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06-02-03 PCNORTHWEST ASSOCIATED ITEM 3.1I - CONSULTANTS, INC. 5775 Wayzata Boulevard, Suite 555, St. Louis Park, MN 55416 Telephone: 952.595.9636 Facsimile: 952.595.9837 planners@nacplanning.com PLANNING REPORT TO: FROM: RE: REPORT DATE: NAC FILE: BACKGROUND Otsego Planning Commission Daniel Licht Otsego — Inman, A-2 District Rezoning / Lot Size CUP 28 May 2003 APPLICATION DATE: 12 May 2003 176.02 — 03.15 CITY FILE: 2003 - 21 Gary and Clara Inman are proposing to divide their existing 20 acre parcel located at 7276 Odean Avenue into three parcels: One parcel of 1.1 acres for the existing residential dwelling and accessory buildings, one 1.1 acre parcel for construction of a new residential dwelling, and reservation of the 17.8 acre balance of the property for future development with availability of sanitary sewer and water services. The Comprehensive Plan guides the subject site for agricultural use with residential densities not to exceed four units per forty acres within the Urban Service Reserve Area as an interim use until such time as sanitary sewer and water services may be made available. Consistent with the Comprehensive Plan, the subject site is zoned A-1, Agriculture Rural Service District. The applicant's request involves consideration of a rezoning to A-2, Agriculture Long Range Urban Service Area to allow for densities at four units per forty acres, a conditional use permit for lot sizes less than 20 acres within the A-2 District, and a preliminary/final plat. Exhibits: A. Site Location B. Site Plan ANALYSIS Zoning. The subject site is currently zoned A-1 District consistent with the City's interim land use plan. The Comprehensive Plan allows for development of properties within the Urban Service Reserve Area at a density of four units per 40 acres as an interim land use until such time as sanitary sewer and water service is made available. However, the A-1 District allows only one dwelling unit per 40 acres meaning it is necessary to consider a Zoning Map amendment including the property within the A-2 District. The A-2 District allows for residential development at a density of four units per 40 acre or two dwelling units for the subject 20 acre property. CUP. The A-2 District requires a minimum lot size of 20 acres and minimum width of 450 feet unless a conditional use permit is approved per Section 20-52-5.H of the Zoning Ordinance. The proposed 1.1 acre sizes of Parcels A and B require CUP, subject to the following conditions: ■ Lot Area/Width. All lots must be a minimum one acre in size and 150 feet in width. Parcels A and B meet this requirement. Parcel C has direct access to a public street, but not the required frontage. This is acceptable in that development of Parcel C will be restricted until sanitary sewer and water service may be available. ■ Clustered Subdivision. Section 20-52-5.H.5 requires that no lot intended for residential use exceed 2.5 acres in size. Parcels A and B are less than 2.5 acres in size. Parcel C is 17.8 acres in size but is to be deed restricted preventing further development until such time as sanitary sewer and water service may be available. ■ Deed Restriction. The subject site is allowed a total of two development rights under the Comprehensive Plan until such time as sanitary sewer and water service may be available. The existing and proposed dwellings on Parcels A and B will utilize all of the available development rights. Parcel C is to be deed restricted to prevent further development until such time as sanitary sewer and water service may be available. ■ Resubdivision. A resubdivision plan is required showing future development of the properties with availability of sanitary sewer and water services. A sketch plan for subdivision of Parcel C has been submitted illustrating compliance with the requirements of the R-4 Residential, Urban Single Family District. The resubdivision plan should be revised to extend the internal public street through future lots 2 and 3 such that resubdivision of Parcels A and B could be accommodated with a cul-de-sac that redirects access from Odean Avenue. 2 Setbacks. Parcels A and B are subject to the following setback requirements of the A-2 District, which must be shown on the preliminary/final plat. The applicant will need to identify the location of existing buildings on the property to verify compliance with applicable setback requirements based on the proposed subdivision. Future subdivision of Parcel C will be subject to the setback requirements of the applicable Zoning District. Front Side Rear (west) (north/south) (east 65 ft. 1 Oft. 50 ft. Access. The subject site has approximately 330 feet of frontage to Odean Avenue and there is a stub of Odell Avenue from Lin -Bar Estates to the south for access to the property. The existing residential dwelling has direct access to Odean Avenue. Parcel B is also proposed to have direct access to Odean Avenue via a curb cut provided at the time Odean Avenue was reconstructed for which a benefit was assessed. Future subdivision of Parcel C will provide for an extension of Odell Avenue to the east for a connection with future Packard Avenue. Odean Avenue is designated as a collector street on the City's Transportation Plan as is future Packard Avenue. The preliminarynal plat should provide one-half of the 80 foot right-of-way necessary for these roadways. Future development of Parcel C will also be subject to the road access fee for construction of major roadways benefiting the property. A condition of CUP and plat approval must be that not more than two dwellings access directly to Odean Avenue and no direct access to Packard Avenue will be allowed to minimize traffic interference. Park Dedication. The proposed subdivision creates one new residential dwelling triggering park dedication requirements of Section 21-7-18 of the Subdivision Ordinance. The City has no plans for park land within the subject site. As such, park dedication requirements are to be satisfied with a cash fee in lieu of land equal to $2,100.00 to be paid prior to release of the preliminary/final plat. Future subdivision of Parcel C will be subject to applicable park dedication requirements in effect at the time of final platting. Easements. Section 21-7-15.A requires provision of drainage and utility easements at the perimeter of all subdivided parcels. The preliminary/final plat to be provided by the applicant must provide the 10 foot easement, which may overlay common interior lot lines. All easements are subject to review and approval of the City Engineer. Utilities. The existing residential dwelling is served by on-site septic and well systems. The new dwelling to be constructed on Parcel B will also be served by on-site septic and well systems. The City should require that these systems are located in such a way as to allow for future connection to municipal utilities from extended from the future k development of Parcel C. On-site utilities for residential developments are subject to review and approval of the City Building Official. Preliminary/Final Plat. The proposed subdivision involves the combination of two existing parcels and resubdivision into three new parcels. Because the division results in more than one new parcel being created, the request is processed as a preliminary and final plat. The submitted survey is sufficient for evaluation of the request. However, the applicant will need to provide preliminary/final plat documents as required by Section 6 of the Subdivision Ordinance. The preliminary/final plat is subject to review and approval of City Staff prior to being recorded with Wright County. Critera. Consideration of the Zoning Map amendment and conditional use permit are to be based upon (but not limited to) the criteria outlined in Sections 20-3-2.F and 20-4-2.F of the Zoning Ordinance: The proposed action's consistency with the specific policies and provisions of the official City Comprehensive Plan. Comment: The Comprehensive Plan allows for interim development of four units per forty acres within the Urban Service Reserve Area until sanitary sewer may be available to allow greater densities. The immediate development of one additional development site is consistent with the densities allowed by the Comprehensive Plan. Furthermore, the subdivision of the property contemplates future utilization of the balance of the property at such time as sanitary sewer may be available facilitating orderly, managed growth. 2. The proposed use's compatibility with present and future land uses of the area. Comment. The subject site is surrounded by the following uses: Direction Land Use Plan Zoning Map Existing Use North Agriculture A-2 District Single Family East Agriculture A-1 District Agriculture South LD Residential A-1 District Single Family PUD District West Agriculture A-1 District Arrrirulfiira The immediate division of one additional development site from the subject site will create no compatibility issues. Future subdivision of Parcel C when sanitary sewer and water service may be available will be evaluated as part of the necessary applications at the time of development. rd 3. The proposed use's conformity with all performance standards contained in the Zoning Ordinance (i.e., parking, loading, noise, etc.). Comment: The proposed development conforms to all applicable standards of 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 development will have no immediate effect to the area and facilitates planning for potential future land use with availability of sanitary sewer and water services. 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 the capabilities of streets serving the subject site. . 7. The proposed use's impact upon existing public services and facilities including parks, schools, streets, and utilities and its potential to overburden the City's service capacity. Comment: The proposed use is not anticipated to have a negative impact to the City's service capacity. CONCLUSION The proposed development of the subject site properly anticipates immediate and long- term land use of the property consistent with the City's growth management policies and development regulations. As such, our office recommends approval of the applications as outlined below: Decision 1 — Zoning Map Amendment A. Motion to approve a Zoning Map amendment rezoning the subject site from A-1 District to A-2 District based on a finding that the request is consistent with the policies of the Comprehensive Plan. 5 B. Motion to deny the application based on a finding that the request is inconsistent with the Comprehensive Plan. C. Motion to table the request. Decision 2 — CUP/Preliminary Plat A. Motion to approve a CUP for lot sizes less than 20 acres in the A-2 District and a preliminary/final plat, subject to the following conditions: Parcel C is to be platted as an outlot and deed restricted to prevent further development until such time as sanitary sewer and water service may be available. 2. The resubdivision plan is revised to extend the internal public street through future lots 2 and 3 such that resubdivision of Parcels A and B could be accommodated with a cul-de-sac street that redirects access from Odean Avenue and is to be recorded with the deed to each lot. 3. The preliminary/final plat is to provide for necessary right-of-way for Odean Avenue and Packard Avenue, subject to review and approval of the City Engineer. Not more than two dwelling units may access directly to Odean Avenue and no direct lot access to Packard Avenue will be allowed. 4. Park dedication requirements are to be satisfied with a cash fee in lieu of land equal to $2,100.00 to be paid prior to release of the preliminary/final plat. Future subdivision of Parcel C will be subject to applicable park dedication requirements in effect at the time of final platting. 5. The preliminary/final plat is to provide for easements required by Section 21-7-15.A of the Subdivision Ordinance, subject to review and a rov I f the City Engineer. 6. On-site septic and well facilities for Parcel B shall be designed to facilitate future connection to municipal utilities to be extended from development of Parcel C and are subject to review and approval of the City Building Official. 7. The applicant must submit a preliminary/final plat with all information required by Section 6 of the Subdivision Ordinance, subject to City Staff review and approval. 8. Comments of other City Staff. G B. Motion to deny the application based on a finding that the request is inconsistent with the Comprehensive Plan and Zoning Ordinance. PC. Mike Robertson Judy Hudson Andy MacArthur Ron Wagner Gary Inman Dennis Peck vow -mow w -mw `iwVVVV ON THE GREAT RIVER ROAD 3nN3Ad NV300 -� EXHIBIT B Hakanson 1 Anderson ASSOC., Inc. MEMORANDUM 3601 Thurston Avenue, Suite 101, Anoka, MN 55303 Phone: 763/427-5860 Fax: 763/427-0520 To: Honorable Mayor and City Council From: Ronald J. Wagner, PE, City Engineer cc: Mike Robertson, City Administrator Judy Hudson, Clerk Dan Licht, NAC Andy MacArthur, City Attorney Gary Inman, 7276 Odean Avenue James Wolff, J & C Builders, PO Box 664, Buffalo, MN 55313 Date: May 29, 2003 Re: Inman Rezoning and CUP Parcels,#'s 118-500-284202 & 118-500-284102 We have reviewed the Sketch Plan for the 20 acre CUP and have the following comments: 1. The right-of-way at the eastern edge of the property must be 40' rather than 33' as Packard Avenue will likely be extended north as a minor -collector. 2. No outlots or easements are shown for stormwater ponding which would be required. 3. Water and sewer service is approximately '/z mile away and to have service, lines would need to be extended over undeveloped privately held land. 4. Currently the City has a moratorium on any additional residential housing on the east side and the property is located outside the east urban sewer district. The City has applied for additional sewer capacity (expansion of east sewer plant). We recommend approval. Civil d'Municipal 295Engineering G:\Municipal\AOTSEGO2000\2500\2003\ot2500Innireba�Surueying for ATEM 3 -2 - NORTHWEST ASSOCIATED CONSULTANTS, INC. 5775 Wayzata Boulevard, Suite 555, St. Louis Park, MN 55416 Telephone: 952.595.9636 Facsimile: 952.595.9837 pianners@nacplanning.com MEMORANDUM TO: Otsego Planning Commission FROM: John Glomski / Daniel Licht RE: Otsego —Swenson, A-2 District Rezone/ Lot Size CUP REPORT DATE: 28 May 2003 APPLICATION DATE: 13 May 2003 NAC FILE: 176.02 — 03.16 CITY FILE: 2003 - 20 BACKGROUND Mr. Larry Swenson is proposing to divide a 28.96 acre parcel located at the southwest corner of CSAH 37 and Odean Avenue into three parcels. The subject site is currently developed with one residential dwelling and accessory buildings and is zoned A-1 Agriculture Rural Service Area. The subject site is also within the Shoreland Overlay District of a natural environment lake to the south-southwest of the property. The Comprehensive Plan guides the subject site for agriculture land use until sanitary sewer service is made available to the Urban Service Reserve Area. The application requires a Zoning Map amendment to allow for development at four units per forty acres under the A-2, Agriculture Long Range Urban Service Area District, a conditional use permit for lot size less than 20 acres in the A-2 District, and preliminary/final plat. Exhibits: A. Site Location B. Site Survey Zoning. The subject site is zoned A-1 and is currently utilized for rural residential use with one dwelling. The applicant is requesting to rezone the site to the A-2 District which allows for residential development at a density of four units per forty acres. Development of residential uses a four units per forty acres is consistent with the allowances of the Comprehensive Plan for land within the Urban Service Area Reserve as an interim use until such time as sanitary sewer and water services may be available. Density. Under the Comprehensive Plan and A-2 District requirements, the density allowed on the subject site is four units per acres. The submitted survey identifies the area of the subject site as only 28.96 acres. A minimum of 30 acres is required for three development rights. As such, the number of dwelling units cannot exceed two. Lot Size CUP. Lots within the A-2 District are limited to a minimum size of 20 acres and minimum width of 450 feet unless approved by CUP per Section 20-52-5.H of the Zoning Ordinance. The submitted survey proposes division of the property into three parcels, however, only two are allowed as previously stated. Even with elimination of one proposed lot, one of the remaining two parcels will be less than twenty acres. Lot sizes less than 20 acres are allowed provided that the development sites are clustered with a maximum lot size except when the following criteria are met: a. Topography, soils, wetlands, or other natural features dictate a larger minimum lot area. b. The location of existing buildings cannot be fully accommodated in compliance with applicable setback requirements of Section 20-52-6.0 of this Chapter. C. One (1) development right as allowed by Section 20-52-6.B of this Chapter is used for a dwelling located on the parent parcel outside of the residential cluster. The proposed division of the subject site into two parcels one of which is at least 20 acres and one that is larger than 2.5 acres is appropriate as each of the above criteria are met. The natural environment lake on the property limits development potential, the location of existing buildings dictates the minimum lot area of one parcel, and one development right is to be used on the larger conforming parcel. Setbacks. The following setbacks would apply to lots created from the subject site: Front Odean Front CSAH 37 Side Rear 35 ft. 65 ft. 10 ft. 50 ft. The existing dwelling on the property is only 40 feet from CSAH 37 and is an existing non -conforming structure. The proposed subdivision does not impact the non- conformity. It must also be noted that the lot for the existing dwellings must have greater frontage to Odean Avenue than CSAH 37 to maintain the existing definition of the lot front. Lot front is defined by the Zoning Ordinance as the lot line with the least frontage to a public 2 street. If the lot front for the parcel with the existing building is defined from Odean Avenue, then a 50 foot setback is required from the east lot line, which would make the existing barn non -conforming. Accessory Buildings. The subject site is developed with a residential use and three detached accessory buildings of 3,600 square foot garage, 2,500 square foot barn and 400 square foot shed. Under Section 20-16-4.13.5 of the Zoning Ordinance, the subject site is allowed up to 6,000 square feet of area within up to two buildings. Under existing conditions, the area and number of detached accessory buildings is non -conforming. If the subject site is divided in such a way as to reduce the lot area of the parcel on which the existing buildings are located to five acres or less, the non -conformity would be expanded to include building size greater than 1,500 square feet and the total floor are would exceed 200 percent of the principal dwelling. As such, the subdivided lot for the existing buildings should be greater than five acres, while maintaining a minimum 20 acre size for the newly created parcel. We would also recommend that the 400 shed be removed to reduce the non -conforming area condition and eliminate the existing non -conforming number of detached accessory buildings. Park Dedication. The division of the existing site into two residential parcels triggers park dedication requirements of Section 21-7-18 of the Subdivision Ordinance. The City's Parks and Trails Plan does identify a future park location in proximity to the natural environmental lake on the property. The City may consider the option of requiring dedication of land from the southern portion of the site or may defer acquisition until such time as the area urbanizes with availability of sanitary sewer and water services. Park dedication will be satisfied either through dedication of 2.9 acres of land or payment of a cash fee in lieu of land equal to $2,100.00 as approved by the City Council. Access. The subject site has frontage to CSAH 37 and Odean Avenue. The newly created lot will access via Odean Avenue. The survey does not identify access for the existing buildings, but access should be directed to Odean Avenue if possible. Subdivision of the property will require dedication of right-of-way for Odean Avenue (30 feet) and CSAH 37 (50 feet), subject to review and approval of the City Engineer. Easements. Section 21-7-15.A requires provision of drainage and utility easements at the perimeter of all subdivided parcels. The survey will need to be revised to provide the 10 foot easement, which may overlay common interior lot lines. A drainage and utility easement must also be overlaid on the natural environment lake. All easements are subject to review and approval of the City Engineer. Utilities. The existing residential use is served by an on-site septic and well system. The proposed residential lot will be served in the same manner. On-site septic and well systems for residential uses are subject to review and approval of the City Building Official. Preliminary/Final Plat. Because the subject site may only be divided into two parcels, application for preliminary and final plat is not required. The division of the subject site may be processed as a minor subdivision approved by the Zoning Administrator based on -a revised survey. Criteria. Section 20-3-2.F and Section 20-4-2.F of the Zoning Ordinance lists the following factors for the City Council and the Planning Commission to consider when reviewing a request for a rezoning and CUP: 1. The proposed action's consistency with the specific policies and provisions of the official City Comprehensive Plan. Comment: The Comprehensive Plan designates this area as Urban Service Reserve, which allows for residential development at a density of 4 units per 40 acres as an interim use until such time as sanitary sewer and water may be available. The maximum number of dwellings that may be constructed under the allowed density is two. Division of the existing buildings with the balance of the property being at least 20 acres in size is consistent with the City's objectives to maintain large contiguous parcels in the Urban Service Area for future urban development. 2. The proposed use's compatibility with present and future land uses of the area. Comment. The subject site is surrounded by the following uses: The immediate division of one additional development site from the subject site will create no compatibility issues. Furthermore, long tens use of the property is not compromised by dividing the existing buildings from the balance of the property. 3. The proposed use's conformity with all performance standards contained within the Zoning Ordinance. Comment: The proposed use will conform to all applicable performance standards excepting existing non -conformities. 4 4. The proposed use's affect upon the area in which it is proposed. Comment: The proposed division is not anticipated to have a negative impact to 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 impact property values. 6. Traffic generation of the proposed use in relation to capabilities of streets serving the property. Comment: The proposed Zoning Map amendment and the proposed use will not impact traffic capabilities on CSAH 37 or Odean Avenue. . 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 capabilities related to this application. CONCLUSION The request to divide the subject 29 acre site into three lots is inconsistent with the provisions of the City's Comprehensive Plan related to density. However, division of the property into two lots, one of which is less than 20 acres in size is consistent with the Comprehensive Plan and applicable performance standards. As such, our office recommends approval of the applications as outlined below: Decision 1: Zoning Map Amendment A. Motion to approve a Zoning Map amendment rezoning the 28.96 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. 5 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 parcels meet the requirements listed in the Zoning Ordinance, subject to approval of the rezone to A-2 and the following conditions; 1. The maximum number of lots to be divided is two and only one parcel may be less than 20 acres in size. 2. The parcel with the existing buildings is to have at least 474 feet of frontage to Odean Avenue. 3. The existing 400 square foot detached accessory building is removed from the property to conform to the number of allowed detached accessory buildings and reduce the non -conforming area of detached accessory buildings. 4. Park dedication requirements shall be satisfied through dedication of land or a cash fee in lieu of land as required by Section 21-7-18 of the Subdivision Ordinance, subject to City Council review and approval. 5. Right-of-way and easements shall be provided subject to review and approval of the City Engineer. 6. On-site septic and well systems shall be subject to review and approval of the City Building Official. 7. 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 Zoning Ordinance. PC. Mike Roberston Judy Hudson Andy MacArthur Ron Wagner Patty Fowler Wayne Fingleson Larry Swenson n m x 00 D IT%TiT � qmw +wwvr/VNaw ON THE GREAT RIVER ROAD Established in 1862 LOT SURVEYO COMPANY, INC. LAND SURVEYORS REGISTERED UNDER THE LAWS OF STATE OF MINNESOTA 7601 73rd Avenue North 783-580-3093 Fax No. 783-680-3622 Minneapolis, Minnesota 56428 i3ururgurz Xtrtifirate SKETCH PLAN: LARRY OWENOON m = by certify that this Is a true and correct m notion of a survey of the boundaries of the ascribed land and the location of (A m d and visible encroachments, if any, from or on ed by us this 7th day of May, 2003. /f/TERRY/SL,RVE7/3312123ektt,590 T121, R23 INVOICE NO. 65684 F.B.NO. SCALE: 1" 200' 0 Denotes Iron Monument Legal Description: The NE 1/4. Section 33, T121, R23, Wright County, Minnesota. Except the East 2163 feet thereof. Subject to Highway and any easements if record, if any. NO'IE:Sketch dimensions based on County Surveyor information no survey work has been done as of this date. ol I ( Signed t4c Charles F. Anderson, Minn. Reg. No.21753 or Gregory R. Prosch, Mim Reg No. 24992 North rine of the NEI/4, Seci 70th _i q N 89.26'18" E Stree P 473.31 I 'tl W O I kNd �IO Ma a 50 Pres O l BARN' C c a N � � Ij 5 j N 89'26'18" E G 477.36 q 0 P gyres o 2 5� m 3`I N N N 89'26' 36" E I479.37 Ii a m = by certify that this Is a true and correct m notion of a survey of the boundaries of the ascribed land and the location of (A m d and visible encroachments, if any, from or on ed by us this 7th day of May, 2003. /f/TERRY/SL,RVE7/3312123ektt,590 T121, R23 INVOICE NO. 65684 F.B.NO. SCALE: 1" 200' 0 Denotes Iron Monument Legal Description: The NE 1/4. Section 33, T121, R23, Wright County, Minnesota. Except the East 2163 feet thereof. Subject to Highway and any easements if record, if any. NO'IE:Sketch dimensions based on County Surveyor information no survey work has been done as of this date. ol I ( Signed t4c Charles F. Anderson, Minn. Reg. No.21753 or Gregory R. Prosch, Mim Reg No. 24992 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: Ronald J. Wagner, PE, City Engineer cc: Mike Robertson, City Administrator Judy Hudson, Cleric Dan Licht, NAC Andy MacArthur, City Attorney Larry Swenson, 8737 Parell Avenue Date: May 29, 2003 Re: Swenson Rezoning & CUP We have reviewed the applicant's request and have only one comment regarding engineering issues: 1. We recommend the City request right-of-way for CSAH 37 be deeded from its current 33' to 50' along the northern border of the property. Civil d'Municipal �� Engineering G:\Municipal\AOTSEGO2000\2500\2003\ot2500swebm, e&rveying 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 TO: Otsego Planning Commission FROM: John Glomski / Daniel Licht RE: Otsego —Maher; A-2 District Rezoning / Lot Size CUP REPORT DATE: 29 May 2003 APPLICATION DATE: 7 May 2003 NAC FILE: 176.02 — 03.14 CITY FILE: 2003 - BACKGROUND Mr. Tim Maher is requesting proposing to divide an existing residential dwelling from a 40 acre of property located at the southwest corner of MacAllister Avenue and 67th Street. The purpose of the subdivision is to allow for the sale of the dwelling while maintaining ownership of the balance of the property for future urban development when sanitary sewer and water services may be available. The subject site is currently zoned A-1 Agriculture Rural Service Area District and is guided for agricultural use within the Urban Service Area Reserve designated by the Comprehensive Plan. The applicant is requesting a Zoning Map amendment to rezone a 40 acre parcel from A-1 District to A-2, Agricultural Long Range Urban Service District. The rezoning is necessary to allow for subdivision of the residential dwelling to a parcel with less than 20 acres in area. Lots with less than 20 acres in area are allowed by conditional use permit in the A-2 District, which the applicant has also applied for. The division of one lot from the existing 40 acre parcel will be processed separately as an minor subdivision subject to approval of the Zoning Administrator. Exhibits: A. Site Location Map B. Site Survey Zoning. The subject site is zoned A-1 District and is currently utilized for a rural residential use. The A-1 District allows for residential uses at a density of one unit per 40 acres and such parcels created after October 2002 must have a minimum lot size of 20 acres. The applicant intends to divide the existing residential use onto a parcel less than 20 acres in size, which necessitates rezoning the property to the A-2 District. The A-2 District allows for lot sizes less than 20 acres in area by conditional use permit. Sections 20-3-2.17 and 20-4-2.F of the Zoning Ordinance lists the following factors for the City Council and the Planning Commission to consider when reviewing a request for a rezoning and conditional use permit: 1. The proposed action's consistency with the specific policies and provisions of the official City Comprehensive Plan. Comment: The Comprehensive Plan designates this area as Urban Service Reserve Area, where expansion of sanitary sewer utilities is expected at such time as the initial service district is saturated. The subject site abuts the West Sanitary Sewer Service District and the proposed division will facilitate eventual urbanization of the subject site. As such, the request is consistent with the growth management policies of the Comprehensive Plan. 2. The proposed use's compatibility with present and future land uses off the area. Comment: There will be no change to the current uses as a result of the request. Again, the applications will allow for eventual development with expansion of the West Sanitary Sewer Service District compatible with future uses in the area. 3. The proposed use's conformity with all performance standards contained within the Zoning Ordinance. Comment: The proposed minor subdivision will be required to conform to all performance standards of the City's development regulations. 4. The proposed use's effect upon the area in which it is proposed. Comment. There are no changes proposed to the existing use and no impact to the area is anticipated. 5. The proposed use's impact upon property values of the area in which it is proposed. Comment. Although no detailed study has been completed, no impact on the property values of the surrounding area are anticipated. 6. Traffic generation of the proposed use in relation to capabilities of streets serving the property. 2 Comment: The request will not impact existing traffic generation. 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 ability to service this site related to the application. Lot Size. The applicant has submitted a previously prepared survey that would divide the existing residential dwelling onto a 3.2 acre parcel with 327 feet of frontage to MacAllister Avenue. As previously stated, the applicant is requesting a CUP to allow for a residential lot size less than 20 acres in area in the A-2 District which is subject to the following conditions from Section 20-52-5.1-1 of the Zoning Ordinance: ■ Lot Size. Lots are required to be a minimum of one acre in size with at least 150 feet of frontage to a public street. The proposed lot meets these requirements. The subdivided parcel is also subject to a maximum lot size of 2.5 acres unless a larger area is dictated by the location of existing buildings or natural features. These conditions are absent on the subject site and the submitted survey should be revised to provide a lot for the existing residential dwelling with a maximum size of 2.5 acres. • Resubdivision. The Zoning Ordinance requires clustering of residential parcels within the Urban Service Area reserve and submission of a concept plan for utilization of all available development rights. As the proposed division is only dividing the existing buildings from the balance of the property, a resubdivision plan is not necessary. A deed restriction is to be placed on the balance of the parent parcel limiting additional subdivisions to three development rights, which would be subject to clustering and resubdivision requirements. • Utilities. The existing residential site utilizes an existing private well and septic system. No change to this system is anticipated as a direct result of this request. The existing system would be subject to the Wright County point-of-sale Ordinance if the property is sold. Park Dedication. The division of the existing 40 acre site into two parcels creates one new potential building site triggering park dedication requirements outlined in Section 21-7-18 of the Subdivision Ordinance. Satisfaction of park dedication requirements will be a cash fee in lieu of land equal to $2,100.00 paid prior to release of the minor subdivision for recording. Right -of -Way. The City Engineer should review the proposed minor subdivision to determine appropriate right-of-way dedication for MacAllister Avenue, if any. 3 CONCLUSION The proposed rezoning of the subject site to A-2 District and a CUP to allow a lot size less than 20 acres in area is generally consistent with the City's growth management policies and applicable performance standards. As such, our office recommends approval of the applications as outlined below. Decision 1: Zoning Map Amendment A. Motion to approve a Zoning Map amendment rezoning the subject site from 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 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 20 acres in area within the A-2, subject to the following conditions: 1. A revised survey is submitted with a minor subdivision application providing a lot for the existing buildings not to exceed 2.5 acres, subject to City Staff review and approval. 2. The parent parcel is deed restricted to allow not more than three potential development rights unless rezoned consistent with the provisions of the Comprehensive Plan. 3. The applicant shall pay a park dedication fee in lieu of land of $2,100.00 prior to release of the minor subdivision for recording. 4. Dedication of right-of-way for MacAllister Avenue is subject to review and approval of the City Engineer. B. Motion to deny the application based on a finding that the request is inconsistent with the Comprehensive Plan and Zoning Ordinance. PC. Mike Robertson Judy Hudson Andy MacArthur Ron Wagner Tim Maher 0 [Ac - N,] BASE MAP DAA PRO VDED B Y '==n Hakaron Andersson Assoc.,inc. PREPARED OCTOBER 2001 NOTE: THIS MAP IS FOR PLANNING PURPOSES ONLY AND SHOULD NO "f BE USED FOR EXACT MEASUREMENT" ON THE GREAT RIVER ROAD s ........... .. 6 rr7 ' i 6 o r BALANCE OF LAND � o / 1 O— 9 N 0'46'04' E • 505.77 327.,f? � I 1 H � I b Z u a En e � m — e a ` Y s V L-t-=:7--mr __._f•-I---_377—. f2-_ 0-'46'0-4_-----5057 - n ACALLISTEA AVEME R�m �: -'� � o�•�' � '#3� � "off LP 001-�Ij�F\'� \��� "�' �. 171 � �y• �' ro R � oav� u s4 x' a, W; ^ 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: Ronald J. Wagner, PE, City Engineer cc: Mike Robertson, City Administrator Judy Hudson, Clerk Dan Licht, NAC Andy MacArthur, City Attorney Tim Maher, 6633 McAllister Avenue Date: May 29, 2003 Re: Tim Maher Lot Split We have reviewed the applicant's request and have only one comment regarding engineering issues: We recommend the City request 40' of right-of-way along the east property edge as McAllister will likely become a minor collector in the future. Civil e'a'Municipal �� Engineering G:\Municipal\AOTSEG02000\2500\2003\ot2500tnatkgdtiSurveying for ITEM 3 -A - 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 RE: Otsego - Sunray Farms; Rezoning/Preliminary Plat REPORT DATE: 28 May 2003 APPLICATION DATE: 15 May 2003 NAC FILE: 176.02-03. CITY FILE: 2003 - 22 BACKGROUND Tollefson Development, Inc. has submitted plans for a 155 single family lot and one outlot subdivision to be known as "Sunray Farms". The subject site has a gross area of 59.4 acres and is located east of CSAH 19 and north of 70th Street. The subject site is guided for low density residential land uses within the west sanitary sewer service district by the Comprehensive Plan. The present zoning of the property Agriculture Rural Service Area consistent with the City's interim land use plan. Portions of the subject site are also within the Shoreland Overlay District of Otsego Creek, which is a designated tributary waterway. The applicant has requested consideration of a Zoning Map amendment rezoning the subject site to R-6, Residential Townhouse, Quadraminium, and Low Density Multiple Family District and preliminary plat approval. Exhibits: A. Site Location. B. Preliminary Plat. C. Preliminary Grading Plan. D. Preliminary Utility Plan. ANALYSIS Zoning. The subject site is currently zoned A-1 District consistent with the provisions of the Comprehensive Plan regarding interim land use until sanitary sewer and water services are available. Areas of the subject site within 300 feet of the centerline of K 4 Otsego Creek are also within the Shoreland Overlay District, which must be shown on the preliminary plat. The applicant has proposed the subject site be developed under the requirements of the City's R-6 District, which allows for small lot single family residential uses as a permitted use. Section 20-3-2.F of the Zoning Ordinance guides the City Officials to consider the following factors in their evaluation of the Zoning Map amendment: The proposed action's consistency with the specific policies and provisions of the official City Comprehensive Plan. Comment: The Comprehensive Plan guides the subject site for low density residential uses which is defined as a density of less than four units per gross acre. The proposed development has a gross density of 2.6 dwellings per acre. As such, the type of use and density is consistent with the direction of the Comprehensive Plan. 2. The proposed use's compatibility with present and future land uses of the area. Comment. The subject site is surrounded by the following uses: Direction Land Use Plan Zonin Map North AA/HD Residential INS District LD Residential R-6 District East LD Residential -CD--R A-1 District South —es i d e n t i —al A-1 District West Commercial A-1 District Existing Use WWTP Park Single Family Agriculture Agriculture Agriculture The subject site abuts the planned waste water treatment plant site, public park and Arbor Creek preliminary plat to the north. Existing land uses on all other sides is currently agricultural, but planned for urban development within the west sanitary sewer service district. The proposed R-6 District zoning is consistent with the grid character of the adjacent Arbor Creek subdivision south of Otsego Creek and provides for an appropriate transition to more intensive commercial use planned to the west along CSAH 99. The proposed use's conformity with all performance standards contained in the Zoning Ordinance (i.e., parking, loading, noise, etc.). Comment: The proposed preliminary plat will be required to conform to all applicable provisions of the Zoning Ordinance, Subdivision Ordinance and Engineering Manual discussed further in this report. The proposed use's effect upon the area in which it is proposed. 2 Comment: The proposed preliminary is the first phase of development south of the planned waste water treatment plant. This project will initiate extension of trunk service lines from the treatment plant to serve other properties and utilize available infrastructure capacities. 5. The proposed use's impact upon property values of the area in which it is proposed. Comment: Although no study has been completed, the proposed use is not anticipated to negatively impact area property values. 6. Traffic generation by the proposed use in relation to the capabilities of streets serving the property. Comment: Primary access to the preliminary plat initially will be to CSAH 19. This roadway is designated as a minor arterial roadway by the Comprehensive Plan with adequate capacity for the proposed development. Future street extensions will provide for access to 70t Street and Maclver Avenues to provide other access opportunities and traffic dispersal. 7. The proposed use's impact upon existing it parks, schools, streets, and utilities and its bpotential to overburdenthe including service capacity. tY Comment: The proposed use is not anticipated to have a negative impact to the City's service capacity as the level of development is consistent with the Comprehensive Plan. Grading and Drainage. A preliminary grading plan has been submitted for review by the City Engineer. The proposed subdivision design maximizes lots by eliminating two wetlands along the southern portion of the property. Wetland Conservation Act requirements and Section 20-16-9.E.3 of the Zoning Ordinance directs that all measures are to be taken to avoid impacts to wetlands. Consideration should be given to a subdivision design that takes more into account protection of these natural features unless it is determined by the City Engineer that the wetlands have marginal value. The grading plan must also be revised to identify the 20 foot natural buffer area required around designated wetlands to be overlaid by conservation easement as required by Section 20-16-9.E of the Zoning Ordinance. Blocks. Block length is limited to a minimum of 300 feet and a maximum of 1,200 feet per Section 21-7-3 of the Subdivision Ordinance to ensure safe and convenient access within and between neighborhoods. Block 2 does not meet the minimum block length requirement in part due to an access made available to the park property to the north. This issue is discussed under park dedication. Block 1 exceeds the maximum block length limit, but is appropriate due to Otsego Creek, the WWTP site, park site and the need to minimize accesses from the commercial area into the subdivision. Block 6 also exceeds the maximum block length limit and should be revised to provide an additional street connection to the east plat line in the area of Lots 10 and 11 of Block 6. Lot Requirements. The following table outlines the applicable minimum lot requirements for the proposed preliminary plat: District Minimum Lot Area Minimum Lot Width R-6 District 9,000 sf. 60 ft. Shoreland District n/a 75 ft. Cul -De -Sac Turnaround n/a 75 ft. All of the lots meet the minimum R-6 District setbacks. The preliminary plat must be revised to illustrate the boundaries of the Shoreland Overlay District and demonstrate that all lots within that District meet the minimum lot width requirement at the front and rear of the lot per Section 20-93-11.A of the Zoning Ordinance. Lots 20-24 of Block 7 meet the minimum width requirements for lots fronting on a cul-de-sac turnaround, which is 125 percent of the zoning district minimum per Section 21-7-6.A.3 of the Subdivision Ordinance to ensure adequate driveway spacing and snow storage. Setbacks. The preliminary plat identifies basic setback requirements, which are also shown on the grading plan: Front Side Rear Wetland OHWM Corner Interior 35 ft. 35 ft. 10 ft. 20 ft. 40 ft. 50 ft. Application of the wetland setbacks, which is not identified on the preliminary plat but required by Section 20-16-9.E.4.b of the Zoning Ordinance, limits the potential building envelopes on Lots 5-8 of Block 1 and may require revision to the preliminary plat. All other lots have appropriate building envelopes. Access. The preliminary plat is to be accessed via a roadway extended from CSAH 19 to the west line of the preliminary plat. The intersection of this roadway to CSAH 19 is more than one-quarter mile north of 70th Street for proper spacing. The City Engineer and Wright County must review the intersection location to determine if it is appropriate and aligns with the planned intersection on the west side of CSAH 19 to be extended from the Kittredge Crossing preliminary plat. The construction and dedication of right-of-way for this roadway divides an existing parcel to the west of the subject site, which should be incorporated as part of the preliminary plat as two outlots. Construction of this roadway must be to the commercial street standard in the Engineering Manual and will be the responsibility of the applicant. As the access to CSAH 19 will be the only access to the subdivision until such time as additional connections are made to new development in adjacent parcels, the street is proposed with a center median to ensure access. The median also provides a gateway to the residential area signaling a transition from the planned commercial uses along E CSAH 19. Additional street connections are proposed to the north to connect to the Arbor Creek preliminary plat, the east and to the south. All of the streets within the proposed preliminary plat are to be public with 60 foot rights- of-way consistent with the Engineering Manual. The preliminary plat must incorporate the City's updated urban street section with sidewalks to be installed on one side of the street as recommended by our office on Exhibit B. Streets are to be named in accordance with the City's adopted grid pattern and all street designs are subject to review and approval of the City Engineer. Outlots. The preliminary plat includes one outlot designated as park. This parcel is entirely encumbered by wetlands or stormwater drainage ponds making it unsuitable for satisfaction of park dedication requirements outlined by Section 21-7-18 of the Subdivision Ordinance. The applicant may dedicate and the City may accept the parcel for storm water drainage purposes effectively combining it with the abutting WWTP site to the north. Landscaping. No landscaping plan has been submitted for the preliminary plat. We would recommend that the Planning Commission and City Council require a landscape gateway at the entrance to the development to further distinguish the neighborhood from the adjacent commercial area. We would also recommend that a landscaped bufferyard be required at the rear of Lots 1-3 of Block 1 consistent with that required for double frontage lots along major roadways to provide screening from the future commercial area to the west. Park Dedication. Land was designated for a neighborhood park as part of the Arbor Creek preliminary plat that abuts the north line of the subject site. Additional land from the subject site should be dedicated in the area of Lot 1 Block 2, the right-of-way extended to the north plat line and a 24.9 feet of width from Lot 23 Block 1 to provide a wider southern entrance to the park. This 180 foot by 130 foot parcel should be platted as an outlot. Dedication of this 0.54 acres of land is 9.4 percent of the required 5.9 acres per Section 21-7-18.1-1 of the Subdivision Ordinance (exclusive of the commercial land). The balance of the park dedication requirement will be satisfied as a cash fee in lieu of land as provided for by Section 21-7-18.K of the Subdivision Ordinance. This fee equals $1,903 per dwelling unit paid at the time of final plat based on the current fee of $2,100 per dwelling. Utilities. Plans for sanitary sewer and water utilities have been submitted. These plans provide for the extension of trunk sewer and water service within the roadway extended from the west plat line to CSAH 19 for future connection of the planned commercial uses. All utility plans are subject to review and approval of the City Engineer. Easements. Section 21-7-15 of the Subdivision Ordinance requires 10 foot wide drainage and utility easements at the perimeter of all lots, which may be overlaid on side lot lines. These easements are shown on the preliminary plat. Easements are also 5 required over all waterways, wetlands, and ponding areas not dedicated to the City. All easements are subject to review and approval of the City Engineer. Development Contract. Upon approval of a final plat, the applicant must enter into a development contract. The development contract specifies that sanitary sewer capacity is reserved only to those developments final platted that have paid for such services consistent with the policies of the Comprehensive Plan. The development contract is subject to review and approval of the City Attorney. CONCLUSION The proposed preliminary plat provides for a compact urban single family neighborhood consistent with a transition to the commercial uses to the west and the approved Arbor Creek preliminary plat to the north. If the Planning Commission and City Council concur that the proposed land use is appropriate, the Zoning Map amendment may be approved. Technically, the proposed preliminary plat is generally consistent with the City's development regulations. The majority of the issues to be addressed are minor in significance and can be resolved prior to final plat application. A potentially significant issue remains the impact of the subdivision design to protected areas of the property such as wetlands or areas within the Shoreland Overlay District. Therefore, our office recommends approval of the applications as outlined below. Decision 1 - Zoning Map Amendment A. Motion to approve rezoning the area of the subject site from A-1 District to R-6 District as consistent with the policies of 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. C. Motion to table the application. Decision 2 - Preliminary Plat A. Motion to approve the preliminary plat of Sunray Farms, subject to the following conditions: 1- Approval of the preliminary plat shall not guarantee access to sanitary sewer service. The City shall only allocate sanitary sewer capacity to approved final plats with signed development contracts to assure the City of timely development. 2. The preliminary plat is revised to illustrate the boundaries of the Shoreland Overlay District from Otsego Creek. rel 3. The preliminary plat is revised to include the lands adjacent to CSAH 19 as outlots and dedication of right-of-way. 4. The preliminary plat is revised to provide an additional street connection to the east plat line in the area of Lots 10 and 11 of Block 6. 5. The preliminary plat is revised to provide for the natural vegetation buffer and principal building setback from wetlands required by Section 20-16- 9.E.4.b of the Zoning Ordinance and make necessary adjustments to Lots 5-8 of Block 1 to allow for an appropriate building envelope, subject to review and approval of City Staff. 6. Construction of a roadway intersecting CSAH 19 shall be subject to review and approval of Wright County and the City Engineer. All local through streets shall have sidewalks as recommended by the City Planner and all street designs are subject to review and approval by the City Engineer. 7. A landscape plan providing for a gateway treatment at the residential neighborhood entrance from CSAH 19 and landscape bufferyard on Lots 1-3 of Block 1 shall be submitted subject to review and approval of the City Council with the final plat. 8. The preliminary plat is revised to dedicate approximately 0.54 acres of land in the area of Blocks 1 and 2 for park dedication purposes. The balance of required park dedication shall be as a pro -rated cash fee in lieu of land paid at the time of final plat approval. 9. All grading (including wetland impacts), utilities, easements, streets and rights-of-way shall be subject to review and approval of the City Engineer. 10. The applicant shall enter into a development contract upon approval of a final plat, paying all fees and securities, subject to review and approval of the City Attorney. 11. Comments of other City Staff. B. Motion to deny the application based on a finding that the request is inconsistent with the policies of the Comprehensive Plan, Zoning Ordinance and Subdivision Ordinance. pc. Mike Robertson Judy Hudson Andy MacArthur Ron Wagner Patty Fowler Wayne Fingleson David Slavik Jason Osberg / Jay Hill 6 1 ON THE GREAT RIVER ROAD a Nyj 1 AB 07M77N7 yyf 1B NMNtlO s !L i � 9 1° ��115`Wl 19 ...UUU S e% W+ieni 1°1530 o I i el o 31'10 isoun sw V 9rlotla.tl • .°Itl •11 iWl AIV.. 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'/ 0 I � - �S�fs,T � 9���$�-. SFJ Y,,/A�,y� ��� � �'/^ii \` � �, ` �Jr. 11 II '��.. �• �// ``"��.OI "' Y{:'4Y�'T'x✓L�y ii� .�� // . . 11-!!%,'.i� " N` ��},ra •,.1E7'}�,n 'r^,.� i r/t0 \rr/��• ��s,+�z�-�.-�a�"•• \I\ n. "�I .r� ��_/� ' � � ,�� '�� .i-� all / \IA r/ Ire- _ � ••\\ � `;\` '/ � � ..1/ _---- i�.� H `♦r // 11 'r___I- \, \ i \ -a ,r � a ♦ I/ II N 'I ' 1 •III /// �,� •1 ___ -------------------- _ I ,• J I � I I 1 , I I I I I I I ---------- - - --- lr o — — — — � J I l -------- Review No. 1 ENGINEERING REVIEW Hakanson Residential Subdivision AAssoc., In 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: May 29, 2003 Proposed Development: Sunray Farm Addition Street Location of Property: A portion of the southwest 1/4 of Section 25, T121 N, R24W, 57.4 acres, north of 70"' Street NE, east of LeBeaux Avenue NE, and west of MacIver Avenue NE. Applicant: Jason Osberg Tollefson Development, Inc. 17271 Kenyon Avenue Suite 103 Lakeville, Minnesota 55044 (952) 435-1010 Developer: Tollefson Development, Inc. Owners of Record: Slavik Family LLP Purpose: Sunray Farm Addition is a proposed 11 block residential development on 57.4 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 G:\Municipal\AOTSEGO2000\2264\ot2264REV1.doc TABLE OF CONTENTS INFORMATION AVAILABLE PRELIMINARY PLAT STREETS TRAFFIC/ACCESS ISSUES WETLANDS SURFACE WATER MANAGEMENT ENVIRONMENTAL SANITARY SEWER COLLECTION SYSTEM WATER DISTRIBUTION SYSTEM GRADING, DRAINAGE, AND EROSION CONTROL SUMMARY AND/OR RECOMMENDATION G:Wunicipal\AOTSE GO2000\2264\ot2264REV 1.doc INFORMATION AVAILABLE Boundary and Topographic Survey, 5/9/03, by John Oliver & Associates, Inc. Preliminary Plat, 5/13/03, by John Oliver & Associates, Inc. Preliminary Grading and Drainage Plan, 5/13/03, by John Oliver & Associates, Inc. Preliminary Utility Plan, undated, by John Oliver & Associates, Inc. City of Otsego Engineering Manual, 2003 Update 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.5). 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 21-6-2.8.11). 8. The locations and widths of pedestrian ways shall be shown on the plan (Section 21-6- 2.C.2). 9. 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). 10. Outlot A cannot be a park as shown. It is shown as being a wetland and a stormwater pond. G:\MunicipaMOTSEGO2000\2264\ot2264REV1.doc STREETS 1. The minimum roadway centerline curvature shall be 250' radius. The curve between Blocks 1 and 3 is shown at 160 feet and does not meet this requirement (Section 21-7- 7.6). 2. 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. Depending on access conditions, either a barricade or 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). 3. The proposed right-of-way is primarily 60 feet in width. One right-of-way is proposed to be 110 feet in width. Street section details shall be provided to show the distance between property lines and street design. 4. Show rock entrance drive location(s) on plan view. 5. Two street section details shall be illustrated. Show both the 60 foot wide right-of-way detail and the 110 foot wide right-of-way detail and their specific requirements. TRAFFIC/ACCESS ISSUES The street that extends westerly to LeBeaux Avenue NE needs to be evaluated for access; as to whether turn lanes, bypass lanes and traffic controls are warranted. WETLANDS 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). Specifically, two possible wetlands shown on the south side of the property are proposed to be filled. 2. A protective buffer of natural vegetation at least 20 feet wide from the delineated edge shall surround all wetlands. A principal building setback of 40 feet from the delineated edge of all wetlands or 20 feet from the protective buffer easement, whichever is greater, shall be provided. These boundaries need to be shown. (Section 20-16-9.E). 3. A wetland delineation report shall be submitted for review, and verified by Wright County. SURFACE WATER MANAGEMENT A complete stormwater drainage report shall Otsego Engineering Guidelines, Appendix C, Requirements for Developer. G:\Municipal\AOTSEGO2000\2264\ot2264REV 1.doc be submitted as outlined in the City of Policy on Stormwater Drainage Submittal 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. 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. 2. Access routes shall be provided to each structure (minimum 10' width). WATER DISTRIBUTION SYSTEM 1. Hydrants will be required on the street that extends westerly to LeBeaux Avenue NE, spaced every 300 feet if commercial development is proposed 2. Water system valves shall be placed at tees, crosses, and on straight pipe runs longer than 800 feet, and as directed by the engineer. 3. We recommend the watermain be looped between Blocks 5 and 9. 4. Watermain needs to be extended between Lots 19 and 20, Block 1, for additional routing. 5. Pipe oversizing may need to be required to extend service to other areas. The exact route needs to be finalized. GRADING DRAINAGE AND EROSION CONTROL 1. Grading plans must be submitted at 1" = 50' scale. 2. Storm sewer utilities shall be shown on the plans. SUMMARY AND/OR RECOMMENDATION 1. We recommend the above comments be addressed prior to approval. G:\MunicipaMOTSEGO2000\2264\ot2264REV1.doc