Section 20-3-2.F of the Zoning Ordinance: 1. The proposed action's consistency with the specific policies and provisions of the official City Comprehensive Plan. Comment: The subject site is guided for commercial use as part of the City's primary retail and service area designated in the area of CSAH 39 and TH 101. The proposed use expands opportunities for these types of businesses and is therefore consistent with the policies 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 commercial uses to the north, east and south. There are existing single family residential uses to the west of the subject site, which present compatibility issues that must be addressed through site design. 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 requirements of the PUD District, including any modifications incorporated as part of the PUD Development Stage Plan. 4. The proposed use's effect upon the area in which it is proposed. Comment: The proposed use will expand the range of retail and service opportunities within the City's primary commercial 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 traffic generated by the proposed use can be accommodated by Quaday Avenue, 91St Street, CSAH 42 and CSAH 39 serving the Waterfront development. 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. 2 Comment: The proposed use is not anticipated to have a negative impact to the City's service capacity. Lot Requirements. Lots within this PUD District are subject to the same requirements as applied to properties within the B-3 District. In the B-3 District, the required minimum lot size is one acre and minimum lot width is 150 feet. The proposed lot conforms to these requirements. Setbacks. The setbacks applied to the subject site are also to be the same as required in the B-3 District, as shown below: CSAH 42 915 Street Quaday Ave. North Required 65ft. 35ft. 35ft. 10ft. Proposed 30ft. 15ft. 15ft. 104ft. The proposed setback to CSAH 42 is the minimum 30 feet allowed in accordance with Section 20-36-2.M of the Zoning Ordinance as this yard is at the perimeter of the PUD District. The setbacks to 91St Street and Quaday Avenue are the minimum allowed setback from a street internal to the PUD District per this same Section. The deviation from the typical B-3 District setbacks is due to the proposed building being approximately two times the size of the building shown on the original concept plan for this lot. The City allowed the Holiday Gas Station to the south to be setback 30 feet from CSAH 42 to allow for a better site design. The proposed 15 foot setbacks to 91 st Street and Quaday Avenue may be allowed if the Planning Commission and City Council believe that the site plan meets the intended character and purpose of the PUD District. Functionally, the proposed building location does not create any visibility issues at the intersection of either CSAH 42 and 91St Street or Quaday Avenue and 91St Street. Building Design. The proposed building is a one-story structure with a gross area of 12,103 square feet divided into as many as 10 tenant bays. The exterior of the building is to be constructed with the same treatment on all four sides using rock face block and EFIS sections divided by brick pilasters. The height of the building face varies along the north and south fagade to minimize the length of the building. Larger sections with pitched roof details are also included to add some emphasis to the building. The one potential issue with the building design is the direction of the PUD District Design Guidelines that all structures within the PUD District must have the appearance of a two story structure. The two tower elements convey this appearance, but the rest of the building is decidedly one-story. Furthermore, the City may want this building to have a similar architectural treatment as the buildings on Lot 1, Block 1 Waterfront 2"d Addition due to their proximity and integrated nature of the two sites. This would include designing the proposed building with varied facades designs and articulated front building lines to maintain the themes of the other two buildings. Signs. The submitted plans include both proposed wall signs and a single freestanding monument sign at the corner of CSAH 42 and 91St Street. The proposed wall signs include two signs per tenant, one each on the north and south face of the building. Two 3 signs are also shown on the east and west sides of the building. Individual wall signs for multiple tenant retail buildings are limited to one sign per tenant with an exclusive exterior entrance per Section 20-37-6.B.3 of the Zoning Ordinance, which the proposed signage plan is in excess of. The area of the proposed wall signs ranges from 52 square feet to 75 square feet, which is less than the 100 square feet allowed. However, the wall signs in the Market West building were limited to not more than 32 square feet and it would be appropriate to maintain consistent signage requirements between the two sites. The proposed monument sign at CSAH 42 and 91St Street is to identify both the building and the 10 tenant spaces. The sign area measures 48 square feet with a 120 square foot structure. The proposed sign meets the area limitations for commercial freestanding signs and is also setback 10 feet from any right-of-way line as required by Section 20-37-2.E of the Zoning Ordinance. A major issue the Planning Commission dealt with regarding the allowance of temporary signs was the need for businesses in multiple tenant buildings to have additional identification opportunities. One of the solutions discussed by the Planning Commission was to allow businesses additional signage to include a changeable message board that could be rotated between the various tenants. To address this need for the tenants of the proposed building and those in the existing Market West buildings, we would recommend that a 64 square foot message sign be placed on the property at the south entrance to the sites from Quaday Avenue. Requiring this sign to be installed as a separate freestanding sign available to all three buildings could also be considered in the context of allowing one additional wall sign on the south side of the proposed building for each tenant. Landscaping. The submitted plans include landscaping for the site perimeter and building foundation. Emphasis has been placed on plantings along CSAH 42 to screen existing residential uses to the west and northwest of the subject site and on the west, south and east sides of the building. Additional planter areas are provided on the north side of the building between tenant entrances to provide some green in this area as well. Overall, the landscape plan is well designed and the proposed materials consistent with the requirements of the Zoning Ordinance. Access. Vehicle access to the subject site is provided to Quaday Avenue via shared connections with Lot 1, Block 1 Waterfront 2nd Addition. These access points were defined as part of the original Waterfront subdivision and street plans for Quaday Avenue to provide appropriate access and circulation for patrons and deliveries. Pedestrian access to the site is available with a sidewalk connection to Quaday Avenue. The applicant must also extend the sidewalk along CSAH 42 from the south line of Lot 1, Block 1 Waterfront 2nd Addition to 91St Street. An additional connection to the sidewalk on CSAH 42 or 91St Street should be made on the south side of the building or F through to the trail along CSAH 42. One of these connections would improve pedestrian access from the direction of the majority of surrounding residences. Parking/Loading. The calculation of required off-street parking is shown below: Use Gross Area Net Area Requirement Required Stalls Retail 12,103sf 10,893sf. 1 stall/ 2000. 55 Outdoor Seating 324sf. 324sf. 1 stall / 40sf. 9 TOTAL 64 Based on the requirements of Section 20-21-9 of the Zoning Ordinance, 64 parking stalls are required. The site plan provides only 56 parking stalls, a deficit of eight stalls. However, the parking analysis done for the Market West site (which included use of this property) anticipated an over supply of 60 parking stalls. This surplus would more than off -set the increase in the size of the building to be built on Outlot A and the outdoor seating area, which would only be available for seasonal use. The applicant must provide a summary of the existing parking stalls at the Market West site to verify a minimum of 211 parking stalls between both properties. A cross parking and access easement is required for both sites. The design of the building requires that loading be done from the front of the stores. There is adequate access to the front of the building for delivery vehicles, although access back to Quaday Avenue will be difficult until a northern outlet to CSAH 42 is established. Lighting Plan. The applicant has submitted a lighting plan for the subject site, including the type and location of all light fixtures. The freestanding fixtures must be the same design and type as specified by the PUD District Design Guidelines. The intensity of the proposed site lighting is within the limits established by Section 20-16- 10.C.1 of the Zoning Ordinance. Trash. The site plan indicates that an exterior trash enclosure will be located on the south side of the proposed building. Access to the trash enclosure both by tenants and garbage trucks will be adequate. The enclosure is to be constructed of rock face block, similar to materials used for the principal building, as required by the Zoning Ordinance. Grading Plan. The applicant has submitted a grading plan for the subject site. The grading plan is subject to review and approval of the City Engineer. Utility Plan. A utility plan for connection to municipal sanitary sewer and water services has been submitted. The utility plan is subject to review and approval of the City Engineer. Easements. The proposed final plat includes a ten foot wide drainage and utility easement at the perimeter of the lot as required by Section 21-7-15 of the Subdivision 5 Ordinance. There is an easement stub at the southwest corner of the subject site that the applicant has requested be vacated to accommodate the proposed building. A public hearing has been scheduled for the City Council meeting on 14 June 2004 to consider the easement vacation. The easement may be vacated only upon the recommendation of the City Engineer that the easement serves no public purpose. All easements are subject to review and approval of the City Engineer. Park and Trail Dedication. The applicant is proposing to final plat Outlot A of the Waterfront 2nd Addition, thus triggering Park and Trail Dedication requirements. No public lands are being provided as part of the development. As such, a cash fee in lieu of land equal to $7,000.00 must be paid with the development contract in accordance with Section 21-7-18.1.2 of the Subdivision Ordinance. Development Contract. As a condition of final plat approval, the applicant must enter into a development contract with the City and pay all applicable fees and securities. The development contract is subject to review and approval of the City Attorney. RECOMMENDATION The proposed PUD Development Stage Plan and Final Plat are consistent with the provisions of the Comprehensive Plan and PUD District governing the subject site. The Planning Commission and City Council must provide some direction as to the aesthetics of the proposed setbacks and building design as part of their review of the plans. Our office recommends approval of the application, subject to the requirements outlined below. POSSIBLE ACTIONS A. Motion to approve a PUD Development Stage Plan and Final Plat for Otsego Waterfront Retail, subject to the following conditions: Wall signs for individual tenants shall be limited to 32 square feet and one sign may be allowed on the north and south fagade for each tenant. 2. A freestanding 64 square foot message sign is to be installed at the south site entrance from Quaday Avenue and made available to tenants with the proposed building and those tenants within the existing buildings on Lot 1, Block 1 Waterfront 2nd Addition. 3. The applicant shall extend the sidewalk along CSAH 42 along the west lot line and a sidewalk connection shall be made from the south side of the building to the sidewalk/trail along CSAH 42 or 91St Street. n 4. There must be a total of 211 off-street parking stalls shared between the subject site and Lot 1, Block 1 Waterfront 2nd Addition. 5. All exterior lighting fixtures shall comply with the PUD District design guidelines, subject to City Staff approval. 6. All grading, utility and easement issues are subject to review and approval of the City Engineer. 7. The applicant shall pay a cash fee in lieu of land equal to $7,000 to satisfy park and trail dedication requirements. 8. The applicant shall enter into a development contract with the City and pay all applicable fees and securities, subject to approval of the City Attorney. 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 and PUD District. C. Motion to table. PC. Mike Robertson Judy Hudson Andy MacArthur Ron Wagner Wayne Fingleson Jon Hemple Jeff Wrede 7 MC ON THE GREAT RIVER ROAD EXHIBIT B-1 EMS 11HRAl T U S H I E MONTGOMERY ARCHITECTS 7645 LYNOALE AVENLE SOUTH, •100 IAINNEAPOLIS, "INESOTA 55427-4064 612 .561.9636 FAX: 612 861 9532 WWW TWARCHITECTS . CON ALL MCMTECTUrt AND EHCMEERM ORAWI S ME M COHFOENCE AND DSSE—TIDH WY HOT BE "ADE MTHOUT PRIOR WRITTEN COHSEHT Of THE MCMTEC T. ALL COW UW RIGHTS Or COPYRR]IT "a OTHERWSE, ARE HEREBY SPECEICA-LY RESERVEO. I HEREBY CERT" THAT TMS PLAN, SPECEICATIOX'OR REPORT WAS PRE- PARED BY K OR UNDER WV DIRECT SUPERViSgR ANO THAT I A" A DI.LY LICENSED MOMTECT UNDER THE LAWS OF THE STATE Of M SOTA PRMT HMIE SICNATURE, Date By SWChecked V] L04/27/04Drown MTProject �� T Number 6A �Nr�• r� Tj O z cd }' O O t�A V O Repered For. HEMPEL lU r E 34 1' 1 E 1 ALL MCMTECTUrt AND EHCMEERM ORAWI S ME M COHFOENCE AND DSSE—TIDH WY HOT BE "ADE MTHOUT PRIOR WRITTEN COHSEHT Of THE MCMTEC T. ALL COW UW RIGHTS Or COPYRR]IT "a OTHERWSE, ARE HEREBY SPECEICA-LY RESERVEO. I HEREBY CERT" THAT TMS PLAN, SPECEICATIOX'OR REPORT WAS PRE- PARED BY K OR UNDER WV DIRECT SUPERViSgR ANO THAT I A" A DI.LY LICENSED MOMTECT UNDER THE LAWS OF THE STATE Of M SOTA PRMT HMIE SICNATURE, Date By SWChecked By L04/27/04Drown MTProject ArchitectJWProject Number 6A Revisions 4 Addendum. w I OTSEGO RETAIL r SITE PLAN Ll.l ' FO UR TSI ADDITION KNOW ALL MEN By THESE PPESENTS: That 5 Heir, LLC. a Minnesota limited liability company, tee owner of the tol lowing described property situated in the State cf Minnesota. County of Wright. to wit: Outlet A. OTSEGO 'WATERFRONT SECOND ADDITION, according to the recorded plot thereof. Hascaused the some to be surveyed and platted as OTSEGO WATERFPOfiT FOURTH ADDITION and does hereby donate and dedicate to the public for the public use forever the easements as shown on this plat for drainage and utility purposes only. In -witness whereof said 5 Heirs LLC has caused these presents to be signed by its proper officer this -.day of . 200_. 5 HEIRS LLC By: Scott Winer, Chief Manager State of Minnesota. County of The foregoing instrument was acknowledged before me this day of 200_. by Scott Winer, Chief Manager. of 5 Heirs LLC, a Minnesota limited liability company, on behalf of the company. Notary Public County, Minnesota My Conon issian expires: I hereby certify that I have surveyed and platted the property described in this plat as OTSEGO WATERFRONT FOURTH ADDITION and that this plat is a correct representation of said survey: that. all monuments have been or will be correctly placed in the ground as shown within one year after recording, or sooner, as specified by the approving local governmental unit; that all distances are correctly shown on the plot in feet and hundredths of a foot: that the outside boundary lines are correctly designated on the plat; and that there are no wet lands, as defined in Minnesota Statues 505.02, Subd. i, or public highways to be designated on the plot other than a5 shewn thereon. Bryan T. Balcome• Land Surveyor Minnesota License No. 42544 ate of Minnesota. County of .ma for egoing.Surveyor's Certificate was acknowledged before me this day of 200_ by Bryon T. 6alcome. Land Surveyor, Minnesota License No. 4_593. Notary Public County. Minnesota My commission expires: This plot of OTSEGO WATERFRONT FOURTH ADDITION in in compliance with Minnesota Statutes 505.03. Subdivision 2. or the 30 day .tune limit has passed and was approved and accepted by the City Council of the City of Otsego. Minnesota, at a meeting held this day at 200_. CITY OF OTSEGO, MINNESOTA By: Mayor Attest: City Clerk P.ecommended for cpprovol this day of 200_. Wright County Highway Engineer E%amined and recommended for opproval this day of 200_, Wright County Surveyor Taxes paid for ail years through year and transfer entered this day of `Wright County Auditor I hereby certi t•y that taxes payable in the year on lands herein described are paid this day of 200_. 200_ . Wright County Treasurer hereby certify that this instrument was filed in the office of the County Recorder tar record on this day of 200_, at o'clock _.M., and was duly recorded in Cabinet , Sleeve , Side os Docunment No. County Recorder, Wright County. Minnesota EXHIBIT B-2 II ITI I i i it SERF 0 wo" Ull 4 LIME G I TECWNY SOD /5 WA CCN 40STA 1 BRANFORD BEAUTY FERN I PINK DIAIIGND TREE HYDRANGEA PLANTER 'A' 0 - ! -�- E-1 6 A - -71; " , B I 13 GOAT'S BEARD 6 SNOWBERRRY 3 B.B. ELDERBERRY 6 HOMESTEAD ELM N EXHIBIT C T U S H I E MONTGOMERY ARCHITECTS 7645 LYNOALE AVENUE SOUTH. -*a WNNEAPOLIIS WfJWSOTA 55423-4004 512 .861.9636 861.9636 FAX: 912 - 851 9632 W TWWCHTECTS CON 4-J Q) — C4 0 (u ct C 0 bn (D P-P—d Fon. HEMPEL m — ALL ARC"TECTUItAL A�O ENGV4EE� DRAeRCS AR, M CWCCWCE AMD M " SE—THOT BE YME WITHOUT PRIOR "TTE. CONSENTOF THE MCHTECT. ALL C�k LAW R*DH 5 DF Copyk�`T"' AOT�`St . AM HEREBY SKCWCA�y RESERVED. I HEREBY CCRT" THAT THIS FLM, SPECFICATKK M REPORT ME- P,ED BY I , U"M — V DWRECT SUPERVH" AHD THAT I AN A DULY LICENSED ARCHTECT 6HDER THE "WS OF THE STATE Of .,EsOrA. MMT NAPEm S4NATURE; DATE: LICENSE w Dot. 04/27/04 Dr.— By A5H Checked By fL TL, GMT A2040AUA Project Architect h'tect < Project Number D 0 n al ENTRANCE VIA alADAT AVE JNWE u2 GAL w -2 GAL SITE eiTRAXE THROUGH ADJACENT EXISTINGPARKING TO QUAVAT AVE To HE GSL 0 GAL! SERF 0 wo" Ull 4 LIME G I TECWNY SOD /5 WA CCN 40STA 1 BRANFORD BEAUTY FERN I PINK DIAIIGND TREE HYDRANGEA PLANTER 'A' 0 - ! -�- E-1 6 A - -71; " , B I 13 GOAT'S BEARD 6 SNOWBERRRY 3 B.B. ELDERBERRY 6 HOMESTEAD ELM N EXHIBIT C T U S H I E MONTGOMERY ARCHITECTS 7645 LYNOALE AVENUE SOUTH. -*a WNNEAPOLIIS WfJWSOTA 55423-4004 512 .861.9636 861.9636 FAX: 912 - 851 9632 W TWWCHTECTS CON 4-J Q) — C4 0 (u ct C 0 bn (D P-P—d Fon. HEMPEL m — ALL ARC"TECTUItAL A�O ENGV4EE� DRAeRCS AR, M CWCCWCE AMD M " SE—THOT BE YME WITHOUT PRIOR "TTE. CONSENTOF THE MCHTECT. ALL C�k LAW R*DH 5 DF Copyk�`T"' AOT�`St . AM HEREBY SKCWCA�y RESERVED. I HEREBY CCRT" THAT THIS FLM, SPECFICATKK M REPORT ME- P,ED BY I , U"M — V DWRECT SUPERVH" AHD THAT I AN A DULY LICENSED ARCHTECT 6HDER THE "WS OF THE STATE Of .,EsOrA. MMT NAPEm S4NATURE; DATE: LICENSE w Dot. 04/27/04 Dr.— By A5H Checked By fL TL, GMT A2040AUA Project Architect h'tect JH JH Project Number Revisions & Add -d—, SUB141TTE0 FOR SITE pND BLDG. pLAN REVIEW 4/27/04 OTSEGO RETAIL PLANTING PLAN �wu €"a;osauuTy� `08as;p ® �Lq �..0 y�z Y A ION ;uo.zj.zaj-em osaslp Com_ apa"a� y W . 9Ws���� ag,o Anda` s i - l y s W >< viol " # rant ryea�a " eg�sH 8n f,< as p 3 :¢ �s;sa�g` a €d f- air r `��n �� geW _� sa q ws s ;A xa s" - g7 i 106 gn €6 a $y�a. 4 rs,?" a°apt o�sgs ��� � �� 2? a �a ��b edav �� NY� 6EN ag EggFL t$e.o`"Y n c e�€ Y., 7YY ii �� 5 W7 WHiY``Yo 51 9`a �8"s s tn u I alO %, C30 Z t5 a#£3':Ne _itc — _ 9: 'ON3N gnuaAV •. S Z -n "veva :` R LQ t` co Ln I Q! t Ln W a I '�;•"•ice R �t� � ,t 'ON3N gnuaAV •. S Z -n "veva :` s�rri�+.ira. �p —9 910 - c,, Ids �--1 MIN SSI=�11�s ��.���',— • • • ��� ® _�`�_ atMM �1liiA Fig I�e." � �1 � it -- .p • 1 � O ������������������� �I������������I���� •, Ag9� RCCF PEAK PEAK OTECTUPAI is tic 1. ®;. • ggi CANCf;►.viril _giglir GIN_ I gig -WE RKim-- ! i MOX 1, AINDCH F�CE CIV NEST ELEVATION O Drawn By CF Checked By TL, GMT Project Architect JN Project Number 204C36A s�1 �.'15itl�s _ �y jj� �i�®, lI �PA$ �� Fti•_ Tis Asfa� M, pp�R, �pNN����II IN SSi • �n�d • �l�� Bs�l _ _ __ i�+�� —IN 1—%—' 113% w - SO 12'W°"��'W"W W �i SIGNAGE PERCENTAGE • KT 3F. /"W 5F.. IS t EXHIBIT E-1 ILL ARCHITECTURAL AND ENCI EER DRAWIICS ARE N COWCENCE NO msE— t,ON — NOT BE NAGE WITHI UT PRIOR WRITTEN CONSENT OF THE ARCHITECT. kL COWON LAW R TS OF COPYRIGHT MO OTHERWISE. ARE 1 K" SPECIlCALY RESERVED. I HEREBY CERT" THAT THIS PIIN. SPECIFICATIO , OR REPORT WAS PRE- PARED BY LE OR UNDER W ORECT RAERVM N AND THAT I I A DULY LICENSED ARCHITECT UNDER THE LAWS Or THE STATE OF NNNESOTA UCENSE R: Date 04/27/04 Drawn By CF Checked By TL, GMT Project Architect JN Project Number 204C36A Revisions 6 Addendums SUBMITTED FOR SITE BLDG. PLIN REVIEW 4/27/04 075EG0 RETAIL EXTERIOR ELEVATIONS 143.1 I I I I I EXHIBIT E-2 1 i i I i I i T U S H I E i MONTGOMERY ARCHITECTS 1 7645 LYNDALE AVENUE SOUTH, •100 uINNEAPOLIS, 4MESOTA 55423-4064 I 612 .881.9636 FAX: 612 .661.9532 i WWW TUARCMTECTS COY 1 I I 1�� I 1 +) I I O z +� cn O O t�A 4� O Preps—d For. I I HEMPEL JU i ' E E 7 E I S I 1_1 i ! KL MICHITECTURAI " ENCNEERNC I OR—S ME N COKIDEN 7 AA i OfSSEMNATION 1 NOT BE MADE WITHOUT PRM W TTEN CONSENT OF TME MCMTECT. ALL COW LAW RIGHTS OF COPYRIGHT N OTHERw6E, ARE HEREBY I SPECIFICALLY RESERVED. I HEREBY CERTIFY THAT THIS PLM. SPECfCATX)N, OR REPORT AS PRE - 1 PMED BY ME OR L R MY DIRECT StAERvi5 Me THAT I .N14 DULY I LU= -EO MCMTECT UNDER THE LAWS i OF THE STATE OF MNNESOTA i PRNT NAE: i SC-TNIE: i DATE: LICENSE I Dote 04/27/04 Drawn By WJK Checked By TL, GMT Project Architect JW Project Number 204036A Revisions 6 Addendums SUBMITTED FOR SITE PND BLDG. PLPN REVIEW 4127/04 OTSEGO RETAIL FLOOR PLAN A1.1 y `' yI J IofLEGEND NORTH CATCH 615tH >--STORM SEWER V 0 20 40 ® STORM MANHOLE —SANITARY SEWER O SANITARY MANHOLE_ `L— WATERMAIN 11 WATER MANHOLE —UNDERGROUND TELEPHONE I y SCALE IN FEET m TELEPHONE PEDESTAL ——UNDERGROUND ELECTRIC 0 LIGHT POLE —UNDERGROUND GAS tl BEARINGS ARE ASSUMED ❑ O POWER POLE — r0 —UNDERGROUND FIBER OP7(C O DENOTES I/2 x H INCH d267 pd GATE VALVE—ox—pyEANEPD ELECTRIC NONUAENT SET,T, MARKED "RLS 26724' f 9 a DENOTES "PK NAIL' SET O HYDRANT -CONCRETE CURB c < e DENOTES MON 40MMENT FOUND s SIGN CONCRETE AREA: 43.560% SF OR 1.00% AC ®BRICK PATTERN CONCRETE '� snprpoi srAnoN L 90x1 Descrlo tion Outlet A. OTSEGO WATERFRONT SECOND ADDITION, ..carding to the recorded thereof, �cm plat S W right County. Minnesota. Certllleatlon I hafeby certify to 5 Heirs, LLC, First National Bank of Elk River, Otsego Land Cam pany. LLC, and 3 Guaranty Title, that on toe 711 day of August, 2003. 1 surveyed that property described in fico Schedule A C of coat Commitment lar Till. Insurance issued by Guaranty Till: Insurance Company, No. 49999, dated July 22, 2003, and that: I A) This survey was made an the ground as Der the field notes shown on this survey and Shaws (i) boundaries and areas of the subject properly and the size, location and type of my found alio n, buildings and Improvements of which 1 am aware, thereon and the distance therefrom of S to the nearest facing extertar property of tae subject property, (ii) the location Of rights -of - ' way, D easements of record and Oth:r matters of record (or Or which I nave knowledge Or nave been advised, wnether or not of record) affecting Or benefiting the subject properly ('of record' herein Q) 11 , refers only to those matters cited in the aforementioned title insurance commitment). (iii) I I the location (V4 of the parking areas an the subject properly showing the number of parking spaces I NC provided thereby, (iv) abut,Ing dedicated public streets providing access to the subject property end their names thereof, and (v) olh a, significant Items on the subject properly of which 1 am aware; There era visible j (t) encroachments upon the subject prope rlY. Iii) encroachments on adjace nl t' -_ property, sire els er alleys Dy any fmplovern-1. on Ina su bje cl property, (iii) party walls, (lv) e a conlllc lS Or psolru ]lona of which I am aware 01, eAcapt a. follows' r/♦ 1) In ra le re nce to Item 10, Sch. B.of the .Dave mentioned title eammitm anti Doc. No. 655788 _ Sign easement for the benefit of the subject prop arty. Please see In, attached Exhibit loraits loo. tion. 2) Alongthe South and east property. lin es, lhafe to a sidewalk whi.1 encro A the. ..to the e 1 au bjec( Properly, apparently with a III an easement. y L1_ 3) Along the north and east aide of tae sub act rte• I properly, there are storm sewer lines which re (Y Uy- service other proper... that a not contained within the drainage and utility e. cements. I , I 4) We nave shown buried slruclur s and utilities on andlor serving the site to the best of our ability, subject to the following realnctio ns: Ily L a) Utility operators do not oonsislenlly respond 10 locale requests through the Gopher Stale 1 One Call service as for boundary purposes such this. b) Those utility operators that do respond often will not locale sary ices from their main line III 10 the Customer's structure of facility • they consider those se gm en is private installations " that are outs lde lheirjunediction. It a private service lb an adjo iner's ail, crosses this site or service to this site croa see an adone r, it may not be located since most operators willnolmarks 'p ch rlv ate'servlees. - ) O c Snow and ice condi, Ions during winter months may obscure otherwise visible evidence of a buried structure or utility. d) Map. provided by operators, either sloop with ,field location or In nae of sato a location. _ very 011:n In ac tura to or in. on c lusty.. s e) EXTREME CAUTION MUST BE EXERCISED BEFORE AN EXCAVATION TAKES PLACE ON 0R NEAR THIS SITE. BEFORE DIGGING. YOU ARE REQUIRED BY LAW TO NOTIFY GOPHER STATE ONE CALL AT LEAST 48 HOURS IN ADVANCE AT 631,464-0002. I)Per Gopher Slate One -cad Ticket No. 381363, the following utilities or municipalities Were notified: S I Charter Communications: 763-682.5982 \ Clly of Olaegp: 783-447.4414 Elk River Utilities: 703-441-2020 I�1 Minneg....: 320.963.8511 ♦ Dept. of T, It I Star: 612-125-2310 -� Owe al: 651.773-5660 of \ T♦ W H -Link: 320-963-8511 L ♦ _ r Wright County Hwy Dept: 612-682-7705 L1J C) Ingress tb and agrees from the Subject property Is to be provided via a proposed ingre sa and egress easem enl to quaday Avenue ME, the same being paved, pubic nght-af-way maintained r ♦ Dy the City of Otsego_ � r D) The currant Zoning lot the subject property is P.U.D. (Planned Unit Development) per the City of Otsego. Tne minimum sa[back requirements for said zoning designation are per the approved site Plan. 3 _ E) Tnla properly is contained in Zone X (area determined to he outside 500 -year flood plain) pet Flood In.0 ranee Rate Map, Community Panel No. 270747 0002 A, effective date of September 30, 1992, V -a F) Theamap and the survey on which based was made in accordance with the 'Minimum Lis Stan darn Oeta d Requ mem ants for ALTArAC SM Land Title Surveys', jointly established and adopt ad by ALTAIACSM and NIPS in 1999, and includes items 1.4 and 6-11 0l Table A thereat. S I Pursuant to tae Accuracy Standards as adopted by ALTA, ACSM, and HSPS and in effect on the r date of this certification, the undersigned further certifies that proper field procedures, instrumentation, and adequate survey personnel were employed in order to achieve results IIfF Comps cable 10 those euttin ed in thu 'Minimum Angle, Distance, and Closure Requirements for Survey fa easurements W hich Control Land Boundaries for ALTA/ACSM Land Till. Surveys.' I -.,. ZT"I'lell E. Webb, Jr. M innesota License No. 41226 EXHIBIT F • ASSOCIATES mv,a . Ova Enp.ser.,1 •Lew Swervy wauape.vsnAsciwe • Enrrwv,a„a1 - A,chSpsq }} W Hmuurt Lase- Sura Jd0 .N+ek Gare, Mi— 55369 T&Praee V63424SS03 las iT61M]45.11 Jaurl:enrNbwms ©]om I�ProIM Name: Outlot A, OTSEGO WATERFRONT SECOND ADDITION HEMPEL PROPERTIES SEP 19 Z003 . RECEIVED �DI't"i OP en ev Oper Name: Lol LandCor Construction, Inc 9666 HEMLOCK LANE MAPLE GROVE, MN 55369 (763) 315-0816 (763) 31"8171ax CADD-inicalion. Su im: YJf,J aer:,K Im,d Pro(csslonal 5i nature: t�wrm•wr vvi e.oN esAuees,woS.r N..a me. ne aeoniaie.nae,e IMeMrlbe,alsaa. —noe Nww Clurlev E weaq k. 41�i 16 MNJ tic Nn Dae W ily .r, RLL SLF CRN ter-- o... a. , V'cmity: Shect Title: ALTAff Land Title Surety Proiecl N., 02-0746 She" No.: I 0.5 0.2 0.5 0.2 0.5 0.1 D 0.3 0.1 0.] 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 g 0.0 0.0 EXHIBIT G T U S H I E MONTGOMERY ARCHITECTS 7615 LYNDALE AVENUE SOUTH. •100 ANNA, WNESOTA 55123-4061 612 .661.9636 FAX: 512 . 564. 9632 WWW .TMARCHRECTS .COY N"—.d For. 5 Heirs. LlC ALL ARGIITECT IAI. WO IOENCIEERIRC DRAWGS ARE N CONFIDENCE Am DISSEMINATION MAY NOT KMADECO WITHOUT PRIOR WRITTEN NSENT OF THE ARCHITECT. ALL COMMON LAW RONTS OF CO"RIONT NO OTHERWISE. AMIE HEREBY SPECT ALLY RESERVED. I HERESY CERWY T-1 THIS PVN. SPECFICATION. OR REPORT WAS PRE- PARED eY WE OR LOW" NY DIRECT SUPERVISON NO THAT I AL A DULY LICENSED ARCHITECT UNDER THE LAWS W TIE STATE OF MINNESOTA. M PRNAME: SIGNATURE: DATE< LICENSE �+ Date 04/27/04 Drown By WJK Checked By TL, GMT Project Architect JW Project Number 204031A c J L 0) Q- 0 ° w U a_ 0 0 U i O L La- In Li +' ti U 4 + ' d '3 0 3 a O s U L v O < � J Y N d Cu + +� in O 5 O ❑ lY (Z � +s u d 0 L CL Project I 0401606 Date - 5/14/2004 Scale 1' 20' DraWilp . WN Cooper Lighting CFC Appl:Gotbns [ngbeering 1121 HpIH.o, 1 S-- ou:'5-+65-+399 77,.- 66 5991.. ne+: APDI:cs tirnseceuPAn+9n<'^9�ce^ EXHIBIT G T U S H I E MONTGOMERY ARCHITECTS 7615 LYNDALE AVENUE SOUTH. •100 ANNA, WNESOTA 55123-4061 612 .661.9636 FAX: 512 . 564. 9632 WWW .TMARCHRECTS .COY N"—.d For. 5 Heirs. LlC ALL ARGIITECT IAI. WO IOENCIEERIRC DRAWGS ARE N CONFIDENCE Am DISSEMINATION MAY NOT KMADECO WITHOUT PRIOR WRITTEN NSENT OF THE ARCHITECT. ALL COMMON LAW RONTS OF CO"RIONT NO OTHERWISE. AMIE HEREBY SPECT ALLY RESERVED. I HERESY CERWY T-1 THIS PVN. SPECFICATION. OR REPORT WAS PRE- PARED eY WE OR LOW" NY DIRECT SUPERVISON NO THAT I AL A DULY LICENSED ARCHITECT UNDER THE LAWS W TIE STATE OF MINNESOTA. M PRNAME: SIGNATURE: DATE< LICENSE �+ Date 04/27/04 Drown By WJK Checked By TL, GMT Project Architect JW Project Number 204031A Revisions L Addendums Qj SUBMIT ENTIRE SHEET 5/24/04 OTSEGO RETAIL SITE LIGHTING PLAN L4.1 a•• rswa-HNIHrwIm : •IDO•t¢IHR E F RED 51DH BROOD PINION TEXTURE WJK PERP. TO SLOPE 'IL W_ Project Architect �i.�E VP FL:.REG SIDE // LJP VP -.IL' RAMP IN TWE SICEWaLK �NANDICAP RA11P DETAIL 4 NO SCALE RCCK CrIu 4' BROON FINISW CONCRETE WALK WITW 6X6-10110 WWF CONTROL JOINTS 0 4'-0' OC 4' SAND COnPACTED- 1 SU15GRACE -� SEE SITE PLAN FCR LCCJ71CNS nSIDEWALK DETAIL SCALE - NO SCALE (SIDE) EXHIBIT H IV- T U S H I E MONTGOMERY ARCHITECTS 76xl IYNOALE AVENUE SOUTH, •100 WNNEAPOLIS. MINESOTA SSt2J-1084 612 .861.9636 FAX: 612 .661.9612 WWW .TMVRCWTECTS .COM Prepared For. HF�'�L IR r 1 S 1 1 EP 1 1 1 ALL ARORTECTWM AHO ENCNEERNO DR -SME N COWOEHCE AND DISSEMNATCN MAY ROT BE MADE WITHOUT PRIOR WRITTEN CONSENT OF THE ARCHTECT. ALL COMMON LAW RIGHTS OF COPYRCHT NO OTHERW6L ARE HEREBY SPECFCALLY RESERVED. I HEREBY CERTIFY THAT THIS PINL SPECIFICATq OR REPORT WAS PRE- PARED BY LE OR UI4DER MY DIRECT SIPERVISKN AND THAT I MI A DL& LICENSED ARCHTECT UNDER THE LAWS OF THE STATE OF I kSOTA PRNT RMC SCN.LTU PE+ DATE LCEHSE P< Dote 04/27/04 Drawn By WJK Checked By TL, GMT Project Architect JW Project Number 204036A OTSEGO RETAIL SITE DETAILS L1.2 MEMORANDUM To: Honorable Mayor and City Council cc: Mike Robertson, Administrator Judy Hudson, Clerk Dan Licht, NAC Andy MacArthur, City Attorney Bob Fields, LandCor Steve Fischer, LandCor Rhonda Pierce, Pierce Pini & Associates From: Ronald J. Wagner, PE Date: June 2, 2004 Re: Otsego Waterfront 3rd Addition Lot 1, Block 1 - Retail We have reviewed the Grading, Drainage, Erosion Control and Utility Plan, dated 4/27/04, for the above -referenced subdivision and would offer the following comments: Grading, Drainage, Erosion Control, and Utility Plan 1. Existing and proposed contours for the entire project area must be shown on the grading plan. Additional spot elevations are necessary along the curb line to verify a smooth connection between the existing and proposed curb. 2. In the northeast corner of the site, the proposed curbing must be shown connecting to the existing curb. Please verify. 3. 91St Street NE is labeled wrong, Please verify. 4. Quaday Avenue NE is not labeled on the grading, drainage, erosion control and utility plan. 5. Insulation is required between the sanitary sewer and storm sewer at the crossing located south of sanitary MH 1. 6. The sanitary sewer material type and classification must be labeled on the plan. (i.e. PVC piping must be SDR 35/SDR 26, depending on depth of bury. Refer to the City of Otsego Engineering Manual.) \\Ha01\Shared Docs\Municipal\Aotsego2xxx\2500\ot2500retailrvwLdoc Page 2 of 2 7. The length and size of pipe should be labeled on the plan for the water service. 8. The proposed rim elevation of the sanitary manhole must be shown on the plan. 9. Various green areas around the building and curb have slopes greater than the allowable 10%. 10. The curb in the parking lot should be labeled tip -out where applicable. The B612 curb detail should be updated to show both types of curb. 11. A detail for pavement thickness should be included in the plans. 12. CB and CB/MH sizes should be shown on the plans, or referenced to a detailed storm sewer table. 13. Chimney Seals are required on all sanitary manholes. 14. All sanitary manholes must be moisture proof inside and out with Hi -build Tneme Tar 46H-413 or approved equal (refer to City of Otsego Engineering Manual Standard Plates.) 15. An erosion control detail must be shown on plans. 16. City of Otsego Engineering Manual Standard Plate 311 must be referenced to, or shown on the plans. 17. A hydrology report must be submitted. 18. Sawcuts and milling along the edge of the existing bituminous pavement shall be depicted on the plans. We recommend approval contingent on the above comments being addressed. Resubmittal is required for approval. \\Ha01\Shared Docs\Municipal\Aotsego2xxx\2500\ot2500retailrvwl.doc ITEM 3.3 NORTHWEST ASSOCIATED CONSULTANTS, INC. .5775 Wayzata Boulevard, Suite 555, St. Louis Park, MN 55416 Telephone: 952.595.9636 Facsimile: 952.595.9837 planners@nacplanning.com PLANNING REPORT TO: Otsego Planning Commission FROM: Daniel Licht, AICP RE: Thompson Manor — Lot Size CUP / Preliminary & Final Plat REPORT DATE: 1 June 2004 60 -DAY DATE: 17 July 2004 NAC FILE: 176.02 — 04.21 CITY FILE: 2004-34 BACKGROUND Mr. Ed Specht has submitted plans to divide a one acre lot for a single family dwelling from 68.9 acres located northeast of Mason Avenue and 83`d Street. The subject site is within the Urban Service Reserve Area and is guided for agriculture uses by the Comprehensive Plan. The current zoning of the property is A-2, Agriculture Long Range Urban Service District, which allows single family dwellings as a permitted use. However, the proposed size of the lot to be subdivided is one acre, thus requiring application for a conditional use permit. Also, because the applicant received approval of a minor subdivision of a lot from the subject site in 2002, this subdivision must be processed as a preliminary/final plat. Exhibits: A. Site Location B. Preliminary Plat C. Final Plat ANALYSIS Zoning. The subject site is zoned A-2 District, which allows for single family dwellings as a permitted use at a density of four dwelling units per 40 acres. Lots less than 20 acres in size created after 14 October 2002 requires consideration of a conditional use permit to be evaluated upon, but not limited to, the criteria of Section 20-4-2.F of the Zoning Ordinance: 1. The proposed action's consistency with the specific policies and provisions of the official City Comprehensive Plan. Comment: The subject site is within the Urban Service Reserve Area designated by the Comprehensive Plan, which allows single family dwellings at a density of four units per 40 acres as an interim use until sanitary sewer and water utilities may become available. The proposed subdivision of one additional dwelling site is within the two remaining development rights allowed for the parent parcel under the current A-2 District zoning. 2. The proposed use's compatibility with present and future land uses of the area. Comment: The proposed use will be compatible with the present rural character of the area, with several single family dwellings on acre parcels along Mason Avenue and 83rd Street. 3. The proposed use's conformity with all performance standards contained in the Zoning Ordinance (i.e., parking, loading, noise, etc.). Comment: The proposed use will conform to all applicable performance standards. 4. The proposed use's effect upon the area in which it is proposed. Comment. The preliminarynal plat will have little apparent effect upon the area in which it is proposed. 5. The proposed use's impact upon property values of the area in which it is proposed. Comment: Although no study has been completed, the proposed use is not anticipated to negatively impact area property values. 6. Traffic generation by the proposed use in relation to the capabilities of streets serving the property. Comment: The proposed use is not anticipated to generate any additional traffic beyond that of a single family home, which can be accommodated by 83rd Street. 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. 2 Lot Requirements. The table below illustrates the lot requirements of the A-2 District: Minimum Minimum Setback Lot Area Lot Width Front Side Rear Required 1.0ac. 150ft. 65ft. 1Oft. 50ft. Proposed 1.0ac. 180ft. 106ft. 50ft. 80ft. The proposed lot and location of the single family dwelling will exceed the requirements of the A-2 District, including provision of a suitable building envelope for a single family dwelling. The preliminary plat should be revised to indicate a 65 foot setback from 83rd Street, which is designated as a collector street on the City's transportation plan. A resubdivision plan must be also be submitted to anticipate sewer and water utilities becoming available to the area, with the location of the principal dwelling off -set to one side of the lot. The location of the lot at the extreme southeast corner of the subject site is appropriate to minimize any conflicts with the continued use of the balance of the property. Access. The proposed lot will have access to 83rd Street, which is a gravel surfaced, rural section roadway. The subject site does not extend to the centerline of 83rd Street, so approximately 25 feet of the 33 foot half prescriptive easement is being dedicated as right-of-way with the subdivision. Dedication of right-of-way for 83`d Street is subject to review and approval of the City Engineer. Only one access is allowed and it must be designed consistent with the Engineering Manual. As 87th Street is a gravel street, the driveway to the proposed dwelling may also be gravel surface. Utilities. The proposed single family dwelling on the subject site is to be served by on- site septic and well systems. Conformance with the City Code requires that a primary and secondary septic drainfield location be identified. On-site utilities for single family properties are subject to review and approval of the City Engineer. Grading. No grading plan has been submitted. The need for a grading plan for this minor plat is to be subject to review and approval of the City Engineer. Easements. The preliminary/final plat illustrates a 10 foot drainage and utility easement at the perimeter of the proposed lot, as required by Section 21-7-15 of the Subdivision Ordinance. All easements are subject to review and approval of the City Engineer. Park and Trail Dedication. The proposed preliminary/final plat creates one new development site and is therefore subject to park and trail dedication requirements. No land in the area of the subject site is guided for public park uses. As such, park and trail dedication requirements will be satisfied as a cash fee in lieu of land equal to $2,820.00 to be paid prior to release of the final plat for recording. Development Contract. The City typically requires a development contract with all final plats to provide security for required improvements. In that the proposed subdivision is a one lot plat and does not involve any public improvements, no development contract is necessary. RECOMMENDATION The application for a CUP and the Thompson Manor preliminary/final plat is consistent with the requirements of the Zoning Ordinance and Subdivision Ordinance. Our office recommends approval of the request as outlined below. POSSIBLE ACTIONS A. Motion to approve a CUP for lot size less than 20 acres in an A-2 District and preliminary/final plat for Thompson Manor, subject to the following conditions: 1. The preliminary plat is revised to illustrate a 65 foot setback from 83rd Street. 2. A resubdivision plan must be submitted and the location of the principal building off -set to one side of the proposed lot. 3. Dedication of right-of-way for 83`d Street is subject to review and approval of the City Engineer. 4. All grading, utilities and easements are subject to review and approval of the City Engineer. 5. The applicant shall pay a cash fee in lieu of land of $2,820.00 to satisfy park and trail dedication requirements. 6. A deed restriction is recorded against the parent parcel prohibiting further subdivision unless allowed by the Comprehensive Plan. B. Motion to deny the application based on a finding that the request is inconsistent with the policies of the Comprehensive Plan and provisions of the Zoning Ordinance and Subdivision Ordinance. PC. Mike Robertson Judy Hudson Tim Rochel Andy MacArthur Ron Wagner Ed Specht 4 ",C ON THE GREAT RIVER ROAD N-r>',GOst S I I I I I I Ic`~t r l o — I <.lN tt $e: m m I _ Al I, ei rau. A./� n>•,l A.i1 j L_"x; _��--.�._� I II I a a � • _ 44 € a 4 4 5 E gas y � I a 8 ' 3 8•! � I a � 5 E 9c�i E y $$ EE 5fr 8 y .If 8 Aer/ w 1w�l ,)ti�ls^ e3•IAllL OppM 1513 Y1A � �h <.lN tt $e: m m I _ Al I, ei rau. A./� n>•,l A.i1 j L_"x; _��--.�._� I II I MEMORANDUM To: Honorable Mayor and City Council From: Ron Wagner, PE Ken Beck cc: Mike Robertson, Administrator Judy Hudson, Clerk Dan Licht, NAC Bogart, Pederson & Associates Ed Specht, 8740 Mason Avenue St. Michael, MN 55376 Date: May 24, 2004 Re: Thompson Manor — Preliminary Plat We have reviewed the Preliminary Plat, dated 5/05/04, by Meyer-Rohlin, Inc. for the above - referenced subdivision and would offer the following comments: 1. Existing conditions including 2 -foot contours, water courses, marshes, wooded areas, rock outcrops, power transmission poles and lines are not shown. 2. Subsurface conditions are not shown. 3. A statement certifying the environmental condition of the site was not provided. 4. A geotechnical report was not provided. 5. The location of the proposed well was not provided. 6. The location and sizing of the proposed on-site waste disposal system was not provided. 7. A grading plan with proposed grading, garage floor, first floor and basement elevations was not provided. \\Ha01\Shared Doc s\Municipa1Wotscgo2xxx\2500\2004\ot2500hmccthompson.doc ITEM 3.4 NORTHWEST ASSOCIATED CONSULTANTS, INC. OF IF5775 Wayzata Boulevard, Suite 555, St. Louis Park, MN 55416 Telephone: 952.595.9636 Facsimile: 952.595.9837 planners@nacplanning.com PLANNING REPORT TO: FROM: RE: REPORT DATE NAC FILE: BACKGROUND Otsego Planning Commission Daniel Licht, AICP Zimmer Farms — 3rd Addition; Rezoning/Preliminary/Final Plat 2 June 2004 60 -DAY DATE: 2 July 2004 176.02 — 04.15 CITY FILE: 2004-30 D.R. Horton, Inc. has submitted plans for the 3rd Addition to the Zimmer Farms development. The 3rd Addition final plat consists of 49 single family lots. Of these lots, 45 lots were part of the Phase 2 Preliminary Plat approved by the City Council on 22 March 2004. The area of these 45 lots is zoned R-6, Residential Townhouse, Quadraminium and Low Density Multiple Family District. The remaining four lots included on the final plat are to be divided from an exception parcel at the northeast corner of MacIver Avenue and 67th Street. The area of these four lots requires consideration of a Zoning Map amendment (current zoning is A-1, Agriculture Rural Service Area District) and a PUD-CUP/preliminary plat, in addition to final plat approval. The area of these four lots was given concept plan approval and considered as part of the project EAW on 25 August 2003. Exhibits: A. Site Location B. Final Plat C. Grading/Utility Plans for Block 5 ANALYSIS Zoning. Blocks 1-4 of the proposed final plat are zoned R-6 District, which allows for the proposed final plat. Block 5 is zoned A-1 District, requiring amendment of the Zoning Map to allow for the proposed four lot preliminary plat and approval of the final plat for this area. The requested Zoning Map amendment is to be evaluated based upon (but not limited to) the criteria of Section 20-3-2.F of the Zoning Ordinance: The proposed action's consistency with the specific policies and provisions of the official City Comprehensive Plan. Comment: The proposed Zoning Map amendment for Block 5 of the final plat is consistent with the land use orientation of the Zimmer Farms Phase 1 preliminary plat and concept plan approvals in response to the anticipated upgrade of Macl ver Avenue and 70t Street. 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 Zimmer Farms East LD Residential R-6 District Zimmer Farms South LD Residential R-6 District Zimmer Farms West LD residential R -1A District Agriculture — Albertville 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 infill development consistent with the balance of the Zimmer Farms subdivision. 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 the 3`d Addition Final Plat, which includes the area being rezoned, will be accompanied by and provide for upgrades to Maclver Avenue and 7e 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. Shoreland Density. The area of the 3rd Addition final plat is within the Shoreland Overlay District of Mud Lake to the west in the City of Albertville. The analysis done with the Phase 1 PUD-CUP/preliminary plat and concept plan found that the total number of units proposed within the Shoreland Overlay District is consistent with the base density allowed. Access. The lots within the proposed 3rd Addition Final Plat will be accessed via local public streets already approved as part of previous final plats for Zimmer Farms and completion of MacKenzie Avenue between 67th Street and Marlowe Avenue. If the sidewalk along MacKenzie Avenue within the first and second additions has not been constructed, the plans should be revised to shift the sidewalk to the west and south side of the roadway to align park access corridor. Lot Requirements. Single Family lots within the R-6 District must have a 9,000 square foot area and minimum width of 60 feet. The previously preliminary platted lots within Blocks 1-4 meet or exceed these requirements. The four lots within Block 5 now being preliminary and final platted also meet or exceed the lot requirements of the R-6 District. Setbacks. The minimum setbacks shown in the table below apply to the proposed preliminary plat for Block 5 and final plat for the 3rd Addition. Because the area of the 3rd Addition final plat abuts that portion of MacIver Avenue off -set into the City of Otsego, a 15 foot reduction in the typical 65 foot setback is allowed, consistent with the Phase 1 preliminary plat and concept plan for Zimmer Farms. MacIver Ave. Local Street Interior Side Rear Wetland 50ft. 35ft. 10ft. 20ft. 40ft. Landscape Plan. A landscape plan has been previously approved for the overall development. Installation of the landscaping illustrated on the plan for the area of the 3rd Addition will be required along with a security in the estimated amount of the materials and labor. 3 Park and Trail Dedication. Outlot A is included on the 3`d Addition Final Plat to provide access between this neighborhood and the public park to be developed within the Otsego Preserve neighborhood. The area of Outlot A is 5,400 square feet or 0.6 percent of the total land dedication required for Zimmer Farms. A credit equal to $9664.00 is due the applicant for dedication of this area based on the total cash fees ultimately paid for the project. As such, the park and trail cash fee in lieu of land for the 3rd Addition Final Plat is as follows: 49 lots x $2,820 fee/lot - $9664.00 credit = $128,516.00 Construction Plans. The applicant has previously provided construction plans for the area of the 3rd Addition. These plans have been supplemented with new information for the area of Block 5, which is now being incorporated as part of the project. All construction plans, grading plans, utilities, and streets are subject to approval of the City Engineer. Easements. The 3rd Addition final plat incorporates perimeter drainage and utility easements for each of the lots and over wetland and ponding areas, as required by Section 21-7-15 of the Subdivision Ordinance. All easements are subject to review and approval of the City Engineer. Outlots. The proposed final plat includes three outlots. Outlot A provides a park connection as noted above. Outlot B is established for a future phase of development based on the approved preliminary plat. Outlot C is part of the exception parcel being incorporated as part of the subdivision to the north of the four single family lots. This outlot will be incorporated as part of the openspace for the townhouse uses preliminary platted to the north. Development Contract. The applicant is required to enter into a development contract with the City upon approval of a final plat. The development contract is subject to review and approval of the City Attorney. RECOMMENDATION The proposed Zimmer Farms 3`d Addition Final Plat, including the Zoning Map Amendment and PUD-CUP/preliminary plat for Block 5, is consistent with the policies of the Comprehensive Plan and requirements of the Zoning and Subdivision Ordinances. As such, we recommend approval of the applications as outlined below. 4 POSSIBLE ACTIONS Decision 1 — Zoning Map Amendment A. Motion to approve a Zoning Map Amendment rezoning the area of Block 5 from A-1 District to R-6 District based on a finding the request is consistent with the Comprehensive Plan. B. Motion to deny the request based on a finding that the request is inconsistent with the Comprehensive Plan. C. Motion to table. Decision 2 — PUD-CUP/Preliminary Plat and Final Plat A. Motion to approve a PUD-CUP/Preliminary Plat for the area of Block 5 and the Zimmer Farms 3rd Addition Final Plat, subject to the following conditions: 1. The sidewalk along MacKenzie Avenue shall be shifted to the west and south side of the roadway if feasible, subject to City Staff approval. 2. A 50 -foot setback shall be required along MacIver Avenue within the area of the final plat. 3. The applicant shall provide for the installation of plantings illustrated on the approved landscape plan within the area of the final plat. 4. The applicant shall pay $128,516.00 as a cash fee in lieu of land to satisfy park and trail dedication requirements. The required cash fee in lieu of land includes a $9,664.00 credit for the area of Outlot A, which shall be dedicated to the City. 5. All grading, utilities, streets, easements and construction plans are subject to review and approval of the City Engineer. 6. The applicant shall enter into a development contract with the City, subject to approval of the City Attorney. 7. Comments of other City Staff. PC. Mike Robertson Judy Hudson Ron Wagner Andy MacArthur Tom Bakritges Fran Hagen 5 F C ON THE GREAT RIVER ROAD 0 sn2ivy NU61vp%l 0250dOddiII i. PH Ti ED EE g: EB z 1 sn2ivy NU61vp%l 0250dOddiII i. PH v� sn2ivy NU61vp%l 0250dOddiII i. PH may'y !S �\ „arn I I I I 3 •L1,SYe6i N orvic s E� �•s a epee i O v lows b � z- I I I ry IRI I 3 ;4 goo Q�a 2 E <) Occ G y; i L7 ;aa cr- et' fit S Z b �- cr CLE$5 <gis $ ° Y�r a N ►. I Ni _- 0.02- 3J t. *.66 N � 3.LRL+,6pN tvw •v.�op2yr � • I oft E� i ; I I�•o;I F e �oO EyWy sa M.9i,We69N > 5�# gal M.rrpi, - rr� � ' /'kri�@" ) I �": I To+ X41• E iu"� \ .: �,, I a _ / I I $� is 01—i n I ' e�w I�! 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L` Vita i t t8 � \ �� •iC� , warl°p. and urrfr er.rrrarfe W I L l8 p l Aw, a I I I j al /• $ua•a'rr- -- 1 - xn•• ----r- J o 4�` r / ilii 3 ;li •{`��+'�� /rd.faEJ'aD'-{ �D� + -----'�'----J L----1----- ��� /' i 2 it �, °•°`�P �`� °ic „ Jo "le ��J i [.....n. n.xa Beep S Iwf b widen, wWu °mr.be ird:°efe4 _ro `� � I / vv I r.vr n 1:� Y � x eM.TrY [ - �' i WESTWOOD omaaxve irdCofeQ and ad" ' - Fvohssa+af Sarvca; Mc EXHIBIT B-2 1 _ JLLIi 5 CRND. EL=9]4.6 -• - 9' AMER WE -0+87 _ tr RISER %30 12 wTE.2.es 8' RISER 9631 W -Ii 1/4• 4Z, WIE.1+31 Z o �I \ SM. 960.1 4 _ •_ $ 66].6 Z,) sER SERVICE • wR SEANCE OVER EEN 1 2 (P) 11 5 3 HD. +/AK VALE 29-6IDP 7th Street NE INSTALL SW. SERVICEYN ♦' PVC SAWTMY surAm (TRP.) Manchester Ave. NE 1' COLTF31 SEA ./nae STOP .) 1 7 LL m I 1- I LAND. EL. -95 02 3 4 e 996.2 I{ 7s 959.{ E 961.{ YE Y9E-� r-90• BFTID -REMIFER IM -1+1s rtE-au RIS' ]t4 l/4 �p _ I e'%6 _ re'%r 140-r UIP 0.:'52 1 _ JLLIi 5 CRND. EL=9]4.6 -• - 9' AMER WE -0+87 _ tr RISER %30 12 wTE.2.es 8' RISER 9631 W -Ii 1/4• WTE-I+I1 WIE.1+31 Z o �I \ SM. 960.1 4 •_ $ 66].6 Z,) sER SERVICE • wR SEANCE OVER EEN 1 2 (P) 11 3 HD. +/AK VALE 29-6IDP 7th Street NE INSTALL SW. SERVICEYN \S Manchester Ave. NE r%r RENCER 5 SERIDDNA S,DUI I LAND. EL. -95 0 seAER (TMP.) 1/2• BEND e'-11 1/P BEND III TEE 14 860.3 WYE-o+w II RrsR 2�1 980.2 1 -e DIP �• REE 5 CRND. EL=9]4.6 WYE-Ots6 tr RISER %30 12 wTE.2.es n' RISER W -Ii 1/4• 9' RISFA %1.1 Wff 73 e' RISER 0' G.V. (1lPJ-I 8 C. 49 H•un W4. VIWV,, IQ STATE ONE CALL tY Ana 651-454-0332 JI fl.. 1 -BW -252-1166 GENERAL NfTE %.% DENOTES SANITARY SEWER SERVICE INVERT • 10' OUTSIDE R.aw. DENOTES SAWTMT SEKR SERVICE WYE LOCATED ON MAMMNIE FROM Dom STREAM Y.N. Fl AO HYDRANTS E%TEND RW5 ON VALVES DEEPER THAN 7.3' FROM Fllll E MADE. ALL DROP MANHOLES TO BE CONSTRUCTED USWO WrM DROPS. ALL SERVICES ON IDP MAN MUST HAVE IDP RISER SECTION. X 5 i 6% � /\ r ow' IW Iw• 11 7th Street NE Manchester Ave. NE .::.. FUTURE C/L fAAOE :. FLLIURE CA SUBCRAOE 7s RNSHED CA ORAOE CA _ 140-r UIP 0.:'52 - 97 cL. 51 970MR., WATER MAW COVER 970 -` Si1C 13te] BEGINEXTRA T A SV�9' DI 52 WATER MAW ].5' WN. COVER 965 i 96580 / STAR. a+o] . .. _ ....END EXTRA .'.. MTI .'..-. 6 955 .. 178'-r PVc SW JS 0.8oz - STA. 11+45 u 8. w 1. 955 RE -990.43 L3eX YH^IS 1ST -r PVC SDR 28� Q4pX M11-14 09'-r PVC .. 950 .. STA.: 13+4 :. RE -9)1.95 SDR 28 STA iHN: MH 0.408 9o' -r PVC r PVC SDR Zr • a SDR M • 0.40s z%- :. STA 12+e] W% TDP 4F FPE950 ..... - :E 59W=930.38 .:::. .' ..E. E.95628 :: E w.95}.6T - - STA. 194W E. NK -9331/ REP9]4.89 E SW.951.14 RN^12 STA 17+00 RE.973 4]- -. .. .STA. letW 30'-r DW 0.52 0. 0. DROP uN-9. .. HEv - 95558 .. .::... ... E E.93l.04 E 0952.94 RE=974.14 5TA 945 -' '..'.. - E 5E=95254 TEW=952.14 IE E-5204 PE=%0.36 B' IC 5E-95&36 E Nw.95T.OQ .. ... 945 ... ... .. ... .. Iz- E SEF932.9 12" IE NE -9}2.23 EXHIBIT C-2 DO 10 11 12 13 14 15 16 17 18 19 20 2 12 13 14 o-. Tm2��awwm.9w: u2Ts9r 1IIMSWN OA78 LS/.WLQf ZimmerSewer 5 " �` Westwood Profmkw al smites• inc. I T ri 4, "" - ° �. '.. D.R. Horton Farms •��r Ma X19 m I ru-a__wacer Constructim Plana I Flalw:95y9n-Sls9Rs ss2nP-6922 + VIM UNG K-bddp GME. &1e9 9910 4MvDl4 YmW19a9 15099 OM•90. 9eln.mY vu SMM HE 509 10tH - S. zo4a9 IW z wri -GAV JGAIDBW RNA $j T Ory Re u- 15 m � R IW z wri -GAV JGAIDBW m � R W Fe d N S Qui erose �w eiUe.:.: 61,940 S$a9 I P4 Q wsc6 W948 . e�nce and m Kill ...... � ..... ..:.: aN N'Ke 1 Irsee W-46 I d d .. Ltd 99 In ^ ro'sce jP 3Ry.k^_n � �w WW [TSS Rpy 9vsee IOY46 �� 4 d.. pF�R 1. : P`ri '�w *Ad 96 nze6 LIJI i LLoee d 11 -a• e P � d �I�s{y'I 1 Ad BGww I ,u� Irv9e � ne ca w_ 1 x • s $F §d: ::0 c »�.wW I R has o k tde Jill OR L9� ud unsex rooeiwic9 6•p'[01126o1120W�P.p�60u2002�'d 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: May 13, 2004 Proposed Development: Zimmer Farms 3`d Addition 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 3`d Addition 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\2286\ot2286RVW1.doc INFORMATION AVAILABLE Final Plat, received 5/11/04, by Westwood Professional Services, Inc. Construction Plans, 4/23/04, by Westwood Professional Services, Inc. Revised sheets 5, 15, and 23 for Zimmer Farms Phase I & II, Construction Plans, dated 5/4/04, by Westwood Professional Services, Inc. Grading, Drainage and Erosion Control Plan for Zimmer Farms, 4/02/03 revision with revised sheet 3 dated 5/4/04, by Westwood Professional Services, 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 Page 2 \\Ha01\Shared Docs\Municipal\Aotsego2xxx\2286\ot2286RVW1.doc TABLE OF CONTENTS INFORMATION AVAILABLE FINAL PLAT CONSTRUCTION PLANS COVER SHEET OVERALL PLAN SANITARY SEWER AND WATERMAIN PLAN STORM SEWER AND STREET PLAN DETAILS STORM SEWER AND INLET SPREAD CALCULATIONS HYDROLOGY OTHER CONSIDERATIONS SUMMARY AND/OR RECOMMENDATION Page 3 \\Ha01\Shared Docs\Municipal\Aotsego2xxx\2286\ot2286RVW1.doc FINAL PLAT The eastern plat lines of Outlot B for Zimmer Farms Td Addition do not match the eastern plat lines of Outlot A for Zimmer Farms 2nd Addition. 2. Match Line A is incorrectly labeled "See Above" and "See Below" this should be "See Right' and "See Left" respectively. CONSTRUCTION PLANS COVER SHEET 67th Street NE is incorrectly labeled 68th Street NE in the Vicinity Map. OVERALL PLAN 1. CB 282 is incorrectly labeled CBMH 282. 2. After removing the temporary hydrant at the east plat line of 2nd Addition, hydrant spacing is insufficient to adequately cover Block 1, Lots 2 & 16, Block 2, Lot 22, and Block 1, Lot 1 of 2nd Addition. 3. Storm sewer structures not located at property lines shall have R-3501 type castings or be moved to a property line. Examples; CBMH 279, CB 280B, and CB 296. 4. CBMH 283 shall be a R-4342 type casting. SANITARY SEWER AND WATERMAIN PLAN Sheet 3, at approximate station 15+30, insulation is required over the sanitary sewer at the storm sewer crossing. 2. Sheet 4, it is unclear why the lowered watermain elevation is maintained for another 20 feet instead of returning to minimum depth after after being lowered under the storm crossing at approximate station 23+27. Either bring the watermain up to minimum depth immediately after the crossing or shorten the riser to Block 2, Lot 13. 3. Sheet 4, the maximum top of pipe elevation is incorrect at station 23+27. The maximum top of pipe should be 949.93. 4. Sheet 5, the 8" x 6" Tee should be an 8" x 6" reducer at the west end of 66th Court NE STORM SEWER AND STREET PLAN Show transverse draintile between catch basins at low points. 2. Sheet 6, a note as to where the information for storm sewer located between Lots 21 & 22, Block 2 and Lots 14 & 15, Block 1 should be included. Page 4 \\Ha01\Shared Docs\Municipal\Aotsego2xxx\2286\ot2286RVW1.doc 3. Sheet 7, the sheet description is incorrectly labeled Sanitary Sewer and Water Main Construction Plans. Revise 4. Sheet 8, the cul-de-sac at the west end of 66th Court NE shall have a 50' radius to back of curb. 5. Sheet 10, there is insufficient cover over the pipe at CB 282, CBMH 281, and CBMH 283. Please revise to maintain a minimum of 1.5' of cover in green areas. 6. Sheet 11, tail water is not allowed to back up past the first structure in a storm sewer system. Currently, there is standing water between the CBMH 277 and CBMH 277A and between CBMH 277 and CBMH 278 at NWL. DETAILS 1. No Comments STORM SEWER AND INLET SPREAD CALCULATIONS 1. Submit for review. HYDROLOGY REPORT 1. No Comments SUMMARY AND/OR RECOMMENDATION We recommend approval contingent on the above comments. Page 5 \\Ha01\Shared Docs\Municipal\Aotsego2xxx\2286\ot2286RVW1.doc ITEM 3.5 NORTHWEST ASSOCIATED CONSULTANTS, INC. 5775 Wayzata Boulevard, Suite 555, St. Louis Park, MN 55416 Telephone: 952.595.9636 Facsimile: 952.595.9837 planners@nacpianning.com PLANNING REPORT TO: FROM.- APPLICATION: ROM:APPLICATION: REPORT DATE NAC FILE: BACKGROUND Otsego Planning Commission Daniel Licht, AICP Waterfront East — Revised PUD Development Stage Plan/Final Plat 2 June 2004 60 -DAY DATE: 176.02 — 03.33 CITY FILE: 2004 — 28/29 Landcor Construction Inc. has submitted a revised PUD Development Stage Plan and a final plat for the proposed Waterfront East development. The 33 acre subject site is located east of TH 101 and CSAH 39. The City Council had approved a rezoning, negative declaration on an Environmental Assessment Worksheet and PUD Development Stage Plan for a proposed mixed use (270,000 square foot commercial / 62 dwelling units) development on 10 November 2003. The DNR subsequently denied certification of the City Council's Zoning Map amendment and PUD Development Stage Plan in a letter dated 15 December 2003 finding that the action was not consistent with the Mississippi Wild, Scenic and Recreational River management plan and applicable performance standards. The City and the applicant both appealed the DNR's decision. Based on discussions with DNR staff, an effort was undertaken to pass special legislation during the recent Legislative session amending the Wild and Scenic District boundaries to exclude the area beyond 300 feet of the OHWM of the Mississippi River (for the subject site and Nathe property to the south) from the District. This legislation was passed by the Minnesota House and Senate and sent to the Governor, who signed the bill into law on 29 May 2004. The revised PUD Development Stage Plan and final plat for the project reflect the change to the Wild and Scenic District boundary, as well as changes to the design for the proposed interchange at TH 101 and CSAH 39. The PUD Development Stage Plan and final plat now proposes 262,000 square feet of grocery, retail, restaurant, office and theater floor space. The proposed residential element of the project has been eliminated and the area within 300 feet of the Mississippi River is now proposed only for ponding areas related to the planned TH 101 improvements. Exhibits: A. Site Location B. Master Site Plan C. Grading Plan D. Utility Plan E. Preliminary Plat F. Existing Conditions ANALYSIS Zoning. As noted above, the City Council has approved a rezoning of the subject site to PUD District. The City's appeal of the DNR's action to deny certification of the Zoning Map amendment is still pending and based upon the law changing the boundaries of the Wild and Scenic River, we expect the Zoning Map amendment to be formally approved. As a result of the change to the boundaries of the Wild and Scenic District, the applicant is required to modify the PUD Development Stage Plan. As with the Waterfront West subdivision, development of any of the lots within the project will require processing of a PUD Development Stage Plan. EAW. An EAW was prepared and processed for the project based on the land area converted from rural to urban use and the combined intensity of the proposed residential and commercial uses. The City Council adopted findings on 10 November 2003 that the project does not have potential for significant environmental effects. Although the changes to the project are substantial, the overall intensity of the current development proposal is less than that which originally was approved by the City. As such, the findings relative to the EAW remain valid and there is no need to repeat the environmental review process. Vehicle Access. The subject site is to be accessed from CSAH 39 east of an interchange with TH 101. The current concept for the planned interchange is for TH 101 to overpass CSAH 39 with a single point access ramps meeting at a signal under the overpass. Existing Quantrelle Avenue must be vacated by MNDoT and reconstructed to the east to allow for the proposed interchange and the four proposed two-story, 24,000 square foot buildings. Public right-of-way will be maintained to the south of CSAH 39 to provide access to the Highway 101 Market and seasonal mobile home park. There is no other public right-of-way within the final plat. Access to a majority of the individual buildings within the development will be through a central shared driveway extending north of CSAH 39. This shared driveway has been designed with a 30 foot width with limited intersections to allow appropriate circulation. 2 Pedestrian Access. Access to the subject site by pedestrians will be limited due to the planned TH 101/CSAH 39 interchange. There is potential for a sidewalk along the north side of CSAH 39 to allow pedestrians to cross from Waterfront West to Waterfront East. There are sidewalks and trails are shown on both sides of CSAH 39 east of TH 101 with connections to all of the buildings and recreational opportunities along the Mississippi River. The trail along the Mississippi River is indicated to be a wood chip trail, but should be asphalt if intended to be a City maintained facility. To allow pedestrians to cross CSAH 39, a skyway is proposed between the two 24,000 square foot buildings on either side of the roadway. At grade crosswalks are provided at the intersection of the private central driveway, Quantrelle Avenue and CSAH 39. There is opportunity for a second connection from the subject site to the west side of TH 101 under the Mississippi River bridge if a boardwalk type structure is constructed. Park and trail dedication funds may be used for this improvement, which is likely more financially feasible than a pedestrian bridge over TH 101. Lots. The proposed PUD Development Stage Plan includes 12 lots and one outlot. Lots within a PUD District are not subject to any specific lot area or width requirements and these are typically governed by the need to provide sufficient space for the intended use in consideration of applicable setbacks and off-street parking and circulation. Lots 2, 3, 5 and 6 must be revised to provide the necessary right-of-way for Quantrelle Avenue to intersect CSAH 39, subject to approval of the City Engineer. Lots 4 and 7-12 do not have direct access to a public street, utilizing instead the shared central private driveway. Shared access can be accommodated through the PUD District provided that cross access and parking easements are recorded for each lot within the development. Outlot A has been designated for the area within 300 feet of the Mississippi River still subject to Wild and Scenic District performance standards. As an outlot, no structures may be constructed in this area unless a preliminary and final plat is approved. Any such application would be subject to the performance standards of the Wild and Scenic District. A drainage and utility easement must be recorded over the entirety of Outlot A. Setbacks. The proposed PUD Development stage would locate the four 24,000 square foot buildings and the two buildings east of the CSAH 39/Quantrelle Avenue intersection at a zero front setback relative to public rights-of-way to maintain the applicant's intended main street character for the project entrance. Buildings abutting the west line of Outlot A are also proposed with a zero lot line setback to maximize the development area of the subject site outside of the Wild and Scenic District. The proposed theater and two freestanding restaurant buildings respect the typical 65 foot setbacks from TH 101. Overall, the proposed building locations are appropriate within the context of this PUD District. Parking/Loading. The table below summarizes the calculation of required parking. Parking stalls are distributed throughout the subject site adequately to provide sufficient parking for all of the individual uses. There will likely need to be considerable cross parking required between the uses on Lots 1-7 because of the concentrations of restaurants in this area. The number of required parking stalls for the theater use cannot be determined until the capacity of the building is identified. However, there likely is more than adequate supply of parking in the area of Lots 9, 11 and 12 such that some stalls could be eliminated in favor of more landscape space. Lot Use Gross Net Requirement Required Stalls Net Area Area Stalls Provided Stalls 1 Retail 24,000sf. 21,600sf. 1 stall/ 200sf. 108 146 +38 2 Retail 24,000sf. 21,600sf. 1 stall/ 200sf. 108 84 -24 Retail 8,200sf. 7,380sf. 1 stall / 200sf. 37 3 Restaurant 5,000sf. 4,500sf. 1 stall/40sf. dining 95 128 -4 1 stall/80sf. kitchen 4 Restaurant 5,000sf. 4,500sf. 1 stall/40sf. dining 95 62 -33 1 stall/80sf. kitchen Retail 81200sf. 7,380sf. lstall / 200sf. 37 5 87 -45 Restaurant 5,000sf. 4,500sf. 1 stall/40sf. dining 95 1 stall/80sf. kitchen 6 Retail 24,000sf. 21,600sf. 1 stall / 200sf. 108 129 +21 7 Retail 24,000sf. 21,600sf. 1 stall / 200sf. 108 174 +66 8 Restaurant 6,000sf. 5,400sf. 1 stall/40sf. dining 114 150 +36 1 stall/80sf. kitchen 9 Restaurant 6,000sf. 5,400sf. 1 stall/40sf. dining 114 181 +67 1 stall/80sf. kitchen 10 Grocery 60,000sf. 54,000sf. 1 stall / 200sf. 270 328 +63 Retail 21,600sf. 19,440sf. 1stall / 200sf. 97 11 Retail 19,400sf. 17,460sf. 1stall / 200sf. 88 262 +174 Theater 65,000sf. 58,500sf. 1 per 4 seats + ??? 12 1 per 2 employees 580 ??? Restaurant 8,000sf. 7,200sf. 1 stall/40sf. dining 151 1 stall/80sf. kitchen TOTAL 265,400sf. 238,860sf. 1,625 2,311 +686 Landscaping. The applicant has not submitted a landscape plan for the proposed PUD Development Stage Plan. A landscape plan identifying the location, type, size and quantities of proposed plantings within the development must be submitted. Specific emphasis for the landscape plan must be placed on providing materials to screen the mass of the parking fields within the subject site. An inventory of existing trees within 300 feet of the Mississippi River must also be submitted indicating tress to be saved or those that will be lost as a result of site grading. Building Designs. No plans have been submitted for any of the proposed buildings to indicate their design and materials. PUD Design Guidelines were submitted with the previous applications and provide a generic description of planned building designs. At a minimum all buildings must use substantially the same exterior treatment on all sides of the building and must conform to the material requirements of Section 20-17-4.B.1 of the Zoning Ordinance. Building elevations must be submitted for each individual development site as part of a PUD Development stage application and are subject to review by the Planning Commission and approval of the City Council. 4 Signs. No plans have been submitted for any signs other than the description included within the PUD District design guidelines, which conflict in several ways with the Zoning Ordinance. Except as may be allowed by a specific PUD Development Stage plan, all signs shall conform to the allowances of Chapter 37 of the Zoning Ordinance. Lighting Plan. A lighting plan must be submitted for each lot within the development specifying the type, height and location of proposed fixutures. Consistent with the requirements of Section 20-16-10 of the Zoning Ordinance, all light fixtures must be downcast with a 90 degree horizontal cut-off and cannot cast light greater than one foot- candle at any perimeter property line, including the west line of Outlot A. Freestanding light fixtures may not be erected to a height greater than 25 feet. Trash. No plans have been submitted for exterior trash enclosures. Trash containers must be kept in buildings or complete enclosures constructed of the same material as the related accessory building per Section 20-16-15 of the Zoning Ordinance. Provisions for trash handling must be identified with each PUD Development Stage Plan. Grading Plan. The applicant has submitted a revised grading plan. Because of the changes to the development plan leaving the portions of the subject site within 300 feet of the Mississippi River as open space, all ponding areas have been proposed to be constructed in this area. Furthermore, the area available for on-site ponding means that the special stormwater handling methods required by the previous development plan are no longer required. The grading plan still makes use of the ponding areas as an amenity for the buildings centered at the CSAH 39/Quantrelle Avenue intersection, include the "riverboat" building projected out into the water. All grading plans are subject to review and approval of the City Engineer. Utility Plan. A revised utility plan has been submitted for the proposed final plat. Trunk sanitary sewer and water utilities were stubbed to the subject site with the Waterfront West project. The applicant must provide for the extension of utilities through the subject site to the Highway 101 Market and looping back the water main to the west side of TH 101 for proper operation. All utility plans are subject to review and approval of the City Engineer. Park and Trail Dedication. No land is proposed to be dedicated to the City for park and trail purposes. As such, the applicant will satisfy park and trail dedication requirements as a cash fee in lieu of land equal to $7,000.00 per gross acre. The required cash fee in lieu of land is $230,580.00 based upon the 32.94 acre size of the subject site. Existing Building. The pole building that used to be the location of the Highway 101 Market is still on the subject site. The existing building is a legal non -conforming structure upon rezoning of the property to PUD District. This building must be removed with the first phase of the development. Development Contract. Upon approval of the final plat, the applicant must enter into a development contract with the City. The development contract will specify the standard terms, fees and securities for the proposed development as well as the assessment provisions for the improvements the applicant has requested be undertaken as public projects. RECOMMENDATION The proposed PUD Development Stage Plan and Final Plat are consistent with the Comprehensive Plan and approved PUD District. As such, we recommend approval of the applications subject to the conditions outlined below. POSSIBLE ACTIONS A. Motion to approve a PUD Development Stage Plan and Final Plat for Waterfront East, subject to the following conditions: Approval of a PUD Development Stage Plan and preliminary plat does not guarantee sanitary sewer capacity. Sanitary sewer capacity shall only be allocated to approved final plats with executed development contracts to assure the City of timely development. 2. Development of individual lots within the PUD District shall require processing of a PUD Development Stage Plan as outlined by Section 20- 36-4.D of the Zoning Ordinance. 3. The final plat is revised to provide Quantrelle Avenue with right-of-way consistent with the requirements of the Subdivision Ordinance and Engineering Manual. Approval of the PUD Development Stage Plan is further subject to vacation of existing Quantrelle Avenue right-of-way by MNDoT. All public rights-of-way shall be subject to review and approval of MNDoT and the City Engineer. 4. A cross parking and access easement shall be recorded with all lots within the final plat. 5. The trail within Outlot A shall be an asphalt surface if it is to be a City maintained facility, subject to City Staff approval. 6. Lot 12 shall provide the minimum number of parking stalls required by Section 20-21-9 of the Zoning Ordinance. 6 7. A landscape plan identifying the location, type, size and quantities of proposed plantings within the development and an inventory of existing significant trees to be saved or lost within Outlot A must be submitted and is subject to review by the Planning Commission and approval of the City Council. 8. The PUD Design Guidelines dated are incorporated within the requirements of the PUD District and are subject to City Staff review and approval for consistency with the Zoning Ordinance. 9. All buildings shall use substantially the same exterior treatment on all sides of the building and shall conform to the material requirements of Section 20-17-4.B.1 of the Zoning Ordinance. 10. All signs shall conform to the allowances of Section 37 of the Zoning Ordinance. 11. All exterior lighting shall conform to the requirements of Section 20-16-10 of the Zoning Ordinance. 12. Trash containers shall be accommodated in accordance with Section 20- 16-15 of the Zoning Ordinance. 13. All grading plans shall be subject to review and approval of the City Engineer, and MNDoT as appropriate. 14. All utility plans shall be subject to review and approval of the City Engineer. 15. All easements shall be subject to review and approval of the City Engineer. 16. The applicant shall satisfy park and trail dedication requirements as a cash fee in lieu of land equal to $230,580.00 at the time the development contract is executed. 17. The existing pole building on the property shall be demolished with the first phase of grading. 18. The applicant shall enter into a development contract, subject to review and approval of the City Council. B. Motion to deny the application based on a finding that the requests are inconsistent with the Comprehensive Plan and PUD District. 7 C. Motion to table. Pc. Mike Robertson Judy Hudson Andy MacArthur Ron Wagner Patty Fowler Bob Fields m W a NAC ON THE GREAT RIVER ROAD s o too xao SCALE IINFEST 11", I r"llb0fiffi DIVER IO v y0Ii3 K %M).tPlri AAR '�rtNn K[I IP xP' O.H.A 4Wri� LP# I,x.xx s r - - - - - - - - - - - - - --- «a mi PIN Im 'IN I 11 r 111111 till e HICHWAY �.r p L J 1 I�t l l�� t DN+�+IIIII II TIO 9 . --� EEII I111111111I111111I11 f1 I nnULLULL n r WATERFRONT CAST CIT�Y�0F Nf ,0*—, MI N N E S O T A L. 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' -_f 1 1 1111111 - DB ; ' 70 e@ \ .\ .. .. r.... ri�n.rat .: vL'' ; t •, 11 i N 1 1 1',111';1 • � ��• � de � \ 1• _ r ; - 1 ""'•• 1 11111- — EC 1 qq 1 p , , 1\ 11 '\� 1• •_, tnI \ � t 1 P�, II1 \\1 1 _...���FFF 4_ t/, i \\\I•, �4 g. � y it '111 7Z i] \ 1 1 I nE ��,�¢ p • � � ��ii �$E16�6�l�8! �j� lily, EE a, ra or Ci " Yn I I t �1t1 ��pp� 3p� If I;•-•`�,fs _ iJ Y r B p 0 0 Z "g 5 T •.3 � fel i6 A �•,'��II�I �' C7 _ � a EXHIBIT F Review No. 3 ENGINEERING REVIEW Hakanson Commercial Subdivision Anderson Preliminary Plat Review Assoc., Inc. for the City of Otsego by Hakanson Anderson Associates, Inc. Submitted to: Mike Robertson, Administrator cc: Judy Hudson, City Clerk Dan Licht, City Planner Andy MacArthur, City Attorney Jeff Shopek, P.E., Loucks Associates Bob Fields, LandCor Construction, Inc. Reviewed by: Ronald J. Wagner, P.E. Joseph J. MacPherson Date: June 1, 2004 Proposed Development: Otsego Waterfront East Location of Property: A portion of the E'/2 of the SE'/ of Sec. 15 T121 N R23W and a portion of the W'/2 of Sec. 14 T121 R23W located in Wright County, Minnesota Applicant: LandCor Construction, Inc. 101 Broadway Street West, Suite 210 Osseo, MN 55369 Developer: LandCor Construction, Inc. Owner: Waterfront East LLC Purpose: Provide commercial development along TH 101 and the Mississippi River Jurisdictional Agencies (but not limited to): Wright County Mn/DOT Minnesota Department of Natural Resources Permits Required (but not limited to): Wright County R.O.W. NPDES Mn/DOT R.O.W. Mn/DOT Drainage Permit Page T \\Ha01\Shared Docs\MunicipalWotsego2xxx\2272\ot2272RVW-3.doc TABLE OF CONTENTS INFORMATION AVAILABLE EXISTING CONDITIONS 79.944 u >, t : ' 1 STREETS PRELIMINARY GRADING PLAN WETLANDS SURFACE WATER MANAGEMENT SANITARY SEWER COLLECTION SYSTEM ENVIRONMENTAL OTHER CONSIDERATIONS SUMMARY AND/OR RECOMMENDATION Page 2 \\Ha01\Shared Docs\Municipal\Aotsego2xxx\2272\ot2272RVW-3.doc INFORMATION AVAILABLE Title Sheet, dated 5/06/04, by Loucks Associates Preliminary Existing Conditions, dated 5/06/04, by Loucks Associates Preliminary Site Plan, dated 5/06/04, by Loucks Associates Preliminary Plat, dated 5/06/04, by Loucks Associates Preliminary Grading, Drainage, & Erosion Control Plan, dated 5/06/04, by Loucks Associates Preliminary Utility Plan, dated 5/06/04, by Loucks Associates Preliminary Grading Details, dated 10/20/03, by Loucks Associates Preliminary Utility Details, dated 10/20/03, by Loucks Associates City of Otsego Engineering Manual, March 1999, 5/12/03 Revision City of Otsego Zoning and Subdivision Ordinances, February 1991, Amendments through October 14, 2002 EXISTING CONDITIONS 1. Right of Way issues between the Developer, the City, and Mn/DOT need to be resolved cooperatively for the development and interchange needs. 2. Boundary lines of adjoining properties appear to be missing. (i.e. Otsego Waterfront West) 3. Zoning classifications are required for land in and abutting the subdivision (21-6- 2.B.2.). PRELIMINARY PLAT 1. Quantrelle Avenue NE and 90th Street NE are under Mn/DOT control and needs Mn/DOT approval for vacation. 2. The vicinity map, located on the title sheet, and throughout the plan sheets, should clearly show the project location and boundaries. Outlining the site location with a bold border and hash marks may be helpful. 3. The addition of a summary table showing the total area of the site would be helpful. Page 3 \\Ha01\Shared Docs\Municipal\Aotsego2xxx\2272\ot2272RVW-3.doc STREETS Layout of proposed private and pubic streets and public right-of-way's shall be depicted. Include horizontal curve information. (21-6-2.C.1.) 3. Due to the commercial P.U.D. nature of the site some flexibility will be allowed for design of the private streets. Developer's engineer must work with City staff to determine allowable street design and street sections. PRELIMINARY GRADING PLAN First floor elevations shall be called out on the plan. 2. First floor shall be a minimum of 18" above the adjacent street. (21-7-4.C.) WETLANDS Submit a wetland delineation report or a certificate stating that no wetlands are present. SURFACE WATER MANAGEMENT No storm water data was included. It is our understanding that the developer wishes to work with Mn/DOT to relocate the Mn/DOT pond and combine it with the ponds necessary for the development. The pond will be located within the 300' setback area required by the DNR. SANITARY SEWER COLLECTION SYSTEM Allocatable sanitary sewer REC's (residential equivalent connections) is currently at 128 REC's. The Hotel and Water Park is expected to reduce this number to fewer than 60 REC's remaining. The City has a permit application currently under review at the MPCA for expansion of the existing East Wastewater Treatment Facility. Estimated time for sanitary sewer expansion completion, if the permit is received in December 2003, would be summer of 2005. Other options are borrowing into Dayton's unused portions, requesting additional REC's due to difference between actual usage and projected usage, and the possibility that the MPCA may recognize the plant as a 500,000 GPD plant instead of a 400,000 GPD plant as soon as the 1.5 MGPD permit is approved. ENVIRONMENTAL An Environmental Review has been completed as part of the required EAW process. OTHER CONSIDERATIONS 1. Submit a geotechnical report for review. (21-6-2.6.11 Page 4 \\Ha01\Shared Docs\Municipal\Aotsego2xxx\2272\ot2272RVW-3.doc 2. Submit a Letter of Map Revision to FEMA, as a good portion of the site is located within the floodplain of the Mississippi River. Without this "LOMR" the properties may have difficulties being insured. 3. Submit plans to Minnesota DNR for review. 4. Submit plans to Mn/DOT for review. 5. The plan sheets shall be easy to read. (i.e. overtyping along 90th Street on the Preliminary Utility Plan) SUMMARY AND/OR RECOMMENDATION We recommend approval contingent upon the above comments being addressed. Page 5 Ma01\Shared Docs\Municipal\Aotsego2xxx\2272\ot2272RVW-3.doc ITEM 3.6 NORTHWEST ASSOCIATED CONSULTANTS, INC. F, 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 RE: Otsego - Quaday Addition; PUD-CUP/Preliminary Plat DATE: 3 June 2004 ACTION DATE: 27 July 2004 NAC FILE: 176.02 - 04.11 CITY FILE: 2004-20 City staff met with Mr. Clem Darkenwald to discuss the issues related to this application on 27 May 2005. Mr. Darkenwald also intends to meet with MNDoT staff to discuss opportunities for the planned TH 101 improvements in the area of CSAH 42, but has not had an opportunity to do so as of this date. To allow for any new information from that meeting to be included in the Planning Commission's consideration of the preliminary plat request, we would recommend that the public hearing for the application be continued again to 6 July 2004. PC. Mike Robertson Judy Hudson Andy MacArthur Ron Wagner Clem Darkenwald Review No. 1 (Revised) 1111 Hakanson Anderson Assoc., Inc. ENGINEERING REVIEW Preliminary Plat for the City of Otsego by Hakanson Anderson Associates, Inc. Submitted to: Mike Robertson, Administrator cc: Judy Hudson, City Clerk Dan Licht, City Planner Andy MacArthur, City Attorney RLK — Kuusisto, Ltd. Clement & Idona Darkenwald Family LP Reviewed by: Ronald J. Wagner, PE Shane M. Nelson, EIT Date: August 23, 2002 (updated May 12, 2004) Proposed Development: Quaday Addition Street Location of Property: Part of the NW'/ of Section 26 and the SW'/ of Section 23, Twp 121, Range 23, Wright County. Applicant: Clement & Idona Darkenwald Family LP 7535 NE River Road Elk River, MN 55330 (763) 441-3700 Owner of Record: Clement & Idona Darkenwald Family, LP Purpose: Rezone from A-1 & B-3 to Commercial Jurisdictional Agencies (but not limited to): Permits Required (but not limited to): Considerations: City of Otsego Wright County Highway Department MN/PCA MN Department of Health NPDES Sewer Extension — MN/PCA Watermain Extension - MDH MN Department of Natural Resources City of Otsego (wetland) Page 1 \\Ha01\Shared Docs\Municipal\Aotsego2xxx\2253\ot2253RVW1Revised.doc INFORMATION AVAILABLE Plan set dated 8/13/02, by RLK Kuusisto, Ltd. Sheet 1 of 2 — Preliminary Plat Sheet 2 of 2 — Concept Master Plan City of Otsego Engineering Manual, 2/27/01 revision City of Otsego Zoning and Subdivision Ordinances as revised National Wetlands Inventory Map 1991 City of Otsego Comprehensive Plan dated September 1998 REVIEW AND COMMENTS 1. Include a key map of the site. (21-6-2.A.5) 2. Label existing zoning classifications for land abutting the site as well as within the site. (21-6-2.B.2) 3. Verify location of existing Quaday Ave NE south of CSAH 42. Show Quaday Ave NE Right -of -Way. (21-6-2.B.4) 4. Show existing utilities to the south of CSAH 42. Include invert elevations for all existing sanitary sewer manholes. Label existing sanitary sewer and watermain with sizes. (21-6-2.B.5) 5. Adjoining subdivided and unsubdivided land shall be identified by name and ownership. (21-6-2.B.6) 6. Call out 100 -year flood elevations. (21-6-2.B.9) The 100 -year flood elevation will be that of the adjacent Mississippi River. 7. Street intersection jogs with centerline offsets of less than 200' are prohibited. (21-7- 7.E) Centerline of Quaday Ave NE north of CSAH 42 shall be in-line with Quaday Ave NE south of CSAH 42. 8. Show proposed centerline elevations, gradients, and proposed typical cross-sections. (21-6-2.C.1) The parking lot and road shall not be more than 2' in elevation below the 100 -year flood elevation. 9. Call out proposed building elevations. (21-6-2.C.10) Elevations must be at least 1.5' above the 100 -year flood elevation. Page 2 \\Ha01\Shared Docs\Municipal\Aotsego2xxx\2253\ot2253RVW1Revised. doc INFORMATION AVAILABLE Plan set dated 8/13/02, by RLK Kuusisto, Ltd. Sheet 1 of 2 — Preliminary Plat Sheet 2 of 2 — Concept Master Plan City of Otsego Engineering Manual, 2/27/01 revision City of Otsego Zoning and Subdivision Ordinances as revised National Wetlands Inventory Map 1991 City of Otsego Comprehensive Plan dated September 1998 REVIEW AND COMMENTS 1. Include a key map of the site. (21-6-2.A.5) 2. Label existing zoning classifications for land abutting the site as well as within the site. (21-6-2.B.2) 3. Verify location of existing Quaday Ave NE south of CSAH 42. Show Quaday Ave NE Right -of -Way. (21-6-2.B.4) 4. Show existing utilities to the south of CSAH 42. Include invert elevations for all existing sanitary sewer manholes. Label existing sanitary sewer and watermain with sizes. (21-6-2.B.5) 5. Adjoining subdivided and unsubdivided land shall be identified by name and ownership. (21-6-2.B.6) 6. Call out 100 -year flood elevations. (21-6-2.B.9) The 100 -year flood elevation will be that of the adjacent Mississippi River. 7. Street intersection jogs with centerline offsets of less than 200' are prohibited. (21-7- 7.E) Centerline of Quaday Ave NE north of CSAH 42 shall be in-line with Quaday Ave NE south of CSAH 42. 8. Show proposed centerline elevations, gradients, and proposed typical cross-sections. (21-6-2.C.1) The parking lot and road shall not be more than 2' in elevation below the 100 -year flood elevation. 9. Call out proposed building elevations. (21-6-2.C.10) Elevations must be at least 1.5' above the 100 -year flood elevation. Page 2 \\Ha01\Shared Docs\Municipal\Aotsego2xxx\2253\ot2253RVW1Revised.doc ITEM 3.7 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 PLANNING REPORT TO: FROM: APPLICATION: DATE: NAC FILE: BACKGROUND Otsego Planning Commission Daniel Licht, AICP Kittredge Crossings; 5th and 6th Additions 2 June 2004 60 -DAY DATE: 176.02 — 04.20 CITY FILE: 2004-35/36 Darrel A. Farr Development Corporation has submitted plans for the 5th and 6th Additions of Kittredge Crossings. The 5th Addition Development Stage Plan and Final Plat consist of 47 detached townhouse dwellings. The 6th Addition Development Stage Plan and Final Plat include 98 row style townhouse dwellings with three to six dwelling per building. The development of the subject sites are guided for low and medium density land uses by the Comprehensive Plan and a PUD District approved by the City Council on 12 May 2003. These areas are currently platted as Outlots H and L (proposed 5th Addition) and Outlot M (proposed 6th Addition) of Kittredge Crossings. Applications for development within the PUD District are processed as amendments to the original development stage plan together with a final plat. Exhibits: A. Site Location B. PUD Development Plan C. 5th Addition Final Plat D. 6th Addition Final Plat E. Site Plan ANALYSIS PUD Development Plan. A PUD Master Guide Plan was adopted with the PUD District to establish the uses that are to be developed within the subject site. The area of the 5th Addition is designated for single family or detached townhome uses, whereas the area of the 6th Addition is designated for cluster townhomes. The proposed development stage plans for each of the proposed final plats is consistent with the PUD Master Guide Plan. One area of concern the Planning Commission and City Council will likely raised with the applicant's request is the phasing of the overall development. Kittredge Crossings is to be a mixed use development consisting of several types of residential dwellings, public open spaces and retail, service and office/industrial type uses. Because this application is for a PUD Development Stage Plan approval, the City has the ability to evaluate the staging of residential uses relative to commercial and industrial uses. To date, only residential uses have been proposed and approved in the following numbers: The overall development plan anticipated 580 residential dwellings including the areas shown on the PUD Master Guide Plan and additional lands to the west owned by the applicant. Provisions were included in the Comprehensive Plan and approval of the first addition final plat limiting allocation of residential sewer capacity to not more than approximately 500 dwelling units or 70 percent of the sewer capacity available to the area west of CSAH 19 from the Phase 1 west sewer treatment plant. Including the proposed 5th and 6th Additions, there have been 207 dwelling units proposed with Kittredge Crossings, or approximately 41 percent of the total allowed residential units. Lot Requirements. Development of detached townhomes and townhomes within the PUD District are subject to the following lot requirements: Single Family or Single Family/ Twin Home Row TH B/B TH Detached TH 2" Addition 22du. 3r Addition 20du. 4 Addition 20du. 5 Addition 47du. 6 nAddition 98du. 69du. 20du. 98du. 20du. The overall development plan anticipated 580 residential dwellings including the areas shown on the PUD Master Guide Plan and additional lands to the west owned by the applicant. Provisions were included in the Comprehensive Plan and approval of the first addition final plat limiting allocation of residential sewer capacity to not more than approximately 500 dwelling units or 70 percent of the sewer capacity available to the area west of CSAH 19 from the Phase 1 west sewer treatment plant. Including the proposed 5th and 6th Additions, there have been 207 dwelling units proposed with Kittredge Crossings, or approximately 41 percent of the total allowed residential units. Lot Requirements. Development of detached townhomes and townhomes within the PUD District are subject to the following lot requirements: The proposed final plat for the 5th Addition provides 15,274 square feet of lot area per detached townhome dwelling. The proposed 6th Addition Final Plat provides approximately 5,150 square feet of lot area per dwelling unit. As such, both final plats meet the lot area requirements for the PUD District. 2 Single Family or Townhome Detached Townhome Minimum 9,000sf. 5,000sf. Lot Area/Unit The proposed final plat for the 5th Addition provides 15,274 square feet of lot area per detached townhome dwelling. The proposed 6th Addition Final Plat provides approximately 5,150 square feet of lot area per dwelling unit. As such, both final plats meet the lot area requirements for the PUD District. 2 Setbacks. The table below outlines setbacks required within the PUD District. The site plans for the 5th and 6th Addition Final Plats conform to these requirements. Front Side Between Private Rear Bldgs. on Drives Wetlands Arterial or Local or Major Minor Base Lot Collector Collector 65 ft. 35 ft. 10 ft. 20 ft. 20 ft. 25 ft. 40 ft. 1. All lot lines abutting a public right-of-way shall be subject to front setback requirements. Access. The majority of the detached townhome dwelling units within the 5th Addition are all accessed off of either Kahler Circle or 74th Street, which are public streets. There are seven units north of 74th Street served by a dead-end private driveway, which should be revised to intersect the public street at a 90 degree angle. Within the 6th Addition, 47 of the row -style townhomes access from Kahler Circle and 51 of the units are accessed off of a private loop drive intersecting Kittredge Parkway. The private drives measure 28 feet wide with concrete curb consistent with City requirements. Sidewalks are provided on the outside perimeter of Kahler Avenue and on the south side of 74th Street for pedestrian access. Guest Parking. The City requires that townhouse uses such as those within the 6th Addition provide one-half stall of guest parking per dwelling unit. Based on 98 dwelling units, 49 guest parking stalls must be provided. The site plan does not provide for any guest parking stalls and must be modified. Building Plans. No building plans have been submitted for either the proposed detached townhomes or the proposed row -style townhomes. These plans must be submitted for review by the Planning Commission and City Council prior to approval of the applications. Landscape Plan. No landscape plan has been submitted for the areas of the proposed 5th and 6t Additions. A landscape plan for each addition is required to identify the type, size and quantities of all proposed streetscape, site and foundation plantings. The landscape plan must be submitted for review prior to approval of the applications. Final Plat. The proposed final plats consist of unit lots underlying the dwelling unit and common open space platted as an outlot, as required by Section 20-17-10.0 of the Zoning Ordinance. The common space outlots are also overlaid by drainage and utility easement. The applicant must verify that there is a minimum 5 foot perimeter between the building and the boundary of the unit lot for conformance with the Building Code. Park and Trail Dedication. Land was dedicated to the City as part of the 1St Addition final plat that partially satisfies park and trail dedication requirements for the overall subdivision as outlined in Section 21-7-18 of the Subdivision Ordinance. The balance of the required dedication must be satisfied as a cash fee in lieu of land equal to 56.5 percent of the current cash fee in lieu of land in effect at the time of final plat approval, which is shown below for the proposed final plats: 5th Addition: $2,820/unit x 56.5% x 17 units= $27,086.10 6th Addition: $2,820/unit x 56.5% x 98 units = $156,143.40 Construction Plans. Construction plans addressing grading, drainage, utilities, streets and other required improvements have been submitted. These issues and plans are subject to review and approval of the City Engineer. Development Contract. If the PUD Development Stage Plans and final plats are approved, the applicant must enter into development contracts with the City. The development contracts are subject to review and approval of the City Attorney. RECOMMENDATION The issue as to the appropriate staging of residential uses within Kittredge Crossings is a policy issue for the Planning Commission and City Council to decide. From a technical standpoint, the requested PUD Development Stage Plans and Final Plats for the 5th and 6th Additions to Kittredge Crossings are incomplete until more information is provided regarding the design of the proposed dwelling units, landscaping plans are submitted and guest parking is provided for the row -style townhouses. If the Planning Commission and City Council accept that the on-going staging of development withn Kittredge Crossings is acceptable, we would recommend the application be tabled until additional information is provided. POSSIBLE ACTIONS Decision 1 — 5th Addition A. Motion to approve a PUD Development Stage Plan and Final Plat for the Kittredge Crossings 5th Addition, subject to the following conditions: 1. The development plan is revised to provide one-half stall of off-street guest parking per dwelling unit. 2. The applicant shall submit exterior building elevations (specifying construction materials and colors) and floor plans, which shall be subject to review by the Planning Commission and approval of the City Council. 3. A landscape plan shall be submitted identifying the type, size and quantities of all proposed streetscape, site and foundation plantings, M subject to review by the Planning Commission and approval of the City Council. 4. The final plat shall provide a minimum 5 foot perimeter between the building and the boundary of a unit lot for conformance with the Building Code. 5. The applicant shall pay a cash fee in lieu of land of $27,086.10 to satisfy park and trail dedication requirements. 6. All grading, drainage, utilities, streets and other required improvements are subject to review and approval of the City Engineer. 7. The applicant must enter into a development contract with the City, subject to review and approval of the City Attorney. B. Motion to deny the application based on a finding that the request is inconsistent with the provisions of the Comprehensive Plan and PUD District. C. Motion to table. Decision 2 — 6 I Addition A. Motion to approve a PUD Development Stage Plan and Final Plat for the Kittredge Crossings 6th Addition, subject to the following conditions: The private driveway north of 74th Street is revised to intersect the public street at a 90 degree angle, subject to approval of the City Engineer. 2. The applicant shall submit exterior building elevations (specifying construction materials and colors) and floor plans, which shall be subject to review by the Planning Commission and approval of the City Council. 3. A landscape plan shall be submitted identifying the type, size and quantities of all proposed streetscape, site and foundation plantings, subject to review by the Planning Commission and approval of the City Council. 4. The final plat shall provide a minimum 5 foot perimeter between the building and the boundary of a unit lot for conformance with the Building Code. 5. The applicant shall pay a cash fee in lieu of land of $156,143.40 to satisfy park and trail dedication requirements. 6. All grading, drainage, utilities, streets and other required improvements are subject to review and approval of the City Engineer. 7. The applicant must enter into a development contract with the City, subject to review and approval of the City Attorney. B. Motion to deny the application based on a finding that the request is inconsistent with the provisions of the Comprehensive Plan and PUD District. C. Motion to table. pc. Mike Robertson Judy Hudson Andy MacArthur Ron Wagner Lucinda Gardner Dave Nash 1 NAC ON THE GREAT RIVER ROAD a :1 nx �'z €; Si $� KITTREDGE CROSSINGS 5TH ADDITION _5514 5 K>o g 2 7 k ;- sona2s'r b{ s! as S a x 3 CR GOW fi � smavm�E 7 OOY 2a� 1 R w saoseo t 500.58'CD'E 161.25 i x GRAPHIC SCALE 50 0 25 W loo ( W EEE, • axons rre •a or 1. rcn war we "oxw�txr raWR O ax01E5 1/2 Wa eT r. Kn T— M "4FiW[Nr r0 K YI NW .4 . it LOW M. 12255 WmW OV[ Y2AM a R[camWc a m2 RAf. wmi nwrous a 1ws wR.tr mL xwm.wE a nor x. wrmERa wosswcs nAs w..sswco x.Rwc a see�'a•.. McCOMAS FRANK ROOS ASSOCIATES, INC. ENGINEERS AND LANDSURVEYORS EXHIBIT C 5 WET LAND • r10i9B:3LW. "36.6A l R21eri OUTLOT A Rc2ia2s•f aso ax .aac 2.• Y �$ a 8 2 a8 8� .8 '11 fb S aouno _5514 5 K>o g 2 7 k ;- sona2s'r b{ s! as S a x 3 CR GOW fi � smavm�E 7 OOY 2a� 1 R w saoseo t 500.58'CD'E 161.25 i x GRAPHIC SCALE 50 0 25 W loo ( W EEE, • axons rre •a or 1. rcn war we "oxw�txr raWR O ax01E5 1/2 Wa eT r. Kn T— M "4FiW[Nr r0 K YI NW .4 . it LOW M. 12255 WmW OV[ Y2AM a R[camWc a m2 RAf. wmi nwrous a 1ws wR.tr mL xwm.wE a nor x. wrmERa wosswcs nAs w..sswco x.Rwc a see�'a•.. McCOMAS FRANK ROOS ASSOCIATES, INC. ENGINEERS AND LANDSURVEYORS EXHIBIT C KITTREDGE WIV* CROSSINGS z4l. 6TH 1 3 92 44 `6„ s 8 ADDITION 5 7 2 4 2 p 6 .y5 SCALE IN FEET 4 2 —4 10 BE W. I'M E RM R A' 7 11. 4 6 ,\\,\.. �l ( m McCOMBS FRANK ROOS ASSOCIATES, INC. ENGINEERS AND ILANDSMYOBS SHEET 2 OF 2 SHEETS EXHIBIT D ■ / 3 < 2 A . \ ......... ! !OF W = ;§■!�. J. '/ CIA a � § §!§}§2!|§! / -�,�� W uj |( � m � s »� s 2 \ E ]s1 ƒ ° -■- � !| | §; I Ll �I �`«� • ! • ! , • i ■ ! • ! ! | , , � | | | | | | | | | | | | | | | | | | % . | a ■ & , � | B ■ � � b . . , , | . � , . . .§ a % ?< « : a , . . ( � . t � � � . .. � � � 00 > ww ° -■- � !| | §; I Ll �I �`«� • ! • ! , • i ■ ! • ! ! | , , � | | | | | | | | | | | | | | | | | | % . | a ■ & , � | B ■ � � b . . , , | . � , . . .§ a % ?< « : a , . . ( � . t � � � . .. � � � 00 > KITTREDGE CROSSINGS 5TH ADDITION :-t L21 161.25 nx I GRAPHIC SCALE ]0 15 b 100 1 • ¢xarts Ire ww xi I. Yw Wox xR uaxuvcxr cavo O x01Ei I/} Wp, Bi I. YOI IYW xR WYOtxr 10 H Sfr W,0 uM¢a Br OQxY x0. Irib YMY PY v[.N v RCOOYa Q nus Re.r. \ , q m, wwsEs ar ms suu.<. I,r xaxlx ,K s wnar x Yr1Ro¢ olmswcs xs .x +ss+xo x.rw< h� Y� K y "YCLE 4p i;?iem is ai Si [�i� sn•u.i.r`� 1 bbx'v1a'uT 5y613•M 271,2 n A'm'0110 8.� a1.nn 'wy� 4'�.Y'! k^8 "�. 3'8 ti nb .aaans,r� i9 •S,. J ._. rrpro swm 4 : ,:8 ?:g 8.-e'• i g8b V. Y + 15 sm am�aac 9 °w„ars AT � r bw . &�+2 e78 g _:a L -• ,' , ' +'I '• snvlsn slsi:u., .b b 16 �� 1 87 J . Of Q� i -- »oa�a� -. °°t - I I ..•Y, ` b ' g�$ 17 8 F s c 1 8 OUTLOT B — +'g SaaWm E m_ shfYfl 9i_ McCOMBS FRANK ROOS ASSOCIATES, INC. EN'GFKEERS AND LAND SURVEYORS C Lii' , I — 7 C—rTC EXHIBIT C Ya �b r $pg R R s000v�� QC OaR 2 pp5S§ 60 gs£ 2 �e 4 saommt Y :-t L21 161.25 nx I GRAPHIC SCALE ]0 15 b 100 1 • ¢xarts Ire ww xi I. Yw Wox xR uaxuvcxr cavo O x01Ei I/} Wp, Bi I. YOI IYW xR WYOtxr 10 H Sfr W,0 uM¢a Br OQxY x0. Irib YMY PY v[.N v RCOOYa Q nus Re.r. \ , q m, wwsEs ar ms suu.<. I,r xaxlx ,K s wnar x Yr1Ro¢ olmswcs xs .x +ss+xo x.rw< h� Y� K y "YCLE 4p i;?iem is ai Si [�i� sn•u.i.r`� 1 bbx'v1a'uT 5y613•M 271,2 n A'm'0110 8.� a1.nn 'wy� 4'�.Y'! k^8 "�. 3'8 ti nb .aaans,r� i9 •S,. J ._. rrpro swm 4 : ,:8 ?:g 8.-e'• i g8b V. Y + 15 sm am�aac 9 °w„ars AT � r bw . &�+2 e78 g _:a L -• ,' , ' +'I '• snvlsn slsi:u., .b b 16 �� 1 87 J . Of Q� i -- »oa�a� -. °°t - I I ..•Y, ` b ' g�$ 17 8 F s c 1 8 OUTLOT B — +'g SaaWm E m_ shfYfl 9i_ McCOMBS FRANK ROOS ASSOCIATES, INC. EN'GFKEERS AND LAND SURVEYORS C Lii' , I — 7 C—rTC EXHIBIT C 8 2, 4 — �22 OUTLOT A 2 BAYg KITTREDGE CROSSINGS 6TH ADDITION - .— n — .1 1. — — — — rnwo 0 MCCOMBS FRANK ROOS ASSOC ENGMERS aW � — .—h:TES, INC. SHEET 2 OF 2 SHEETS EXHIBIT D 4V 'o 10 A4t , P KITTREDGE CROSSINGS 6TH ADDITION - .— n — .1 1. — — — — rnwo 0 MCCOMBS FRANK ROOS ASSOC ENGMERS aW � — .—h:TES, INC. SHEET 2 OF 2 SHEETS EXHIBIT D CB 6 PHASIT 2—\,," will WAX +1 WH 5 �,ETLAND 4 —Al I 1. STREET PIA -4, Ex MH J PHASE 2,1 Mar c 4v WET�JD ItO0 R > I ".Ai 939 6 FES Cam PHASE 1 Ex mi CBMf LW�` t OF—M-11 . . . . . . . . . . ------ INEEME 11aw -go-our MINOR op NMI a AN ji 1 0 �fdlT.immpw VX UH 28 COWN PHASE 1 Z/ I FES F ES- a WH 44 -N 771—by Ru 'm raision -2 I 33 r PHASE 2 Client Project Shut The LDS Ar "'�w 2 NFA LEGEND EW'.. — Kittredge Crossings -Phase 11 Site Plan EXK;WG 'MITARY SEVERE.- E—Z ­—An(W) LUCW LME. POefR POLE — cUT W 21, P6—^ —1 fA 2=1471-.d—W Minneapolis, MN MH 14 ..-D U11—ONE PROPOSED —.1 SE_s P- _D S- SEKR 5 R. E PR KW- HYDRANT & VA1A A dFd?7N* A mH MH 15 B r H "J'Iffmi VI—I.Ir ­RnA —PHASE 2 EXHIBIT E L G 110 2oo 771—by Ru 'm raision -2 I 33 r Client Project Shut The LDS Ar Surveying "FRA`500 � Darrel A. Farr Development Corp. Kittredge Crossings -Phase 11 Site Plan 21, P6—^ —1 fA 2=1471-.d—W Minneapolis, MN otsqo, MN North Hall E JUN. 3.2004 11:48AM Hakanson Anderson 10�mlll Assoc., Inc. ENGINEERING REVIEW Commercial and Residential Subdivision for the City of Otsego by Hakanson Anderson Associates, Inc. Submitted to: Honorable Mayor and City Council N0.615 P.2/8 Review No. 1 cc: Mike Robertson, Administrator Judy Hudson, City Clerk, Dan Licht, City Planner Andy MacArthur, City Attorney Lucinda Gardner, Darrel A. Farr Development Corp. Dave Nash, PE, McCombs Frank Roos Assoc., Inc. Reviewed by: Ronald J. Wagner, P,E. Jeff Elliott, PE Date: June 3, 2004 Proposed Development: Kittredge Crossings Phase II Street Location of Property: A portion of the south Y2 of Section 26, T121 N, R24W, 124.3 acres, north of 70th Street NE, west of LeBeaux Avenue NE, and east of Kadler Avenue NE. Applicant: Lucinda Gardner Darrel A. Farr Development Corporation 3025 Harbor Lane, Suite 317 Plymouth, MN 55447 (763) 553-9972 Developer: Darrel A. Farr Development Corporation Owners of Record: Darrel A. Farr Development Corporation Purpose: Kittredge Crossing Phase II is a proposed multi -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: (but not limited to): City of Otsego, Wright County, Minnesota Department of Natural Resources, Minnesota Pollution Control Agency, Wright Soil and Water Conservation District. Permits Required (but not limited to):NPDES Wa011Shared Docs\Munlc(paNAotsego2xxx\22871ot2287REV1.doc JUN. 3.2004 11:48RM TABLE OF CONTENTS INFORMATION AVAILABLE FINAL PLAT CONSTRUCTION PLANS COVER SHEET OVERALL PLAN STREET PLAN AND PROFILE SANITARY SEWER AND WATERMAIN PLAN STORM SEWER DETAILS GRADING, DRAINAGE & EROSION CONTROL PLAN STORM SEWER AND INLET SPREAD CALCULATIONS HYDROLOGY OTHER CONSIDERATIONS SUMMARY AND/OR RECOMMENDATION Ma011Shared Docs\Munlclpal\Aotaego2ncx\2287\ct2287RF-V1.doc N0.615 P.3/8 JUN. 3.2004 11:48AM N0.615 P.4i8 INFORMATION AVAILABLE Existing Conditions and Boundary, dated 4/1/03, by McCombs Frank Roos Associates, Inc. Kittridge Crossings 5th Addition Final Plat, dated 5/18/04, by McCombs Frank Roos Associates, Inc. Kittridge Crossings 6t' Addition Final Plat, dated 5/18/04, by McCombs Frank Roos Associates, Inc. Final Grading, Drainage and Erosion Control Plan, revision 5/20/04, by McCombs Frank Roos Associates, Inc, General Plan of Development for Kittredge Crossings — Phase II, dated 5/25/04, by McCombs Frank Roos Associates, Inc P.U.D, Master Guide Plan, 4/1/03, by McCombs Frank Roos Associates, Inc, Phasing Plan, 4/1/03, by McCombs Frank Roos Associates, Inc. Illustrative Site Plan, 4/1/03, by McCombs Frank Roos Associates, Inc. City of Otsego Engineering Manual City of Otsego Zoning and Subdivision Ordinances, 10/14/02 National Wetland Inventory Map, 1991 Trunk Stormwater Facilities Study for Portions of the Otsego Creek Watershed, February 2003. FINAL PLAT 1. A 20' drainage and utility easement centered on the storm sewer is required over the storm sewer between Block 11, Lot 1 and Block 12, Lot 6 in Kittredge Crossings 6t' Addition, 2. A 20' drainage and utility easement centered on the storm sewer is required over the storm sewer between Block 11, Lot 1 and Block 12, Lot 1 in Kittredge Crossings Stn Addition. W801\Shared Docs\MunicipalWotse902)==87\ot2287REV1.doc JUN. 3.2004 11:49AM CONSTRUCTION PLANS COVER SHEET 1. No Comments. OVERALL PLAN (SHEETS 2-3) 1. Please clearly label all streets and private drives. 2. CB 64 is mislabeled CB 62. 3. CB 72, CB 74, CB 75, and CS 4 are all mislabeled CBMH. N0. 615 P. 5/8 4. The hydrant coverage is insufficient for the townhouse south of 73�d Street near CB 74. STREET PLAN AND PROFILE SHEETS 4.12 1, The PC and PT information is needed for all horizontal curves. 2. Sheet 4, the curb radii at the intersection of Kalland Avenue and 70th Street shall be 50'. 3. Sheet 4, please remove the overlapping text for street elevations from 9+00 to 14-00 in the plan view. 4. Sheet 5, please remove the overlapping text for street elevations from 12+00 to 15+00 in the plan view, 5. Sheet 7, a minimum vertical curve length of 90' or a minimum k value of 30 is required for the vertical curves at stations 10+64.77 and 5+00. 6. Sheet 7, a minimum vertical curve length of 90' or a minimum k value of 36 is required for the vertical curve at station 7+72.77. 7. Sheet 8, the grade and centerline elevations in the profile do not those in the plan for 73rd Street. 8. Sheet 8, the centerline elevations do not match in the plan and the profile. 9. Sheet 8, a minimum vertical curve length of 90' or a minimum k value of 30 is required for the vertical curve at station 9+00. 10. Sheet 9, the curb radii at the west ends of "Drive A", "Drive B", and "Drive C" shall be 30'. 11. Sheet 9, the centerline grades in the profile do not match the centerline grades in the plan for "Drive D". \\HaO1\ShPred Docs\Munlclpal\Aotsego2xxx\22871ot2287REV1,doc JUN. 3.2004 11:49AM N0.615 P.6/8 12. Sheet 10, the curb radii at the intersection of 740' Street and Kahler Circle should be 20' 13 Sheet 11, the centerline elevation in the profile does not match the elevation in the plan at station 20+00 on Kittredge Parkway, 14. Sheet 11, the centerline grades in the profile do not match the centerline grade in the plan for "Kittredge Drive" from station 6+50 to 6+95, 15. Sheet 12, please move the pond information so it does not overlap with the "Kittredge Circle" street label. SANITARY SEWER AND WATERMAIN PLAN (SHEETS 13»23) Call out the class of sanitary sewer and watermain pipe for all stubs shown in the plans. 2. Sheet 13 & 24, separation between the watermain and storm sewer between sanitary MH 5 and MH 6 on sanitary sheet 13 appears to be less then the separation shown on storm sewer sheet 24. Please verify separation, insulation may be required at these crossings. To avoid conflicts at these crossings, we suggest moving the storm sewer to the other side of the street. 3 Sheet 14, shorten the sanitary riser at 0+80 out of MH 11. 4. Sheet 14, maintain separation between the hydrant lead and the storm sewer approximately 565' west of MH 7. 5, Sheet 15, the sanitary riser at 0+60 out of MH 2 is shown incorretly in the profile. 6. Sheet 15, please provide the service information for services between MH 2 and MH 3. 7. Sheet 15, shorten the sanitary riser at 0+60 out of MH 2 to maintain separation from the watermain and storm sewer, 8. Sheet 15, please revise the information for the sanitary sewer stubs out of MH 17. 9. Sheet 17, shorten the sanitary risers to the west side of the private drive to maintain separation from the watermain. 10 Sheet 17, the water services to the last 3 lots on the north side of 73rd Street shall be lowered to maintain 2' of separation or 12" of separation with insulation from the storm sewer, 11. Sheet 18, the water service to the last lot on the south side of "Drive A" shall be lowered to maintain 18" of separation between the sanitary sewer. 12. Sheet 18, maintain 18" separation between the sanitary service and watermain at 1+34 out of EX MH 4 on "Drive B". 13. Sheet 18, lower the water services to the lots west of MH 13 on the north side of "Drive B" to maintain 18" of separation between the sanitary sewer \\Ha01\Shared Docs\Munlclpal\Aotsego2xv.\2287\ot2287REV9.doc JUN. 3.2004 11:49AM N0.615 P.7/8 14. Sheet 18, shorten the sanitary risers to the last 2 lots on the east side of "Drive C". 15. Sheet 18, there is a conflict with the sanitary services and watermain at 0+98 and 1+21 south of MH 13. 16. Sheet 19, the inverts labeled for the west drop structure do not agree in the profile for MH 39. 17. Sheet 19 & 20, eliminate the additional sanitary manholes and sanitary sewer line along the north side of 74th Street and south sides of 70 Street and Kahler Circle (MH 36 to MH 33) supplying service lines to lots along these streets. These services shall be supplied by "Piggy Backing" the 24" trunk sanitary sewer with an 8" line at an appropriate depth. 18. Sheet 20, a temporary hydrant is required at the west end of Kittredge Parkway for flushing purposes. 19. Sheet 21, Eliminate the separate 6" watermain along the south and west side of Kahler Circle. Water services shall be supplied by the 12" watermain in the street. 20. Sheet 22, shorten the sanitary risers on the east side of "Kittredge Drive" to maintain 18" minimum separation between the sanitary services and the watermain. 21. Sheet 23, shorten the sanitary risers on the east side of "Kittredge Circle" from MH 29 to MH 30 and at 0+65 out of MH 25 to maintain 18" minimum separation between the sanitary services and the watermain. 22. Sheet 24, maintain 18" minimum vertical separation between the water services and the sanitary sewer at 0+60 and 0+75 out of MH 29 and at 1+01, 1+07, and 1+39 out of MH 26, 23. 18" of vertical separation shall be maintained when sanitary and water services are installed in the same trench. STORM SEWER (SHEET 24-30,) 1 • Show transverse draintile between catch basins at low points. Example, between CB 45 and CB 82. 2. Please revise plans to call out trash guards for all flared end sections 24" and larger. 3. Sheet 24, the minimum cover of 2' is not provided at MH 10, over the 15" stub to the southeast. 4. Sheet 24 & 25, please provide 0.8' diameter points fall for the northwest invert at MH 5. 5. Sheet 27, CB 74 and CB 75 are mislabeled CBMH in the plan view. 6. Sheet 27, CB 41 and C6 42 are mislabeled CBMH in the profile. Maol%Shared Docs\Munlclp3l\Aotse902Y= 22Hnot2297REV1,doc JUN. 3.2004 11:49AM N0.615 P.8i8 7. Sheet 28, please provide 0.8' diameter points fall for the southwest of invert at MH 53 and the north invert at MH 52. 8. Sheet 28, the minimum cover of 2' is not provided at CB 58 and CBMH 57, please revise. 9. Sheet 28, CB 70 is mislabeled CBMH in the plan view. 10. Sheet 29, the outlet structure south of STMH 59 is not labeled. Please label and provide a profile of the storm sewer from this structure to STMH 59. 11, Sheet 29, CB 81 and CBMH 80 are located in the radius at the intersection. Move the structures to the end radii on "Kittredge Drive". 12. Sheet 29, STMH 60, STMH 71,and STMH 76 have type R-4342 castings called out in the storm sewer schedule. Please verify the type of castings called out correspond with type of structures. 13. Sheet 30, provide 2' of cover over the 15" pipe to the north at CBMH 48, 14. Sheet 30, CB 45 and CB 82 are mislabeled CBMH in the plan view. DETAILS (SHEETS 31-33) No Comments GRADING, DRAINAGE & EROSION CONTROL PLANS 1. Label all emergency overflows and include the overflow elevation. 2. Please include spot elevations behind Block 14, 15, and 16, Kittredge Crossings 50 Addition. Currently the grading depicted shows grades less then the minimum of 2% required. STORM SEWER AND INLET SPREAD CALCULATIONS 1. Submit for review. HYDROLOGY REPORT 1, Submit for review. SUMMARY AND/OR RECOMMENDATION Revise and resubmit for review. M41\3hared Docs\MunicipaMotSego2m\2287\ot2287REV1.doc