05-05-03 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:
John Glomski / Daniel Licht
DATE:
30 April 2003
RE:
Otsego —Fricke Rezoning/CUP
NAC FILE:
176.02 —03.13
BACKGROUND
Mr. Steve Fricke is requesting a Zoning Map amendment to rezone a 74.4 acre parcel
from A-1, Agriculture Rural Service Area District to A-2, Agricultural Long Range Urban
Service District. The applicant is also requesting a Conditional Use Permit (CUP)
allowing a parcel to be less than the minimum 20 acre lot area requirement to allow for
an administrative split of the property into two lots. The applicant is planning to utilize
the newly created 6.71 acre parcel as a residential lot. The subject site is located off of
N.E. 85'h street, approximately a quarter of a mile west of Kadler Avenue. This area is
designated by the Comprehensive Plan as rural residential preserve and guided for
rural residential uses.
Exhibits:
A. Site Location Map
B. Site Survey
Zoning. The subject site is zoned A-1 District and is currently utilized for crop
production. The A-1 District requires a minimum 20 acre lot size for residential parcels.
As such, the applicant is requesting to rezone the site to the A-2 District, which allows
for a residential lot to be less than 20 acres subject approval of a conditional use permit.
Density. The A-1 District allows for residential development at a density of one unit per
40 acres of land. The rezoning of the parcel from A-1 District to A-2 District would also
enable additional development rights allowing for up to seven residential lots to be
subdivided from the parent parcel at the four units per 40 acre density allowed by the
Comprehensive Plan within the Rural Residential Preserve and under the performance
standards of the A-2 District.
Lot Size CUP. The applicant is proposing to divide a 6.7 acre parcel from the existing
74.4 acre property. The A-2 District requires a CUP to allow for a residential lot size
less than 20 acres in area and less than 450 feet in width, subject to the requirements of
Section 20-52-5.H of the Zoning Ordinance:
1. All other applicable requirements of Section 20-52-6 of the Zoning Ordinance are
met.
Comment: The subject sites will be required to meet applicable density and
setback requirements of the A-2 District.
2. A concept plan utilizing all development rights allowed by Section 20-52-6.B of
this Chapter is submitted and recorded with the subdivision.
Comment: The subject site would be allowed seven residential units under the
provisions of the Comprehensive Plan and A-2 District. The applicant should
provide a concept plan utilizing all seven of these development rights.
3. Lots are to be clustered and the overall subdivision designed in such a manner
so as to provide for logical future street and utility extension.
Comment: Only one lot is to be divided at this time. However, a concept plan
for further division of the property should reflect a clustering of available
development rights.
4. No lot shall be less than one (1) acre in size or 150 feet in width.
Comment: The proposed subdivision meets this requirement.
Lot Area
Lot Width
Parcel A 67.7
845 ft.
Parcel B 6.7 ac.
250 ft.
5. The maximum lot size for clustered lots in the Urban Service Reserve Area shall
be two and one-half (2.5) acres.
Comment: The subject site is not within the Urban Service Reserve Area,
meaning this requirement is not applicable.
6. A. resubdivision plan for future division of each lot with availability of municipal
sanitary sewer service is submitted and recorded on the deed for each lot.
Principal and accessory buildings shall be located on each lot in conformance
with all present and future setback requirements based on the resubdivision plan.
2
Comment. Parcel B should be increased to 260 feet in width, which would allow
for subdivision of two tiers of urban lots from a local street right-of-way. City Staff
also suggests that the north lot line of Parcel B be extended to the half -section
line, creating a parcel that is approximately 10 acres in size which will "square"
the area with the existing parcel to the southwest and eliminate the future need to
create any more irregular shaped lots.
7. A deed restriction is placed on the parcel exercising development rights and all
subdivided lots to prohibit additional subdivision unless it conforms to applicable
zoning district requirements.
Comment. Parcel B will be deed restricted to prohibit further subdivision.
Parcel A will be deed restricted to not more than six development rights subject
to the requirements of the A-2 District.
8. Each lot is capable of accommodating a private well and septic system.
Comment. Provision of on-site utilities is to be made a condition of approval.
Right -of -Way. The subject site has frontage to 85th Street, which is designated as a
major collector on the City's transportation plan. The applicant will need to dedicate the
appropriate right-of-way for 85`h Street as part of the minor subdivision. This roadway is
planned as a parkway from Nashua Avenue to Kadler Avenue. The Planning
Commission and City Council should comment as to whether the parkway is to be
extended to the City's west boundary, which would include the segment abutting this
parcel.
Park Dedication. The division of the existing 74.4 acre site into two parcels creates
one additional building site and triggers a park dedication requirement. The City is not
seeking land in this area meaning the Park dedication requirements will be satisfied by
a cash fee in lieu of land equal to $2,100.
Utilities. The proposed residential use will be served by an on-site septic and well
system, which are subject to review and approval of the City Building Official for
residential uses.
Criteria. Sections 20-3-2.F and 20-4-2.F of the Zoning Ordinance lists the following
factors for the City Council and the Planning Commission to consider (but not limited to
these factors) when reviewing a request for a Zoning Map amendment and conditional
use permit:
The proposed action's consistency with the specific policies and provisions of the
official City Comprehensive Plan.
3
Comment: The Comprehensive Plan designates this area as Rural Residential
Preserve, which allows for residential development at a density of 4 units per 40
acres. The proposed lot is consistent with the allowed density and intended
character of the area.
2. The proposed use's compatibility with present and future land uses off the area.
Comment: Low density residential use is compatible with the surrounding area,
which consists of farms, farmsteads, and large lot residential use.
3. The proposed use's conformity with all performance standards contained within
the Zoning Ordinance.
Comment. With the approval of a CUP, allowing a lot to be under the required
minimum lot area of 20 acres, the proposed use is and will be required to be
consistent with the standards contained within the Zoning Ordinance, Subdivision
Ordinance and Engineering Manual.
4. The proposed use's effect upon the area in which it is proposed.
Comment: The proposed use will have little effect on the surrounding area.
5. The proposed use's impact upon property values of the area in which it is
proposed.
Comment: Although no specific study has been completed, the proposed use
will have no impact on the property values of the surrounding area.
6. Traffic generation of the proposed use in relation to capabilities of streets
serving the property.
Comment. The proposed Zoning Map amendment and CUP will not have
significant traffic impact to N.E. 85th Street even if all seven development rights
are utilized. CSAH 99, to the east of the subject site, is designated as a minor
arterial street by the Comprehensive Plan.
7. The proposed use's impact upon existing public services and facilities including
parks, school's, streets, and utilities, and its potential to overburden the City's
service capacity.
Comment: There will be no impact upon the City's service abilities related to the
proposed rezoning and CUP.
4
CONCLUSION
The proposed rezoning of the subject site from an A-1 to an A-2 District is needed in
order to allow the applicant to pursue the approval of a CUP permitting the existing 74.4
acre site to be split into two lots, one of which is to be less than the minimum 20 acre lot
area requirement. The rezoning is consistent with Comprehensive Plan and the
surrounding area. The CUP and minor subdivision also appear to be consistent with the
Zoning Ordinance requirements, with the exception of the layout design of Parcel B.
Our office recommends approval of the request to rezone the subject site from the A-1
District to the A-2 District and approval of the CUP allowing Parcel B to be less than the
required 20 acre lot area subject to the conditions outlined below:
Decision 1: Zoning Map Amendment
A. Motion to approve a Zoning Map amendment rezoning the 74.4 acre site from
the A-1 District to the A-2 District based on a finding that the request is consistent
with the Comprehensive Plan.
B. Motion to deny the application based on a finding that the request for rezoning
from A-1 to A-2 is inconsistent with the direction of the Comprehensive Plan.
C. Motion to table the application until further review.
Decision 2: Conditional Use Permit
A. Motion to approve a CUP allowing for a residential parcel to be less than the
minimum 20 acre lot requirement based on a finding that the proposed parcel
meets the requirements listed in the Zoning Ordinance, subject to the following
conditions:
1. Parcel B is to be redesigned in a manner that will increase its width to 260
feet and extend the northern lot line 389 feet north to the section line to
the north, thereby eliminating the need for further irregular lots.
2. A ghost plat using the six remaining development rights is to be submitted
subject to review and approval of City Staff.
3. All lots are found capable of accommodating a private well and septic
system, subject to approval of the City Building Official.
4. Parcel A shall be deed restricted to not more than six development rights
subject to the requirements of the A-2 District. Parcel B shall be deed
restricted prohibiting further subdivision unless the property is rezoned.
5
5. Park dedication requirements are to be satisfied with a cash fee in lieu of
land equal to $2,100 to be paid prior to release of the minor subdivision.
6. Right-of-way is to be dedicated for 85th Street in accordance with the
Transportation Plan.
7. The minor subdivision is subject to review and approval of the Zoning
Administrator and recorded with Wright County.
8. Comments from other City Staff.
B. Motion to deny the application based on a finding that the request does not meet
the conditions for granting approval as illustrated in Section 20-52-5.H of the
Zoning Ordinance.
C. Motion to table the request until further review.
PC. Mike Robertson
Judy Hudson
Andy MacArthur
Ron Wagner
Steve Fricke
2
NAC
BASE MAP DATA PRO VDED 9 Y
HakPill
Anderson
Assoc.,Inc.
PREPARED OCTOBER 2001
NOTE:
THIS MAP IS FOR PLANNING
PURPOSES ONLY AND SHOULD
NOT BE USED FOR EXACT
MEASUREMENT.
ON THE GREAT RIVER ROAD
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Hakanson
1 Anderson 3601 Thurston Avenue, Suite 101, Anoka, MN 55303
Assoc., Inc. Phone: 763/427-5860 Fax: 763/427-0520
MEMORANDUM
To: Honorable Mayor and City Council
From: Ron Wagner, PE
cc: Mike Robertson, Administrator
Judy Hudson, Clerk
Dan Licht, NAC
Andy MacArthur, Attorney
Date: April 30, 2003
Re: Steve Fricke Rezoning and CUP
We have reviewed the Application and have the following comment:
1. Additional right-of-way in the amount of 40' wide is needed for future construction
of 85"' Street to collector type status. If the City wishes to extend the 85th Street
"parkway" beyond Kadler Avenue and continue to the Monticello Township line, we
recommend requiring 60' of right-of-way north of the %2 section line.
Civil 'Municipal
Engineering 207
G:\Municipal\WOTSEGO2000\2500\2003\ot2500fric Surveying for
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 - Addendum
TO: Otsego Planning Commission
FROM: Daniel Licht
DATE: 22 April 2003
RE: Otsego — Elk River Alano; Revised Plans
NAC FILE: 176.02 — 03.11 CITY FILE: 2003 - 12
BACKGROUND
The Planning Commission held a public hearing on 7 April 2003 to consider a
conditional use permit request to expand the existing Elk River Alano Society building.
After closing the public hearing, the Planning Commission voted to table action on the
request to allow the applicant and City Staff to address concerns raised by adjacent
property owners and the Planning Commission members.
These issues included the following included screening of the parking lot and defining
hours of operation. City Staff and the applicants met at the regular staff meeting on 17
April 2003 to discuss these issues. The applicants had taken proactive steps in
outlining measures that could be implemented to address the neighbors' concerns and
reviewed these with staff. Revised plans were submitted on 21 April 2003 for review by
the Planning Commission at their meeting on 5 May 2003.
Exhibits:
A. Site Location
B. Letter dated 21 April 2003
C. Revised Site Plan.
ANALYSIS
Floor Area. The existing building has an area of 2,736 square feet. The proposed
addition to the south-southeast of the building has a floor area of 1,552 square feet.
The total floor area of the building would be 4,288, or a 56.7 percent increase in size.
Hours. An issue raised by the surrounding property owners regarded the hours of
operation with concerns about noise and activity in the parking lot at night and for
outdoor events. The applicant has indicated that all of their scheduled events end at
9:00 PM on weeknights and midnight on Saturdays. People may congregate after the
event or meeting or there are people that close the building. The Society also does
have several outdoor events during the year. In balancing the applicant's schedule and
compatibility with surrounding residential uses, the following limitations on hours of
operations are recommended:
1. All organized activities, events, or meetings shall be scheduled to end no later
than 10:00 PM Sunday through Thursday.
2. All organized activities, events, or meetings shall be scheduled to end no later
than 12:00 Midnight
3. All outdoor organized activities, events, or meeting shall be scheduled to end no
later than 10:00 PM.
4. Exceptions to the limitations on hours of operation may be approved by the
Zoning Administrator for special events or activities, provided that:
A. A complete description of the event, planned activities, anticipated
attendance, and the name and phone number of a responsible
individual(s) to be supervising the event is submitted not less than 10 days
prior to the date of the event.
B. There shall be no more than six (6) exceptions to the hours of operation
limits per calendar year.
Screening. Another primary concern raised by the adjacent residents was noise and
light from vehicles within the parking lot. To address this issue, the applicant has
proposed the following measures:
1. Fence. The applicant is proposing a fence along the south lot line. This fence
must be of solid construction and extend from the front line of the building to the
front lot line and be at least five feet tall. Fences installed within a required front
yard are typically limited to four feet tall and 75 percent open. However, Section
20-16-61 allows for "special purpose fences" differing in construction or height
by conditional use permit when necessary to buffer the premises for which the
fence is intended, which are applicable in this case. The fence is to be
maintenance free if installed on the property line or a wood fence must be
setback at least three feet to allow for maintenance.
2
2. Landscaping. The applicant is proposing installation of shrubs to form a hedge
along the east property line that will be maintained at a minimum three foot
height. The hedge will screen headlight glare towards residences to the east
while maintaining visibility of the property from Odean Avenue. The landscaping
should consist of Hedge Cotteneaster plants three feet on center, subject to City
Staff review and approval.
Parking. The Zoning Ordinance requires institutional uses to provide 10 parking stalls
plus 1 for every 150 square feet of principal use over 2,000 square feet. This
requirement equals 24 parking stalls for the proposed building. The site provides 48
parking stalls, including four disability accessible spaces, thereby exceeding the number
of parking stalls required.
The parking lot has an asphalt surface, but no concrete curb as required by Section 20-
21-3.H.15 of the Zoning Ordinance. Unless required for stormwater drainage purposes,
no curb will be required as the proposed expansion does not trigger an expansion of the
parking area.
The applicant anticipates expanding the existing parking lot in the future to provide
additional parking. All parking areas must be setback ten feet from a front lot line and
five feet from a side or rear lot line. Expansion of the parking area would also require
review by the City Engineer of any stormwater drainage issues. We recommend that
any future changes to the parking areas not related to expansion of the principal
building be subject only to City Staff review and approval.
Existing Garage. The applicant indicated that the existing 264 square foot accessory
building may be relocated to another location on the property at some time in the future.
Under Section 20-19-2.A, building relocations that occur within the confines of a single
parcel do not require a conditional use permit. The only condition on relocating the
building would be application for a building permit and setback compliance.
Criteria. Section 20-62-5.6 of the Zoning Ordinance allows for neighborhood
community centers and similar quasi -public institutions to be located in the R-2 District
as a conditional use. Applications for an amendment of an existing conditional use are
to be evaluated based on (but not limited to) the criteria outlined in Section 20-4-2.F of
the Zoning Ordinance:
1. The proposed action's consistency with the specific policies and provision of the
official City Comprehensive Plan.
Comment. The proposed action is consistent with the intent of the
Comprehensive Plan to provide community based organizations in a manner
accessible and compatible with surrounding residential areas.
2. The proposed use's compatibility with present and future land uses of the area.
3
Comment: The subject site is surrounded by the uses outlined below:
There are extensive mature pine trees and vegetation at the perimeter of the
subject site to buffer the existing single family uses to the north, west and south.
Odean Avenue is a physical barrier that separates the subject site from the
existing single family uses to the east. The applicant will construct a fence along
the south lot line of the property and add landscaping along the east lot line to
further screen the existing use, improving the facility's compatibility with
surrounding land uses.
3. The proposed use's conformity with all performance standards contained within
the Zoning Ordinance.
Comment: The proposed use will be required to conform to all applicable
requirements of the Zoning Ordinance.
4. The proposed use's effect upon the area in which it is proposed.
Comment: The proposed use will not have a negative effect on the
surrounding area.
5. The proposed use's impact upon property values of the area in which it is
proposed.
Comment: Although no specific study has been completed, the proposed use
is not anticipated to negatively impact property values as all applicable
performance standards will be met.
6. Traffic generation by the proposed use in relation to capabilities of streets serving
the property.
Comment: The subject site has access to Odean Avenue, which is designated
as a collector street by the Comprehensive Plan. Odean Avenue was upgraded
to an MSA standard in 2009 and has adequate capacity for traffic generated by
the proposed use.
7. The proposed use's impact upon existing public services and facilities including
parks, schools, streets, and utilities, and its potential too over burden the City's
service capacity.
4
Land Use Plan
Zoning Map
Existing Use
North
LD Residential
R-2 District
Single
Family
East
LD Residential
R-3 District
Sin
le Family
South
LD Residential
R-2 District
Single
Family
West
LD Residential
R-2 District
I Single
Famil
There are extensive mature pine trees and vegetation at the perimeter of the
subject site to buffer the existing single family uses to the north, west and south.
Odean Avenue is a physical barrier that separates the subject site from the
existing single family uses to the east. The applicant will construct a fence along
the south lot line of the property and add landscaping along the east lot line to
further screen the existing use, improving the facility's compatibility with
surrounding land uses.
3. The proposed use's conformity with all performance standards contained within
the Zoning Ordinance.
Comment: The proposed use will be required to conform to all applicable
requirements of the Zoning Ordinance.
4. The proposed use's effect upon the area in which it is proposed.
Comment: The proposed use will not have a negative effect on the
surrounding area.
5. The proposed use's impact upon property values of the area in which it is
proposed.
Comment: Although no specific study has been completed, the proposed use
is not anticipated to negatively impact property values as all applicable
performance standards will be met.
6. Traffic generation by the proposed use in relation to capabilities of streets serving
the property.
Comment: The subject site has access to Odean Avenue, which is designated
as a collector street by the Comprehensive Plan. Odean Avenue was upgraded
to an MSA standard in 2009 and has adequate capacity for traffic generated by
the proposed use.
7. The proposed use's impact upon existing public services and facilities including
parks, schools, streets, and utilities, and its potential too over burden the City's
service capacity.
4
Comment: The expansion of the existing use will not negatively impact the
City's service capacity.
CONCLUSION
The proposed expansion of the Alano building is consistent with all applicable
requirements of the Zoning Ordinance. Furthermore, the additional measures proposed
by the applicant and those outlined by City Staff will serve to improve the compatibility
of the existing use with the surrounding area. As such, our office recommends approval
of the conditional use permit amendment subject to the following conditions:
A. Motion to approve a CUP amendment, subject to the following conditions:
1. The expansion is constructed in conformance with the plans submitted to
the City on 17 March 2003 and 21 April 2003.
2. The proposed expansion is of the same color and building material of the
existing structure.
3. The hours of operation shall be subject to the following limitations:
a. All organized activities, events, or meetings shall be scheduled to
end no later than 10:00 PM Sunday through Thursday.
b. All organized activities, events, or meetings shall be scheduled to
end no later than 12:00 Midnight on Friday and Saturday.
C. All outdoor organized activities, events, or meeting shall be
scheduled to end no later than 10:00 PM.
d. Exceptions to the limitations on hours of operation may be
approved by the Zoning Administrator for special events or
activities, provided that:
1. A complete description of the event, planned activities,
anticipated attendance, and the name and phone number of
a responsible individual(s) to be supervising the event is
submitted not less than 10 days prior to the date of the
event.
2. There shall be no more than six (6) exceptions to the hours
of operation limits per calendar year.
4. A solid wall fence with a minimum height of five feet and maximum height
of six feet shall be installed from the front line of the principal building to
the front lot line along the south property line. A fence constructed of
wood or other material requiring maintenance shall be setback a minimum
of three (3) feet from the side property line.
5. Three to four foot tall Hedge Cottonester plants shall be installed at three
feet on center in the yard between the parking lot and front lot line, subject
to City Staff review and approval.
6. Future expansion of the parking area shall be subject to review and
approval of City Staff for compliance with all setback requirements and
stormwater drainage.
7. Any impact to the on-site septic system or drainage shall be subject to
review and approval of the City Engineer.
8. Comments from other City Staff.
B. Motion to deny the request based on a finding that it is inconsistent with the
Comprehensive Plan and Zoning Ordinance.
C. Motion to table the application.
PC. Mike Robertson
Judy Hudson
Andy MacArthur
Ron Wagner
Harry Dellwo
2
ON THE GREAT RIVER ROAD
ELK RIVER ALANO SOCIETY
........................................................... .......................... I ................................. ...................... ................................... ............................. ..................
9231 ODEAN AVENUE NE
OTSEGO MN 55330
763-441-7589
April 21, 2003
CITY of OTSEGO PLANNING COMMISSION
Re: ELK RIVER ALANO SOCIETY CUP
Please find attached the Concern Resolution of the Elk River Alano Society in
regard to neighborhood and City interests in the conduct and activities of the
Society. The Society Building Committee formulated this resolution after
consultation with and consideration of City Staff recommendations on April 17,
2003. The Society Board of Directors reviewed and accepted the Resolution on
April 17 and directed its immediate distribution to the Membership. All
recommendations, guidelines, and regulations outlined in the Resolution are under
the direct supervision of the Board. The South property line fence project has been
placed under the supervision of the Building Committee and construction will
commence as soon as the required permits, contracts and funding are obtained.
This resolution statement is submitted in good faith and with complete confidence
that all aspects contained within will be adhered to by the Society and its
membership from this time forward. Please consider this in your review of our
application for a conditional use permit for the proposed building expansion project
on Odean Avenue. May you have any questions, comments or concerns I am at
your service. You may contact me at 763-263-6634 or 763-441-2300 ext.3511.
Thank you.
Sincerely
K vin E. Palmer
Chairman
Elk River Alano Society, Inc.
Building Committee
cc: Ron Wagner
Daniel Licht
Judy Hudson
Andy MacArthur
EXHIBIT B
ELK RIVER ALANO SOCIETY
BUILDING COMMITTEE
CUP APPLICATION CONCERN RESOLUTION
April 17, 2003
TO: ELK RIVER ALANO BOARD of DIRECTORS
CC: CITY of OTSEGO PLANNING COMMISSION
PROPOSED ACTIONS TO ADDRESS ADJACENT NEIGHBOR CONCERNS
I. NOISE REDUCTION
a. Society will police its own Membership and guest's use of excessively loud
vehicles while entering, exiting and parked at facility.
b. Members and guests are reminded to limit the noise at any outside activities
or gatherings to an acceptable level for a residential neighborhood.
c. The proposed building expansion project will create a naturally secluded
"patio" area on the West side of facility for outside activities and gatherings.
The Membership is asked to use this area as much as possible when holding
outside meetings and activities.
II. PARKING LOT CONTROL
a. A fence will be constructed on South property line from East edge of storage
garage to Odean Avenue side of parking lot. The fence will be 5 to 6 feet in
height and made of a maintenance -free material. This fence will serve to
screen adjacent neighbors to the South from vehicle lights and noise in the
Society parking lot. The construction of this fence is not contingent on the
acceptance of the proposed building expansion.
b. Future proposed parking lot expansion to the East to include curb,
landscaping and private hedge planting. Hedge planting will be of an
acceptable variety according to City of Otsego recommendations and will be
maintained at a 3 to 4 foot height by the Society. The hedge planting will
serve to screen parking lot noise and vehicle lights and provide a more
ascetically pleasing appearance to the parking facility.
c. Parking lot is to be used only during meeting hours or Society Special
Functions. Any abandoned vehicles will be towed at owner's expense.
Member vehicles will be allowed to remain parked there for a limited
amount of time when members are carpooling in order to attend Society
sponsored events or activities.
d. Parking lot is to be used in a safe and lawful manner at all times.
III. HOURS OF OPERATION
a. Regularly scheduled squad meetings will end by 10:00 PM with Society
property to be cleared by all those not attending to maintenance, cleanup or
Special meetings by 10:30 PM.
b. Nighttime Special Functions are to be held on Saturday or legal holidays that
may land on a weekday night only and are not to extend beyond Midnight.
Members may socialize and clean-up facility but should vacate property by
1:00 AM.
c. Pledging members may use the facility at their own discretion but are asked
to do so in small groups only and in a conscientious and responsible manner.
e. Overnight campouts will be permitted on Society property on Saturday or
Legal Holiday nights only in limited numbers (1 or 2 a year). These will only
be held with the express permission and under the direct supervision of the
Board of Directors of the Society. No excessively loud activities will be
permitted outside of the facility during a campout function.
IV. BURNING PIT AND BON FIRES
a. Burning pit fires are to be limited to the City Ordinance specified size of
three (3) foot by three (3) foot.
b. There will be NO burning of garbage or Hazardous Materials.
c. No fires will be allowed outside of the burning pit at any time unless the
appropriate Burning Permits are obtained.
d. Failure to follow this guideline WILL result in loss of burning privileges.
V. MEMBERSHIP RESPONSIBILITIES
a. The Elk River Alano Society is only to be used for its intended purpose as
outlined in the Articles and Bylaws of the Society. Members and Guests are
asked to respect the Community and the Neighborhood and to conduct
themselves in a safe and responsible manner at all times.
b. Any and all complaints as to the conduct of members and guests of the Society
while in attendance at the facility will be investigated and acted upon by the
Board of Directors. Any warranted disciplinary or legal actions will be taken by
the Board to assure compliance with the laws of the State of Minnesota, Otsego
City Ordinances and Society Guidelines.
c. Members and Guests of the Society will be reminded on a regular basis that
the Society is located in a residential neighborhood in a growing and active
community. The welfare of that community, and the Society, is the
responsibility of not only the residents but also the responsibility of those who
frequent both for business or recreational use.
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1 Anderson 3601 Thurston Avenue, Suite 101, Anoka, MN 55303
Assoc., Inc. Phone: 763/427-5860 Fax: 763/427-0520
April 3, 2003
Mr. Mike Robertson
City of Otsego
8899 Nashua Avenue NE
Otsego, MN 55330
Re: Harry Dellwo Conditional Use Permit
Elk River ALANO Society, Inc.
Dear Mike:
We have reviewed Harry Dellwo's application for a Conditional Use Permit. A 1,550 square
foot addition is proposed to expand their assembly area and meeting rooms on the south side of
the existing Elk River ALANO Society, Inc. facility.
No major grading which would change stormwater runoff routes is shown. No additional
wastewater facilities (i.e. sinks or restrooms) are proposed. Therefore, we have no engineering
issues with this request and recommend Conditional Use Permit approval.
If you have any questions, you may contact me at 763-427-5860.
Sincerely,
Hakanson Anderson Associates, Inc.
Ronal J.gner,
RJW:sjn
cc: Judy Hudson, Clerk
Dan Licht, NAC
Harry Dellwo
Civil d'Municipal ��
Engineering
Land Surveying for ° -
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 -review #2
TO: Otsego Planning Commission
FR: Daniel Licht
RE: Otsego — Kittredge Crossing; Rezoning / Preliminary Plat
REPORT DATE: 30 April 2003 APPLICATION DATE: 2 April 2003
NAC FILE: 176.02 — 03.08
BACKGROUND
Darrel A. Farr Development Corporation has submitted an application for PUD
development stage plan and preliminary plat approval for the first phase of Kittredge
Crossing. The first phase includes approximately 580 dwelling units, 26 acres of
commercial uses, and 24 acres of parks and open spaces on a total of 124.3 acres.
The proposed development stage plan is implementation of the Comprehensive Plan
amendment approved by the City Council on 9 December 2002 for 320 acres of land for
a mixed use master planned community.
City Staff met with the developer on 17 April 2003 to discuss project issues. Based on
the comments of our office and the City Engineer, the applicant has revised the site
illustration (Exhibit B) and preliminary plat (Exhibit E). The balance of the required
plans are still generally representative of the project, but will need to be revised and
submitted for review prior to subsequent PUD Development Stage or final plat
applications.
Exhibits:
A. Site Location E. Preliminary Plat (revised)
B. Site Illustrative (revised) F. Preliminary Grading & Drainage Plan
C. PUD Master Guide Plan G. Preliminary Utility Plan
D. Preliminary Landscape Plan H. Phasing Plan (market driven)
ANALYSIS
Comprehensive Plan. The Comprehensive Plan was amended to provide for the land
uses generally corresponding to the proposed development plan based on the following
policies:
■ Compatible uses and activities shall be concentrated and clustered into
functionally related sub -units of the community.
■ Transitions between distinctly differing types of land uses shall be accomplished
in an orderly fashion which does not create a negative (economic, social, or
physical) impact on adjoining developments.
■ Incompatible land uses shall be properly regulated and related so that conflicts
are minimized. This shall be achieved through the use of natural and man-made
physical barriers (i.e., topography, drainageways, transportation routes, etc.)
distances, screens, and/or proper physical orientation fo lots and buildings.
■ Wherever possible, changes in types of land use shall occur either at center or
rear, mid -block points so that similar uses front the same street, or at borders of
areas separated by major man-made or natural barriers.
■ The community shall be planned and developed on a unit (neighborhood) basis
as determined by physical barriers and/or homogeneous land use characteristics
and urban/rural development area boundaries.
■ Residential neighborhoods shall be protected from penetration by through traffic
on local streets.
■ Major streets are to border and not penetrate residential neighborhoods.
■ A high quality "life cycle" residential environment shall be maintained throughout
the community which emphasizes physically coordinated neighborhoods which
incorporate all types, sizes and styles of dwellings.
■ Residential development shall be promoted proximate to areas targeted for
economic development to provide ancillary and market support.
The layout of the proposed development stage plan is generally consistent with the
approved Comprehensive Plan amendment. The Comprehensive Plan amendment
included the condition that the intensity of the dwelling units along the northern portion
of the project be reduced by incorporating small lot single family lots in place of attached
dwellings. Based on this condition, the row townhomes designated for Block 11 should
likely be changed to single family lots or detached townhomes.
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Zoning. The proposed development is to be implemented under a PUD District to
address the variety of uses and development standards. The PUD District provides the
City greater opportunity to ensure that the development that occurs is consistent with
the concept plan presented with the Comprehensive Plan amendment and to control the
pace of residential to commercial development. Evaluation of the PUD District rezoning
is to be based upon (but not limited to) the criteria outlined in Section 20-3-2.F of the
Zoning Ordinance, which are addressed throughout this report:
1. The proposed action's consistency with the specific policies and provisions of the
official City Comprehensive Plan.
2. The proposed use's compatibility with present and future land uses of the area.
3. The proposed use's conformity with all performance standards contained in the
Zoning Ordinance (i.e., parking, loading, noise, etc.).
4. The proposed use's 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.
6. Traffic generation by the proposed use in relation to the capabilities of streets
serving the property.
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.
The PUD District must specify allowed uses. The types of residential uses developed
are to be consistent with those described by the proposed development stage plans and
governed by the requirements of either the City's R-6 District or R-7 District. The areas
designated for office showroom/warehouse, office, assembly/processing, or business
park are to be limited to the uses allowed in the City's B -W, Business Warehouse
District. The 1.5 acre site designated for retail uses may include those uses allowed in
the City's B-3, General Business District. Lot requirements applicable to each of the
uses must also be specified and are discussed in later paragraphs.
In accordance with Section 20-9-3 of the Zoning Ordinance, all non -single family lot
elements of the proposed development plan will be subject to site and building plan
review as a separate PUD development stage application.
EAW. A mandatory Environmental Assessment Worksheet (EAW) was required for the
project based on Minnesota Rules Section 4410.4300, Sudp. 19 for a project with more
than 250 dwelling units and Subp. 36 for a residential development resulting in the
permanent conversion of 80 or more acres of agricultural land. An EAW was prepared
by the applicant and approved by City Staff for publication in the EQB Monitor on 31
K3
March 2003 initiating a 30 -day comment period. The 30 -day comment period ends on
30 April 2003.
As outlined in Section 20-38-3.D.4 of the Zoning Ordinance, the decision on the need
for an Environmental Impact Statement (EIS) and its scope is to be based upon on the
information gathered during the EAW process and on the comments received on the
EAW. Pursuant to Minnesota Rules 4410.1700, in deciding whether a project has the
potential for significant environmental effects, the following factors are to be considered:
a. Type, extent and reversibility of environmental effects.
b. Cumulative potential effects of related or anticipated future projects.
C. The extent to which the environmental effects are subject to mitigation by
ongoing public regulatory authority.
d. The extent to which environmental effects can be anticipated and controlled as a
result of other environmental studies undertaken by public agencies or the
project proposer, or of EISs previously prepared on similar projects.
The only comments received to date on the EAW were from the DNR. The comment
letter did not identify any specific environmental concern with the project, but raised the
issue with the potential cumulative environmental effects of this project and others
within the west sanitary sewer service district. Our response to this comment is that
while the pace of development proposals exceeds expectations, the extent and type of
growth was anticipated and planned for as part of the Comprehensive Plan update
process completed in 2001. Furthermore, the all development proposals are subject
review for Comprehensive Plan consistency and conformance with applicable
performance standards outlined in the City's Zoning Ordinance, Subdivision Ordinance
and Engineering Manual as well as the other agency applications outlined in Paragraph
8 of the EAW. Compliance with these policies and performance standards will mitigate
any potential significant environmental effects, which are not anticipated.
Surrounding Land Use. The subject site is
planned land uses outlined in the table below.
Plan amendment process, the proposed land
from intensive land uses along 70th Street tc
compatibility issues are anticipated.
surrounded by the following existing or
As discussed during the Comprehensive
uses provide an appropriate transition
the Otsego Creek on the north. No
Direction
Land Use Plan
Zoning Map
Existing Use
North
Industrial
A-1 District
Agriculture
East
Commercial
A-1 District
Agriculture
Rural Single Family
South Albertville
Industrial
Light Industrial
Agriculture
West
Kittredge Crossing
A-1 District
Agriculture
Rural Single Family
IH
Access. Primary access to the development will be off of 70th Street. The two
intersections are spaced approximately 850 feet apart and will need to be aligned with
planned intersections to the south in Albertville. This roadway is a MNDoT right-of-way
and all access points are subject to their approval and that of the City Engineer. Copies
of the preliminary plat should be submitted to MNDoT in the required form for review.
The preliminary plat provides two accesses to land to the west of the subject site. Only
one access is provided at the north plat line due to the segment of Otsego Creek that
goes from west to east north of the subject site. One future street connection has also
been provided to the east, which will allow for a connection a planned intersection at
CSAH 19.
The preliminary plat illustrates proposed public rights-of-way. The applicant has
requested use of Kittredge Parkway for the main collector street within the plat which is
inconsistent with the County grid pattern. The Planning Commission and City Council
may approve the use of this street name. All public or private street sections must
conform to the Engineering Manual and are subject to approval of the City Engineer.
Lot Area/Width. The preliminary plat specifies only a minimum lot size for the 28 single
family lots, which is 9,000 square feet. The typical lot area or lot area per unit
requirements that will be applied to the proposed uses are outlined below. The single
family lots and commercial lots meet these requirements. Conformance of the other
sites will be evaluated with each subsequent PUD Development Stage Plan application.
Setbacks. The following setbacks are to be required within the PUD District, as
reflected on the preliminary plat:
Front
Single Family or
Detached Townhome
Townhome
Multiple Family
Commercial
Market
Senior
Minimum
Rear
Between
Bldgs. on
Private
Wetlands
Arterial or
Lot Area or
9,000sf.
5,000Sf.
2,500sf.
1,000sf.
1.0ac.
Lot Area/Unit
Collector
Collector
Setbacks. The following setbacks are to be required within the PUD District, as
reflected on the preliminary plat:
Front
Side
Rear
Between
Bldgs. on
Private
Wetlands
Arterial or
Local or
Major
Minor
Base Lot
Drives
Collector
Collector
65 ft.
35 ft.
10 ft.
1 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.
Landscaping. A generalized landscaping plan has been provided for various elements
of the project. Each of the landscape "themes" is appropriate for its intended purpose.
Our only comment is that Amur Maple trees can be overly invasive and should be
removed from the plant list. More specific plans indicating the type, size and quantities
of proposed plantings will be required for construction along public rights-of-way and as
5
part of each site development stage plan application. Additionally, a minimum of two
shade trees will be required for each of the single family lots.
Park Dedication. Section 21-7-18 of the Zoning Ordinance requires dedication for
public park purposes. The City may accept land, a cash fee in lieu of land or a
combination thereof. The residential portion of the development has a gross density of
4.7 dwelling units per acre, which requires 13 percent land dedication per Section 21-7-
18.H.1 of the Subdivision Ordinance. The commercial portion of the development
requires 10 percent land dedication per Section 21-7-18.H.2 of the Subdivision
Ordinance. Based on the ratio of residential and commercial land use and the density
of the residential uses, the following land dedication requirement is calculated:
Land Use
Total
Percent of
% Net Land Dedication
Land
Site Area
Net Land
x Requirement
Requirement
Area
Total Area
Residential
124.3 ac.
56.5%
70.2 ac. 13%
9.1 ac
Commercial
43.5%
54.1 ac. 10%
5.4 ac
TOTAL
14.5 ac.
The development plan includes two park parcels on either side of Kittrege Parkway.
Block 7, adjacent to the wetland area at the southwest corner of the project, is 2.3 acres
in size and intend as a neighborhood park with family oriented activities. Block 7
includes 4.8 acres on the north side of Kittredge Parkway as a transition from
commercial to residential uses. This park would be intended to be oriented more
towards active playfields.
The total proposed land dedication is 7.1 acres or 49% of the required dedication. Any
ponding areas or wetlands within the park parcels will not be credited towards
satisfaction of land dedication requirements. The percent of land not dedicated in
satisfaction of park dedication requirements will be satisfied through an equivalent
percentage of the cash fee in lieu of land required by Section 21-7-18.1 of the
Subdivision Ordinance at the time of final plat approval. Dedication of the park lands is
to be further subject to review and approval of the Parks and Recreation Commission
and the City's park design consultant.
Grading Plan. A preliminary grading plan has been submitted for the proposed
development. The grading plan must be revised to match the updated preliminary plat
and provide a minimum 20 foot buffer and conservation easement around all delineated
wetlands in accordance with Section 20-16-9.E of the Zoning Ordinance. The
preliminary plat and grading plan must be revised to provide drainage and utility
easements for the perimeter of all single family and commercial lots and overlaying the
common base lot of the proposed detached townhouse and townhouse sites, wetlands
or stormwater drainage ponds. All grading and drainage plans are subject to review
and approval of the City Engineer.
0
Utility Plan. A utility plan has been submitted for the proposed development and is
subject to review and approval of the City Engineer. Provision of sanitary sewer service
to the subject site will require extension of trunk service lines over one-half mile from the
waste water treatment plant. The applicant has petitioned for this service extension and
the City Council has authorized the City Engineer to proceed with a feasibility report.
The applicant will be responsible for the costs associated with extending the trunk
sewer lines to the proposed development, subject to a limited reimbursement
agreement should other potentially benefiting properties connect. Such an agreement
is necessary to conform with the City's policies that "users pay" policy and of not
requiring connection through assessment for properties not requesting service.
Development Contract. The applicant will be required to enter into a development
contract upon approval of a final plat following approval of the present applications.
One of the conditions of the Comprehensive Plan amendment was that specific
provisions for staging development of residential elements of the project in relation to
commercial or industrial uses are to be incorporated as part of subsequent zoning
applications.
City staff has discussed limiting the amount of residential development to 70 percent of
the sanitary sewer capacity allocated to this service district as part of the facility plan.
This approach would be consistent with the broader application of the City's growth
management policies for lands within the sanitary sewer service districts. The feasibility
report allocates 180,000 gpd. of capacity for the area west of CSAH 19. Seventy
percent of this capacity is 126,000 gpd. or 504 residential units at 250 gpd. per
household. This approach would essentially require build out of all of the uses on the
present PUD Master Guide Plan before expanding residential development to the other
areas within the overall project anticipated as part of the Comprehensive Plan. As
such, the following stipulations are to be incorporated in the development contract:
1. Approval of the preliminary plat shall not guarantee access to sanitary sewer
service. The City shall only allocate sanitary sewer capacity to approved final
plats with signed development contracts to assure the City of timely
development.
2. The total sanitary sewer capacity allocated to the subject site shall not exceed
180,000 gallons per day, as determined by the City Engineer, unless approved
by the City Council.
3. The total sanitary sewer capacity allocated to the subject site for residential uses
shall not exceed 126,000 gallons per day, as determined by the City Engineer,
unless approved by the City Council.
7
CONCLUSION
The application for a Zoning Map amendment and PUD development stage plan
represents implementation of the Comprehensive Plan amendment approved in
December 2002 and it is furthermore generally consistent that prior approval. As such,
our office recommends approval of the applications subject to the conditions below.
A. Motion to approve a Zoning Map amendment rezoning the subject site to PUD
District, PUD development stage plan and preliminary plat for Kittredge Crossing,
subject to the following conditions:
Approval of the preliminary plat shall not guarantee access to sanitary
sewer service. The City shall only allocate sanitary sewer capacity to
approved final plats with signed development contracts to assure the City
of timely development.
2. The submitted EAW is processed in accordance with the provisions of
Section 38 of the Zoning Ordinance and approval of the preliminary plat is
subject to a finding by the City Council that the project has no potential for
significant environmental effects.
3. All non -single family lot uses within the PUD District shall be subject to site
and building plan review as a separate PUD development stage
application.
4. Uses within the PUD District shall be subject to the following
requirements:
a. Residential Uses: Residential uses shall be consistent with those
described on the proposed development stage plans in terms of
general unit type (single family, townhouse, multiple family) and
density, subject to the most applicable requirements of the City's R-
6 Townhouse, Quadraminium, and Low Density Multiple Family
District or R-7, Residential High Density District.
b. Commercial Uses:
Areas designated for office showroom/warehouse, office,
assembly/processing, or business park shall include those
uses allowed in the City's B -W, Business Warehouse
District, subject to the same performance standards.
2. Areas designated for retail uses shall include those uses
allowed in the City's B-3, General Business District, subject
to the same performance standards.
b7
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Lot Requirements: The following lot requirements shall apply within
the PUD District:
Setbacks. The following setbacks shall apply within the PUD
District:
Front
Single
Family
Attached
Townhome
Multiple Family
Commercial
Market
Senior
Minimum
Side Rear
Bldgs.
on Base
Lot
Lot Area or
9,000
5,000sf.
2,500sf.
1,000sf.
1.0ac.
Lot Area/Unit
20 ft.
25ft.
40 ft.
1. All lot lines abutting a public right-of-way shall be subject to front setback
requirements.
Setbacks. The following setbacks shall apply within the PUD
District:
Front
Between
Side Rear
Bldgs.
on Base
Lot
Private
Drives
Wetland
Arterial or
Major
Collector
Local or
Minor
Collector
65 ft.
35 ft.
loft. 20 ft.
20 ft.
25ft.
40 ft.
1. All lot lines abutting a public right-of-way shall be subject to front setback
requirements.
e. Building Height: The height of all structures shall not exceed 3
stories or 35 feet, except as specifically approved as part of a
development stage plan.
The uses designated for Block 11 are changed to single family lots or
detached townhomes.
All street names are to conform to the County grid system unless
approved by the City Council.
All intersections to 70th Street are subject to MNDoT approval.
8. Specific landscape plans indicating the type, size and quantities of
proposed plantings will be required for construction along public rights-of-
way and as part of each site development stage plan application with a
minimum of two shade trees required for each of the single family lots on
the preliminary plat.
9. Park dedication shall be satisfied with a combination land and a pro -rated
cash fee line lieu of land to be paid at the time of final plat approval in
accordance with the Subdivision Ordinance, subject to review and
approval of the Parks and Recreation Commission.
10. The grading plan must be revised to reflect the current preliminary plat
and provide a minimum 20 foot buffer and conservation easement around
all delineated wetlands in accordance with Section 20-16-9.E of the
Zoning Ordinance.
0
11. The preliminary plat must be revised to provide drainage and utility
easements for the perimeter of all single family and commercial lots and
overlaying the common base lot of the proposed detached townhouse and
townhouse sites, wetlands, and stormwater drainage ponds.
12. The applicant shall be responsible for all costs associated with extending
the trunk sewer lines to the proposed development, subject to a limited
reimbursement agreement should other potentially benefiting properties
connect during a specified time period.
13. All streets, grading, drainage, utilities, and easements are subject to
review and approval of the City Engineer.
14. The applicant shall enter into a development contract upon approval of a
final plat to include specific provisions for staging development of
residential elements of the project in relation to commercial or industrial
uses are to be incorporated as part of subsequent zoning applications,
subject to review and approval of the City Council.
15. 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 intent of the Zoning and
Subdivision Ordinances.
C. Motion to table.
PC. Mike Robertson
Judy Hudson
Andy MacArthur
Ron Wagner
Lucinda Gardner
Mike Gair
David Nash
10
ON THE GREAT RIVER ROAD
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11�dHakanson
Anderson 3601 Thurston Avenue, Suite 101, Anoka, MN 55303
Assoc., Inc. Phone: 763/427-5860 Fax: 763/427-0520
April 3, 2003
Mr. Mike Robertson
City of Otsego
8899 Nashua Avenue NE
Otsego, MN 55330
Re: Harry Dellwo Conditional Use Permit
Elk River ALANO Society, Inc.
Dear Mike:
We have reviewed Harry Dellwo's application for a Conditional Use Permit. A 1,550 square
foot addition is proposed to expand their assembly area and meeting rooms on the south side of
the existing Elk River ALANO Society, Inc. facility.
No major grading which would change stormwater runoff routes is shown. No additional
wastewater facilities (i.e. sinks or restrooms) are proposed. Therefore, we have no engineering
issues with this request and recommend Conditional Use Permit approval.
If you have any questions, you may contact me at 763-427-5860.
Sincerely,
Hakanson Anderson Associates, Inc.
Ronal J. gner,
RJW:sjn
cc: Judy Hudson, Clerk
Dan Licht, NAC
Harry Dellwo
Civil 6- Municipal ��
Engineering
Land Surveying for s -
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_____________________________________ --`__-__._____ -_________
7OrN STNEET N.E---------------------------------------------------------
'qu==� -__ - EXHIBIT H
YEn Eaf ae. 111!1
.RD
Review No. 2
ENGINEERING REVIEW
Hakanson Commercial and
Anderson Residential Subdivision
Assoc., Inc.
for the City of Otsego
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
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: April 28, 2003
Proposed
Development: Kittredge Crossing
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 is a proposed 16 block commercial and
residential development on 124.3 acres in the City of Otsego,
Wright County, Minnesota. The proposed development will
be served with municipal water, sanitary sewer, storm sewer,
and public streets typical of an urban setting.
Jurisdictional Agencies:
(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
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TABLE OF CONTENTS
INFORMATION AVAILABLE
PRELIMINARY PLAT
STREETS
TRAFFIC/ACCESS ISSUES
WETLANDS
SURFACE WATER MANAGEMENT
ENVIRONMENTAL
SANITARY SEWER COLLECTION SYSTEM
WATER DISTRIBUTION SYSTEM
OTHER CONSIDERATIONS
SUMMARY AND/OR RECOMMENDATION
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INFORMATION AVAILABLE
Existing Conditions and Boundary, 4/1/03, by McCombs Frank Roos Associates, Inc.
Preliminary Plat, 4/1/03, by McCombs Frank Roos Associates, Inc.
P.U.D. Master Guide Plan, 4/1/03, by McCombs Frank Roos Associates, Inc.
Preliminary Grading and Drainage Plan, 3/1/03, by McCombs Frank Roos Associates, Inc.
Preliminary Utility Plan, 3/1/03, by McCombs Frank Roos Associates, Inc.
Preliminary Landscape 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.
Stormwater Computations, 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.
PRELIMINARY PLAT
1. Existing zoning classifications for land in and abutting the subdivision shall be shown on
the plan (Section 21-6-2.B.2).
2. Existing 100 -year flood elevations shall be shown on the plan (Section 21-6-2.B.9).
3. Location, size, and elevations of existing storm sewer and culverts, or any other
underground facility within 150 feet of the proposed plat, shall be shown on the plan
(Section 21-6-2.B.5).
4. Boundary lines of adjoining unsubdivided or subdivided land need to be identified by
name and ownership (Section 21-6-2.B.6).
5. Location, dimensions, and purpose of all proposed easements shall be shown on the
plan (Section 21-6-2.C.51.
6. Illustrate the boundaries of the Shoreland Overlay District on the plan (Section 20-92-5)
7. Geotechnical data shall be submitted for review (Section 21-6-2.B.11).
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8. The locations and widths of pedestrian ways shall be shown on the plan (Section 21-6-
2.C.2).
9. The minimum front and side street building setback lines shall be shown on the plans
(Section 21-6-2.C.7).
10. The width of the lot at the setback line when on a curve shall be shown on the plans
(Section 21-6-2.C.8).
11. Right-of-way for North East Crossing, Kittredge Parkway, and Terra Cotta Lane should
be 80 feet wide. All remaining right-of-way shall be 60 feet wide. On the preliminary
plat, Sheet 3 of 9, Terra Cotta Lane scales 80 feet, but is labeled 60 feet.
STREETS
1. Include centerline horizontal curve data on plan.
2. The minimum roadway centerline curvature shall be 250' radius. Some curves do not
meet this requirement (Section 21-7-7.6).
3. Tangents of at least 100' shall be introduced between reverse curves
(Section 21-7-7-C.)
4. The streets shall be named according to the City and County requirements
5. Where adjoining areas are not subdivided, but may be subdivided, the arrangement of
streets in a new subdivision shall make provision for the proper projection of streets into
adjoining areas by carrying the new streets to the boundaries of the new subdivision at
appropriate locations. A temporary turn -around facility shall be provided at the closed
end, in conformance with cul-de-sac size requirements. Temporary facilities shall not
require curb and gutter and the construction standards shall be established by the City
Engineer. Construction of said streets shall be to the boundary of the plat (Section 21-
7-5. E).
6. The proposed right-of-way varies from 60 to 80 feet in width. The street section detail
shall be revised to show the distance between property lines ranges from 60 to 80 feet.
7. Show rock entrance drive location(s) on plan view.
8. Two street section details shall be illustrated. Show both the 60 foot wide right-of-way
detail and the 80 foot wide right-of-way detail and their specific requirements.
9. The street located in Block 6 that intersects Kittredge Parkway needs to have curb and
gutter and not inverted crowns.
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TRAFFIC/ACCESS ISSUES
1. The two streets that intersect 70th Street NE, and 70th Street NE need to be evaluated
for access; as to whether turn lanes, bypass lanes and traffic controls are warranted.
2. The two streets that intersect 70th Street NE are spaced 880 feet apart. The exact
street locations and spacing needs to be reviewed further to determine their locations.
WETLANDS
1. Avoidance of wetlands must be attempted. If wetlands must be disturbed or filled they
must be mitigated as per WCA requirements (Section 20-16-9.E.2).
2. A protective buffer of natural vegetation at least 20' wide from the delineated edge shall
surround all wetlands. A principal building setback of 40' from the delineated edge of all
wetlands or 20' from the protective buffer easement, whichever is greater, shall be
provided (Section 20-16-9.E).
SURFACE WATER MANAGEMENT
1. A complete stormwater drainage report shall be submitted as outlined in the City of
Otsego Engineering Guidelines, Appendix C, Policy on Stormwater Drainage Submittal
Requirements for Developer.
2. All storm ponds shall be constructed as per City of Otsego Standard Plate No. 404 and
shall utilize a skimmer structure.
3. Access routes shall be provided to each of the skimmer structures and/or storm sewers
(minimum 10' width).
4. The silt fence locations shall be shown on the plans.
ENVIRONMENTAL
1. A statement certifying the environmental condition of the site is required (Section 21-6-
2.B.11).
SANITARY SEWER COLLECTION SYSTEM
1. The sanitary sewer shall be shown on centerline of street right-of-way. In some
locations, the sanitary sewer is shown behind the curb.
2. Pipe oversizing and/or additional pipe depth may need to be required to extend service
to other areas. In addition the route may need to be revised to service other areas.
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WATER DISTRIBUTION SYSTEM
1. Watermain shall be DIP Class 52.
2. Water supply and distribution facilities within a commercial, industrial, institutional or
medium to high-density residential area having a pipe size of twelve -inch diameter and
smaller is by definition a lateral facility. Only oversizing greater than the defined lateral
size is a trunk cost (from City of Otsego Engineering Manual, Appendix B). This is a
conflict with the utility notes and the notes need to be revised.
OTHER CONSIDERATIONS
1. On Phasing Plan, Sheet 8 of 9, Block 1, Lot 3 may be mislabeled. Based on the
Development Sequence legend, it should be labeled Block 11, Lot 1.
2. The Phasing Plan and Preliminary Plat are labeled differently.
SUMMARY AND/OR RECOMMENDATION
1. We recommend approval contingent on the above comments.
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