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07-21-03 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 - updated TO: Otsego Planning Commission FROM: Daniel Licht, AICP RE: Otsego - Sunray Farms; Rezoning/Preliminary Plat REPORT DATE: 16 July 2003 ACTION DATE: 11 September 2003 NAC FILE: 176.02 — 03.18 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 subect site has a gross area of 59.4 acres and is located east of CSAH 19 and north of 70t 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 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 City Officials to consider the following factors in their evaluation of the Zoning Map amendment: 7 3. 4 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. 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 M/HD Residential LD Residential INS District R-6 District WWTP Park Single Family East LD Residential A-1 District Agriculture South LD Residential A-1 District Agriculture West Commercial A-1 District 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 19. 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. 0 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 public services and facilities including parks, schools, streets, and utilities and its potential to overburden the City's service capacity. Comment: The proposed use is not anticipated to have a negative impact to the City's service capacity as the level of development is consistent with the Comprehensive Plan. Grading and Drainage. A preliminary grading plan has been submitted for review by the City Engineer. The proposed subdivision design eliminates two wetlands along the southern portion of the property, which the applicant believes do not qualify for protection under the Wetland Conservation Act and Section 20-16-9.E.3 of the Zoning Ordinance. The applicant's soil information and wetland delineation report have been submitted to Wright County Soil and Water Conservation Service for evaluation. Approval of the grading plan and subdivision design will be contingent upon a determination by Wright County Soil and Water Conservation and the City Engineer that the wetlands have marginal value. If significant changes to the plat are required by Wright County Soil and Water Conservation, the revised preliminary plat can be brought back to the Planning Commission as part of a final plat application. 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. 3 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. I 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. El The construction and dedication of right-of-way for this roadway divides an existing parcel to the west of the subject site. Because of enrollment in a green acres program, the right-of-way will be dedicated and a deed restriction placed on the parcel preventing further development until rezoned. 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 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. 5 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 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. The proposed preliminary plat is generally consistent with the City's development regulations. 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, which is subject to City and County reviews. 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. 2 Decision 2 - Preliminary Plat A. Motion to approve the preliminary plat of Sunray Farms, subject to the following conditions: Approval of the preliminary plat shall not guarantee access to sanitary sewer service. The City shall only allocate sanitary sewer capacity to approved final plats with signed development contracts to assure the City of timely development. 2. The preliminary plat is revised to illustrate the boundaries of the Shoreland Overlay District from Otsego Creek. 3. The parcel adjacent to CSAH 19 shall dedicate right-of-way for a public street from the preliminary plat to CSAH 19 and shall be deed restricted to prevent additional principal uses from being developed until the property is rezoned 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. Wetland impacts shall be subject to review and approval of Wright County Soil and Water Conservation and the City Engineer. 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. 7 10. All grading, utilities, easements, streets and rights-of-way shall be subject to review and approval of the City Engineer. 12. The applicant shall enter into a development contract upon approval of a final plat, paying all fees and securities, subject to review and approval of the City Attorney. 13. Comments of other City Staff. B. Motion to deny the application based on a finding that the request is inconsistent with the policies of the Comprehensive Plan, Zoning Ordinance and Subdivision Ordinance. pc. Mike Robertson Judy Hudson Andy MacArthur Ron Wagner Patty Fowler Wayne Fingleson Jason Osberg Jay Hill David Slavik ON THE GREAT RIVER ROAD Ca ,.,Nwrs before ai99"19 I GOr-TIER STATE Q—NE CALL Twin Citi .s Area 551-454-0002 I MN. 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TW Fra* 1 -BW -252-1166 I I� IOL -- m � � OLE sa £Eol2 S3frppi- TESs3 MI isy• TLI v % Y t� N U z_ z O 1a z a <W o �o LL w o � z a� o zo I z LL L w VT J V- O oo' 200'' EXHIBIT C RALE Ix FEET _ 1 uu 1 I 1 I MADING II MOM CONTROL NOTFS \ I \ T • INSTALL MOSJON CONTROL AND TREE PNOTECT)N MEASMES BEFORE \_ 1 KOHN" 9TE ORADnC ACTIVITIES. SOME EROSION CONTROLS SUCH AS \ L BALE CNECIS AND RMPORMY SILT PONDS MAY BE INSTALLED AS CARDING OCCURS IN ME SPECRTC AREA. MAINI.M EROSION CONTROLS ( \1 ES OUGIWT ME GRADNG PROCESS AND REwoA WREN RMF HAS BEEN ESTABLISHED. \ +\ _- • CONTRACTOR TO ADERE TO ALL REOUREMENIS DF RIE MINNESOTA \�\ \ \1\\ \\ +1 MIJ POLLUTION CONTROL AGENCY FIR E.S. PERMIT, WCLUDWG THE REQUIREMENT TO MINIMIZE ME AREA DISTURBED BY GRADING AT ANY OVEN TIME AND TO COMPLETE TURF RESTORATION WTHIN THE TIME REWIRED BY THE PFFMIT AHEM COMPLETION OF ORAONG OF AN AREA. \ 1 + A ALL EAPOSEO SOL AREAS WTIYM 100 FEET OF A wATEl OF ME SIAM OR ANY STORMWARR CONVEYAwCE SYSTEM WIICH IS CONNECTED w U TO A WA TEA of THE STATE MUST BE STABILIZED WDIW T DAYS (STEEPER THAN } I I . \ LOPES). 14 DAYS (IQ I TO 5:I SLOPES). OR 21 DAYS (FLATTER MAN • ALL CONSTRUCTION ENTRANCES SHALL BE SIMFACED WINCRUSIIE RDCX 1 -CONSTRUCTION ACROSS FULL wOM FROM MTRANCE POINT TO 50 FEET INTO Wp ZONE. SEE DETAIL. J' IIIw I \ • CONTRACTOR SHALL STRP. STOCNPNE ANO RE -SPREAD E4SRNG OR -SIE TOPSOL TO FROMM A UNIFORM MICWNESS W ALL DISMRBED AREAS M BE SODDED OR SEEDED. EA[EPT NEW BQUlEVMO AREnS BETWEEN THE STRES5EgqiLL NGHtCCOOEF WAY AND PROPOSED BACK OF STOC. E. _ �' -+ FOR RCEUSRpB. BWlFvTHSTA�OA�S AiiER PNIVIIERIAND OFUnu ME yRv10E URGES . EAISTNG GRANULAR MATERIALS SIAL BE SEGREGATED AND STOLTEPILED FOR REUSE ON-SITE. ' / '' • GRADES S.— ARE RMSIEO GRADES. E . FINAL ORADWG TOLERANCES ARE x0.2 FEET OF PLAN GRAPESGRADE _ LOTS TO FROW)E A ALMT DEEP ALONG PROPOSED PROPERTY UNLESSSPALLYASIOwN OTHERWSE BY DRAINAGE ARROWS. UNDER PAVEMENTS COMPACT THE UPPER THREE FEET OF SUBGRADE TO IOOX STANDARD PROCTOR TcD DENSITY AT OPTIMUM MOISTURE CONTENT AND 95X STADARD PROCTOR DENSITY BELOW ME A ) \ WPM THREE FEET OF SUBGRAOE, OUTSIDE OF PALEMENT AREAS COMPACT ENSA-DENTS TO 95% STANDARO PROCTOR DMSTY. / / • TURF RESTORATION 15 SEEDING W ACCORDANCE WTH MIDDY SBJI. SEED IS L ( MOIRE 90B AT 50 POUNDS PER ACRE TME 1 MULCH AT W. COVERAGE WM Ox A1NODp NEILAIO 1 �' 1 SEEDNC IS 4NOOT MATURE 258 AT 25 POUNDS PER ACRE UPLAND BUFFER IS MNDOT SB AT O0 POUNDS PER ACRE. WM iWOt / BLMIET. (INSTAL], ONLY WENS GRQUTD 15 DSNNBEO) N1 AREAS ME TO RECOVE TYPE I MULCH AND IsANCHGr OR I%, BSEEDED _\�\� �� • \\\\� n�� + SSLOPE IIALLSBETSEEDED AND"Aw00o NEER BL—ETwSTALLFp OR MAY BE HYDROSEEDED VATH FAGDFER MULCH +` \\ \\+�;� \ x ; ;; \\\ V • NORMAL WATER ELEVATION 15 AN DDIKERWG RRM RELATED TO THE V%UMEMIC OR CAPACITY / OR HYDRAULIC OPERATION OF A PONDING MEA. IT DOES NOT IMPLY A `y' \ '\ \!,\\\\1\ CAL ELEVATION WMW ME PONDNG AREA. OR MAT wATER MILL BE RETAnEO IN THE PWDHG AREA ON A NORMAL BASIS. •INLET PROTECTION IS TO BE USED DURING CONSTRUCTION. SEE PETAL R \ \II • LOIYEST FLOOR ADJACENT TO POND OR WETLAND. WOHER Gi 3.0 FEET 1I V1 11 ABOVE FOM& WATER UAL OR 1 0 FEET ABOVE HIGH PARA LE,, L - 1 \ 1 LOWST WE*" (DOOR OR WIDOW) 10 FEET ABOVE EMERGENCY OVERFLOW ELEVATION (EO.F.) \y WI ITT M GARAGE NWMVE UY 1.5 FEET OTOP OF CURB AT ONKWAY, LOS .A..UM DE GRA I I� IOL -- m � � OLE sa £Eol2 S3frppi- TESs3 MI isy• TLI v % Y t� N U z_ z O 1a z a <W o �o LL w o � z a� o zo I z LL L w VT J V- O oo' 200'' EXHIBIT C RALE Ix FEET 1 , Ifl OUTLOT A 2 II � 1WrR/_ -_1-_6 I i_1 -_9- 1 20:121 01121 I -_2-_21I -_-2_3_ II . �I 1 "II_2 _I1"I1 317 J--2Ro --I i• ins "'r 15\ ..' _ d a ,s yam= -----� -- -----� --' I T 1 -``'I I, 6 111 ii -.6 ' I 7 1; .I I I7 I; 1--413 --i r--- r--- r----- r--- 7 I '1 5 B I " 5 8 i; I ya44x 126 i( '---- -----11 -----' -----' 1 ! -- ' -- --' '1 ' lO '1 4 '®9 I. 'I , I I 6 --' 39 3 10 I, 3 lo ' 1 -I - -' I -1 'L 10 7 I OUT TA -----' ��-- I----=-� li---- ---- ------ I---- P r_.2 1 1 10 i 1 2 i s 11 i; �. 2 i' r� • \\\ 9 I. Ij . 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Submitted to: Honorable Mayor and City Council cc: Mike Robertson, Administrator Judy Hudson, City Clerk, Dan Licht, City Planner Andy MacArthur, City Attorney Jason Osberg, Tollefson Development, Inc. Jay R. Hill, PE, John Oliver & Associates, Inc. Reviewed by: Ronald J. Wagner, P.E. Jeff Elliott, PE Date: July 9, 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 70th 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 12 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 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 GAM INFORMATION AVAILABLE Boundary and Topographic Survey, 5/9/03, by John Oliver & Associates, Inc. Preliminary Plat, 6/26/03 and 6/27/03, by John Oliver & Associates, Inc. Grading, Drainage & Erosion Control Plan, 6/26/03, by John Oliver & Associates, Inc. Preliminary Utility Plan, 6/13/03 and 6/26/03, 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. Wetland Delineation Report, 6/9/03, by Acorn Environmental Consultants, Inc. Report of Geotechnical Exploration and Review, 6/14/03, by American Engineering and Testing, Inc. Preliminary Drainage Calculations, 6/26/03, by John Oliver & Associates, Inc. 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. Location, dimensions, and purpose of all proposed easements shall be shown on the plan (Section 21-6-2.C.5). STRFFTS 1. 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. G:\Mun icipai\AOTSEG02000\2265\W2265REV2.doc The City Engineer shall establish the construction standards. Construction of said streets shall be to the boundary of the plat (Section 21-7-5.E). 2. The proposed right-of-way is primarily 60 feet in width. The entrance right-of-way from CSAH No. 19 (LeBeaux Avenue NE) is proposed to be 80 to 125 feet in width. Street section details shall be revised to show the distance between property lines and street design, including pedestrian ways, boulevards, and clear zones. The street section details illustrated need to be updated to match the City of Otsego Engineering Manual, Revised 5/12/03. TRAFFIC/ACCESS ISSUES 1. The street that extends westerly to CSAH No. 19 (LeBeaux Avenue NE) needs to be evaluated for access; as to whether turn lanes, bypass lanes and traffic controls are warranted. WETLANDS 1. 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). 2. The submitted wetland delineation report shall be reviewed, and verified by Wright County. Submit a copy of the report to the County. SURFACE WATER MANAGEMENT 1. Access routes shall be provided to each of the skimmer structures and/or storm sewers (minimum 10' width). For example, between lots 10 and 11, Block 7; and between lots 5 and 6, Block 10; the access routes are missing. 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. Specifically, the trunk alignment currently terminates at the northwest corner of the project. The proposed trunk alignment should terminate at the west property line, approximately 365 feet south of the northwest corner. The trunk diameter has been revised to 27 inch diameter; and is currently designed at a 0.067 % grade, with a 0.10 foot drop through manholes. 2. Access routes shall be provided to each structure (minimum 10' width). GAM unicipaRAOTS EG02000\2265\ot2265REV2.doc WATER DISTRIBUTION SYSTEM 1. Water system valves shall be placed at tees, crosses, and on straight pipe runs longer than 800 feet, and as directed by the engineer. 2. A second watermain needs to be extended north for additional routing. 3. 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. The grading, drainage & erosion control plans are being reviewed and comments are forthcoming. Upgraded grading plans have been requested and are forthcoming. 2. The storm sewer utilities and preliminary drainage calculations are being reviewed and comments are forthcoming. Upgraded grading plans have been requested and are forthcoming. SUMMARY AND/OR RECOMMENDATION 1. We recommend approval contingent on the above comments. G:\MunicipaMOTSEGO2000\2265\ot2265REV2.doc ITEM 3 -2 - NORTHWEST ASSOCIATED CONSULTANTS, INC. 5775 Wayzata Boulevard, Suite 555, St. Louis Park, MN 55416 Telephone: 952.595.9636 Facsimile: 952.595.9837 planners@nacplanning.com MEMORANDUM TO: FROM: RE: REPORT DATE: NAC FILE: BACKGROUND Otsego Planning Commission John Glomski / Daniel Licht, AICP Otsego — River Place; Preliminary Plat 16 July 2003 ACTION DATE: 30 August 2003 176.02 — 03.10 CITY FILE: 2003- 30 Orin Thompson Homes, Inc. has submitted an application for a residential subdivision consisting of 67 single family lots and 80 attached townhouse units. The subject site is approximately 48 acres in size, including a 7 acre outlot located at the northeastern portion of the site. The subject site is located along CSAH 36, just east of Riverpoint 2nd Addition, abutting the Waste Water Treatment Plant (WWTP). The applicant presented a concept plan in April of 2003, at which time the City Council approved an amendment to the Comprehensive Plan expanding the east sanitary sewer district to include this area and also guiding the site for low and medium density residential development as is being proposed. The applicant is requesting to rezone the site from its existing A-1, Agricultural Rural Service District to a mix of R-4, Urban Single Family, and R-6, Residential Townhouse, Quadraminium, and Low Density Multiple Family District, a PUD -CUP for townhouse unit/base lot subdivision and preliminary plat. Exhibits: A. Site Location Map B. Comprehensive Plan C. Preliminary Plat D. Preliminary Grading Plan ANALYSIS Zoning. Applications for rezoning and PUD -CUP are evaluated based on the criteria established in Section 20-3-21 and 20-4-25 of the Zoning Ordinance respectively. The decision of the Planning Commission and the City Council on the requests are based upon, but not limited to the following factors: 1. The proposed action's consistency with the specific policies and provisions of the official City Comprehensive Plan. Comment. The subject site is located within the East Sanitary Sewer District and is designated for a mix of low and medium density residential development, consistent with the units per acre density of the proposed project. The overall density of the project, not including the potential WWTP expansion site is 3.6 dwellings per acre. This density is consistent with the City's definition of lot density residential land use. 2. The proposed use's compatibility with present and future land uses of the area. Comment. The site is located at the eastern edge of the Eastern Sanitary Sewer District. The site is surrounded by low density residential to the west, the Waste Water Treatment Plant (WWTP) to the north, agricultural to the east, and the crow river to the south. The (WWTP) may eventually expand to the east. The land east of Randolph Ave. is designated for a mix of medium density residential and commercial uses. As such, the site makes the transition from low density residential development to the east, to medium density development to west, which will eventually transition to a mix of commercial uses. 3. The proposed use's conformity with all performance standards contained within the Zoning Ordinance. Comment. The project will be required to conform to all applicable performance standards of the Zoning and Subdivision Ordinance. 4. The proposed use's effect upon the area in which it is proposed. Comment. The proposed use is consistent in character with the area in which it is proposed, serving to make the transition from lower density residential to commercial through the use of medium density townhouse development. 5. The proposed use's impact upon property values of the area in which it is proposed. Comment. The proposed use is not anticipated to negatively impact area property values. N 6. Traffic generation of the proposed use in relation to capabilities of streets serving the property. Comment: CSAH 36, between Randolph and State Highway 101 will see an increase in traffic however there shouldn't be a difficulty in handling this increase as the road is designated as a collector street with limited access. 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. The proposed use is not anticipated to have a negative impact to the City's service capacity as it is at an intensity anticipated by the Comprehensive Plan. The applicant is proposing 67 units of R-4, Residential Urban Single Family District, development in the north and western portion of the site and ten, eight unit townhouse "Lodges" totaling eighty (80) units at the southeastern portion of the site. These landuse designations are consistent with the future land use plan designation in the Comprehensive Plan. The townhouse elements of the project are subject to the requirements of the R-6, Residential Townhouse, Quadraminium, and Low Density Multiple Family District. This District allows for eight unit back-to-back style buildings as a permitted use, but a PUD - CUP is required to plat the dwellings in a unit and base lot configuration per Section 20- 17-10.0 of the Zoning Ordinance. From a land use standpoint, the proposed townhouse units are appropriate at the intersection of two collector roadways able to accommodate the traffic generated by the use as well as its ability to provide a buffer for the less intense single family uses to the west. Moratorium. Lands within the east sanitary sewer service district are subject to a subdivision moratorium for residential development, which applies to the subject site. The moratorium Ordinance approved by the City Council exempted those projects that had received preliminary plat approval, allowing continued final platting until the available sanitary sewer capacity is fully allocated. The Riverpointe development is one of the approved plats that are exempt from the moratorium. There are 44 lots remaining in the Riverpointe plat to be final platted. The applicant has asked that these 44 lots be transferred to the subject site. From a capacity standpoint the transfer is reasonable, though it should be noted that the City Engineer estimates that only 62 RECs remain available for new connections from the current 400,000 gallon per day capacity of the East Waste Water Treatment Plant. This development will reduce the capacity to 18 RECs. An ordinance affecting the transfer of development rights from Riverpointe to the subject site must be approved by the City Council. Future phases are to be restricted until a permit to expand (WWTP) is issued. 3 Access I Circulation. The subject site has frontage to CSAH 36 and there is a stub off of 55th street at the west property line connecting to the Riverpointe subdivision. The preliminary plat illustrates a future north -south collector street roadway intersecting with CSAH 36. The plat shows two local street connections to the north -south collector street (Randolph Avenue), which is a revision form the original concept plan. The concept plan had three connections to Randolph Avenue. The revision was made due to the requirement of Section 21-7-7.N of the Subdivision Ordinance, which requires at least 500 feet of spacing between street intersections to collector streets. The spacing between the southern most intersection and CSAH 36 meets this requirement. The preliminary plat illustrates an 80 foot right-of-way for the north -south collector street and 60 foot local street right-of-way with a 33 foot curb -to -curb paved street section. The original concept plan showed a 28 foot street section with sidewalk on one side along both Raintell Avenue and Ramier Avenue, which was consistent with the street design standards of the Engineering Manual. Staff would prefer that Ramiel and Raintell Avenue and 54th and 56th streets be designed with a 28 foot paved street width, with sidewalk on one side of the local street. The private drives to the townhouse units are 28 feet wide, consistent with the City's requirements for private drives serving four or more units. Three parking stalls are located at the end of each of the private drives. Staff has concerns with the ability of vehicles to adequately turnaround, in particular unit 7 of building J, units 7 and 8 of building K, unit 8 of building L, units 7 and 8 of building M, and units 7 and 8 of building N. The applicant should extend these sections of the private streets to provide room for adequate vehicle maneuverability. The City requires one-half stall per dwelling unit of additional guest parking for townhouse developments. Based on eighty units, 40 guest parking stalls are required. A total of 27 guest parking stalls have been provided. There is sufficient space on Ramslund Avenue to park 13 cars in proximity to the townhouse units, so additional guest stalls need not be provided. Lot Requirements. The proposed preliminary plat is subject to the following standards: R-4 Lot Area Lot Width Lot Depth Setbacks Lot Coverage Collector Street Front Side I Rear 12,000 75 100 65 35 1 10 20 30% R-6 Setbacks Setback Collector Front Side Rear Lot Area Lot Lot Depth Street from Width Private Drive 5,000 sf / du NA NA 65 1 35 10 1 20 25 ft IH The proposed preliminary plat generally meets the performance standards of the Zoning Ordinance. An issue noted at concept level was the need for a 25 foot setback to a townhouse unit from a private drive. The plans have been revised to meet this requirement. The lots on the cul-de-sac turn -around must exceed the zoning district minimum lot width standard by twenty-five (25) percent, equaling a lot width of 93 feet. Park Dedication. No land is proposed to be dedicated as part of the proposed development. The City discussed the appropriate means of park dedication at concept level and determined that a neighborhood park would be better suited if located to the north of the east waste water treatment plant. As such, park dedication requirements will be satisfied with a cash fee in lieu of land of $2,100 per dwelling unit or the current fee in effect at the time of final plat approval. Landscaping. The site abuts two collector streets, Randolph Avenue to the east and CSAH 36 to the south. Section 20-16-7.D of the Zoning Ordinance requires a bufferyard along these major street rights-of-way. The applicant should provide a landscape plan showing screening running east and west along CSAH 36 and north and south along Randolph Avenue. The bufferyard may consist of a combination of plantings, berms, and fences. Burial Mound. The applicant has identified an Indian burial mound on the subject site adjacent to CSAH 36. The burial mound is located with the common openspace of the townhouse development. Measures should be taken within the landscape/bufferyard plan that is to be submitted that serve to protect this area from intrusion. Utilities. The proposed preliminary plat provides a 10 acre site, east of the existing (WWTP) for future expansion. The existing access to the (WWTP) is to be removed and utilized as rear yards for the proposed single family lots. A temporary road is to be provided to maintain access to the treatment plant until such time as direct access to the north -south collector street is available. The main issue the applicant is seeking to avoid is occasionally driving sludge trucks through residential neighborhoods. The submitted utility plans including the suitability of the proposed access are subject to the review and approval of the City Engineer. Grading. The grading plan identifies an existing wetland at the eastern portion of the site, just north of the northern most townhouse structure. Wetlands require a 20 foot protective buffer at the perimeter, including a 40 foot principal building setback from the delineated edge per Section 20-16-9.D of the Zoning Ordinance. The private street for the townhouse structure extends into the 20 foot protective buffer by approximately three (3) feet. The engineer should make comment as to any negative affects the intrusion may have. The applicant may need to redesign the private street. 5 Building plans. The applicant not submitted detailed plans for the townhouse element of the project. Building plans and landscaping plans for the townhouse portion of the project must be submitted for review and approval by the Planning Commission and City Council. Development Contract. Upon approval of a final plat, the applicant is required to enter into a development contract with the City and pay all fees and securities. The development contract is subject to the review and approval of the City Attorney. CONCLUSION The proposed preliminary plat is generally consistent with the requirements of the Comprehensive Plan, the Zoning Ordinance, and the Subdivision regulations. The limitations on available capacity of the East Sanitary Sewer can be accommodated through the transferring of the applicant's development rights of the Riverpointe Subdivision, exempted from the residential subdivision moratorium, to the subject site allowing the proposed development to start construction. From a land use standpoint, the proposed preliminary plat provides an appropriate arrangement of land uses that will be compatible with the existing Riverpointe Development and wastewater treatment plant and future development patterns in the area. There are a few minor changes required to fully comply with the requirements of the City. These issues can be resolved as the project moves from preliminary plat to a final plat application. As such, we would recommend approval of the rezoning, the PUD -CUP allowing dwellings to be platted in a unit and base lot configuration, and preliminary plat subject to the conditions outlined below. Decision 1 - Zoning Ordinance Amendment A. Motion to approve a Zoning Ordinance amendment to rezone the subject site from A-1 District to a mix of R-4 and R-6 Districts based upon a finding that the request is consistent with the direction of the Comprehensive Plan. B. Motion to deny a Zoning Ordinance amendment to rezone the subject site from A-1 District to a mix of R-4 and R-6 Districts based upon a finding that the request is inconsistent with the direction of the Comprehensive Plan. C. Motion to table the application. Decision 2 - PUD -CUP and Preliminary Plat A. Motion to approve the PUD -CUP and Preliminary Plat for River Place based on a finding that the request is consistent with the requirements of the Comprehensive Plan, subject to the following conditions: 1. The developer is responsible for constructing the two local street connections to Randolph Avenue. Construction of Randolph Avenue is required prior to final platting more than 44 dwelling units. 2. All local streets are to be designed with a 28 foot paved street width, with sidewalk on one side of the street. 3. The private drives should be extended to provide ample room for adequate vehicle maneuverability from guest parking stalls. 4. Lots abutting the cul-de-sac turn -around are to be redesigned to have a lot width of 93 feet, exceeding the required lot width by (25) percent as required by the Subdivision Ordinance. 5. A per dwelling unit cash contribution is to be paid in lieu of land for park dedication at the time of final plat approval. 6. A landscape plan showing required screening along both CSAH 36 and Randolph Avenue must be submitted and approved by City Staff prior to final plat approval. The landscape plan must take measures to protect the Indian burial mound from intrusion. 7. A temporary road is to be provided to maintain access to the treatment plant until such time as direct access to the north -south collector street is available, subject to approval of the City Engineer. 8. The private street for the northern most townhouse structure is to be redesigned in a manner that doesn't extend into the 20 foot protective buffer around the wetland, subject to review and approval of the City Engineer. 9. Elevation and landscaping plans for the proposed townhouse structures are to be submitted and approved by the Planning Commission and City Council. 10. All grading, streets, easements and utilities are subject to review and approval of the City Engineer. 7 11. Upon approval of the final plat, the applicant must enter into a development contract with the City and pay all fees and securities. 12. Comments of other City Staff. B. Motion to deny the PUD -CUP and Preliminary Plat for River Place based on a finding that the request is inconsistent with the requirement of the Comprehensive Plan. C. Motion to table the application. PC. Mike Robertson Judy Hudson Andy MacArthur Ron Wagner Ray Baird ON THE GREAT RIVER ROAD LANE) USE PLAN EAST SANITARYSEWER SERVICE DISTRICT I ❑ Low Density Residential Medium/High Density Residential 0 Commercial 0 Industrial 0 Public & Semi - Public ZN AREA SERVED WITH PRIVATE SANITARY SEWER ADOPTED: 8 APRIL 2002 AMENDED: RES. 2003-46 on 28 APRIL 2003 I' NORTH NOTE: THIS MAP IS FOR PLANNING BASE MAP DATA PRO VIDED BY A PURPOSES ONLY AND SHOULD 171 tttttta Hdkanson NOT BE USED FOR EXACT A KJerson MEASUREMENT. Assoc., Inc. 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Submitted to: Honorable Mayor and City Council cc: Mike Robertson, Administrator Judy Hudson, City Clerk, Dan Licht, City Planner Andy MacArthur, City Attorney Ray Baird, Orrin Thompson Homes Robert Molstad, PE, Sathre-Bergquist, Inc. Reviewed by: Ronald J. Wagner, P.E. Jeff Elliott, PE Date: July 16, 2003 Proposed Development: River Place Street Location of Property: A portion of the north 1/2 of Section 1, T120N, R23W, comprising approximately 41 acres. The property is located north of CSAH 36, and east of Riverpointe Addition. Applicant: Ray Baird Orrin Thompson Homes 935 East Wayzata Boulevard Wayzata, Minnesota 55391 (952) 473-1231 Ext. 276 Developer: Owners of Record: Orrin Thompson Homes Estate of Elsie Lahn Purpose: River Place is a proposed 67 unit single family and 80 unit lodge home residential development in the City of Otsego, Wright County, Minnesota. The proposed development will be served with municipal water, sanitary sewer, storm sewer, and public streets typical of an urban setting. Jurisdictional Agencies: (but not limited to): City of Otsego, Wright County, Minnesota Department of Health, Minnesota Department of Natural Resources, Minnesota Pollution Control Agency, Wright Soil and Water Conservation District. Permits Required (but not limited to):NPDES G:VvlunicipaRAOTSEGO2000\2263\ot2263REV1.doc Page 1 ITEM 3.2 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:\MunicipalWOT5EGO2000\2263\ot2263REV1.doc Page 2 INFORMATION AVAILABLE Site Plan, 6/27/03, by Sathre-Bergquist, Inc. ITEM 3.2 Preliminary Plat, 1/22/02, by Otto Associates & 6/27/03, by Sathre-Bergquist, Inc. Preliminary Utility Plan, 6/26/03, by Sathre-Bergquist, Inc. Preliminary Grading Plan, 6/27/03, by Sathre-Bergquist, Inc. City of Otsego Engineering Manual, 2003 Update City of Otsego Zoning and Subdivision Ordinances, 10/14/02 National Wetland Inventory Map, 1991 2/10/100 -Year Stormwater Quality and Quantity Management Plan, 6/26/03, by Sathre- Bergquist, Inc. PRELIMINARY PLAT 1. The boundary of the plat needs to be clearly shown. 2. Sheet PP1 is not to scale. 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. Geotechnical data shall be submitted for review (Section 21-6-2.B.11). 7. The locations and widths of pedestrian ways shall be shown on the plan (Section 21-6- 2.C.2). STREETS 1. 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). G:WlunicipaRAOTSEG02000\2263\ot2263REV1.doc Page 3 ITEM 3.2 2. The proposed right-of-way is primarily 60 feet in width. One right-of-way is proposed to be 80 feet in width. Street section details shall be provided to show the distance between property lines and street design. 3. 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. 4. The street standards have been revised. The width of the streets needs to be reviewed. TRAFFIC/ACCESS ISSUES 1. The intersection of Randolph Avenue NE and CSAH 36 needs to be evaluated for access by Wright County; as to whether turn lanes, bypass lanes and traffic controls are warranted. 2. Options for the access to the wastewater treatment plant and well need to be addressed. WETLANDS 1. 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. Relocation/ adjustment of a private street may be required. (Section 20-16-9.E). 2. A wetland delineation report shall be submitted for review, and verified by Wright County. SURFACE WATER MANAGEMENT 1. All storm ponds shall be constructed as per City of Otsego Standard Plate No. 404 and shall utilize a skimmer structure. 2. Access routes shall be provided to each of the skimmer structures and/or storm sewers (minimum 10' width). 3. 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). GAM unicipaMOTS EG02000\2263\ot2263REV1.doc Page 4 SANITARY SEWER COLLECTION SYSTEM ITEM 3.2 1. Show sanitary sewer pipe direction and slope on the plans. 2. Access routes shall be provided to each structure (minimum 10' width). 3. The lift station needs to be further evaluated for proper sizing and depth depending on service area requirements. WATER DISTRIBUTION SYSTEM 1. Additional hydrants may be required in the med-high density area. GRADING, DRAINAGE, AND EROSION CONTROL 1. The grading, drainage and erosion control plans are being reviewed and additional comments are forthcoming. 2. Access routes shall be provided to each structure (minimum 10' width). 3. The storm sewer utilities and preliminary drainage calculations are being reviewed and comments are forthcoming. 4. The temporary grading haul road, through Outlot A, needs to be addressed. SUMMARY AND/OR RECOMMENDATION 1. Approval contingent on the above comments. G:\Municipal\AOTSEGO2000\2263\ot2263REV1.doc Page 5 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: FROM: RE: REPORT DATE NAC FILE: BACKGROUND Otsego Planning Commission John Glomski / Daniel Licht, AICP Otsego — Martin Farms; Rezoning / Preliminary Plat 15 July 2003 ACTION DATE: 18 August 2003 176.02 — 03.20 CITY FILE: 2003-28 Insignia Development, LLC has submitted a development plan entitled Martin Farms consisting of 927 dwellings on approximately 306 acres. The mix of dwelling units includes 502 small, traditional suburban and large single family lots, 185 townhouse dwelling units and 240 multiple family senior housing units. The subject site is located on either side of MacIver Avenue north of 70th Street. The subject site is zoned A-1, Agriculture Rural Service District. Portions of the site are also within the Shoreland Overlay District of Otsego Creek and the Section 30 wetland. The property is within the west sanitary sewer service district and guided for low density residential uses by the Comprehensive Plan. Development of the project requires the following applications: 1. Zoning Map amendment from A-1 District to R-4, R-6 and R-7 District. 2. PUD -CUP for multiple family and townhouse concept plans, Shoreland District development and private neighborhood recreational facilities. 3. Phase 1 Preliminary Plat of 430 units on 200 acres. 4. Environmental Assessment Worksheet (EAW). Exhibits: A. Site Location B. Development Plan C. Preliminary Plat Sections D. Grading Plan E. Utility Plan ANALYSIS Comprehensive Plan. The Comprehensive Plan guides the subject site for low density residential development. The Comprehensive Plan defines low density residential development as being less than four dwelling units per gross acre generally consisting of single family detached housing. City Staff discussed with the applicant the opportunity for higher intensity land uses near the intersection of MacIver Avenue and 70 Street. These two roadways will be major traffic carriers in the future and the proposed senior multiple family and townhouse uses are more appropriate than single family at these respective locations. The overall density of the development plan is approximately three units per gross acre, which is within the allowances of the Comprehensive Plan. EAW. The preliminary plat requires preparation of a mandatory EAW under Rules Section 4410.4300, Sudp. 19 for a project with more than 250 dwelling units and Subp. 36 for a residential development with lot sizes less than five acres that results in the permanent conversion of 80 or more acres of agricultural land. An EAW was prepared and published by the Environmental Quality Board on 23 June 2003. The 30 day comment period ends 23 July 2003. No comments have been received to date. As outlined in Section 20-38-3.D.4 of the Zoning Ordinance, the City is to base its decision on the need for an Environmental Impact Statement (EIS) on the information gathered during the EAW process and the comments received regarding 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 proposed development is subject to review for compliance with the City's Comprehensive Plan, Zoning Ordinance, Subdivision Ordinance and Engineering Manual, as well as the other agency applications outlined in Paragraph 8 of the EAW. Compliance with these policies and performance standards will mitigate any potential significant environmental effects, which are not anticipated. Staff recommends that preparation of an EIS not be required. 0A Zoning. The proposed development plan is to be implemented under the requirements of the City's R-4 District for traditional suburban single family lots, R-6 District for small lot single family lots and low density townhouse uses, and R-7 District for high density multiple family senior housing units. A PUD -CUP is also required to allow for the proposed multiple principal buildings for the townhouse and senior housing uses and the private recreation areas. Section 20-3-21 and 20-4-21 of the Zoning Ordinance outlines the following factors for the Planning Commission and City Council to consider as part of their decision on the Zoning Map amendment and PUD -CUP applications: 1. The proposed action's consistency with the specific policies and provisions of the official City Comprehensive Plan. Comment: The proposed development plan provides for a variety of housing types within the context of the low density residential designation guided by the Comprehensive Plan. The development plan includes small lot and traditional suburban single family lots, low density townhouse uses, and high density multiple family senior housing. The types of units proposed contribute positively to the balance of housing available within the west sanitary sewer service district and the City overall. 2. The proposed use's compatibility with present and future land uses of the area. Comment. The subject site is surrounded by the following existing or planned uses: The proposed development plan provides for an appropriate transition of land use intensity from west to east and south to north consistent with the overall character evolving within the west sanitary sewer service district. 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 plan will conform to all applicable development standards established by the City of Otsego. 4. The proposed use's effect upon the area in which it is proposed. 3 Land Use Plan Zoning Map Existing Use North LD Residential R-6 District Arbor Creek R-4 District Arbor Creek A-1 District Rural Residential East Agriculture A-1 District Rural South LD Residential A-1 District Rural Rural Residential West LD Residential R-6 District Arbor Creek R-3 District Meyer Addition The proposed development plan provides for an appropriate transition of land use intensity from west to east and south to north consistent with the overall character evolving within the west sanitary sewer service district. 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 plan will conform to all applicable development standards established by the City of Otsego. 4. The proposed use's effect upon the area in which it is proposed. 3 Comment: The proposed development plan represents a positive implementation of the policies and plans established by the Comprehensive Plan for the west sanitary sewer service district. 5. The proposed use's impact upon property values of the area in which it is proposed. Comment: Although no study has been completed, the proposed use is not anticipated to negatively impact area property values. 6. Traffic generation by the proposed use in relation to the capabilities of streets serving the property. Comment: The proposed preliminary plat is to be served by Maclver Avenue and 70th Street, which are designated as a collector street and minor arterial street respectively by the Comprehensive Plan. The City has planned for the upgrade of these roadways to accommodate traffic generated by development within the west sanitary sewer service district, including 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 anticipated to make use of available sanitary sewer and water infrastructure being constructed in the west sanitary sewer service district. The proposed preliminary plat allows for extension of these utilities within the west sanitary sewer service district for development of other parcels guided for urban use. Access. MacIver Avenue will be the primary means for reaching the subdivision. Eventual upgrading of 70th Street as a minor arterial roadway will provide secondary access to the development. Together with DR Horton, the applicant will construct MacIver Avenue from CSAH 37 northward as a 33 -toot wide street section, allowing the City to construct the remaining 13 feet at a future date. The City will collect a road impact fee based upon the engineering fee to fund the roadway improvements. The necessary right-of-way for upgrading MacIver Avenue and constructing 70th Street as outlined by the Subdivision Ordinance has been provided for on the development plan, except for that portion of MacIver Avenue included within the existing exception parcel. Access to MacIver Avenue by local streets internal to the subdivision is spaced at distances greater than 500 feet. All of the internal streets are public streets except for the internal driveways to the townhouse development. The local public streets meet the 60 foot right-of-way and 28 foot section design requirements outlined by the Engineering Manual. A sidewalk is shown on one side of all local public through streets. El Access points are provided between the subject site and surrounding parcels at several locations. The location of streets at the northwest corner of the plat must be revised to provide two extensions north into the Dale Beaudry property and connect with the planned extension from Arbor Creek. The access points between Arbor Creek and the subject site east of MacIver Avenue must also resolved with changes directed to the Arbor Creek preliminary plat. Internal circulation is also well laid out. Section 21-7-3.13 of the Subdivision Ordinance limits block length to not more than 1,200 feet. Blocks 1, 6, 13, 17 and 21 all exceed this limit. The tier of lots behind Block 15 and those abutting the north line of the townhouse parcel will also exceed the block length limit. Block 1 should be revised as noted above to provide access to the Dale Beaudry property. Block 15 should be revised to provide a west extension of Street 12 or a 30 foot wide trail corridor to Street 8, which will improve access to the private park. The length of Blocks 6, 13, 17 and 21 are due to wetlands and are acceptable. Single Family Lots. The overall development plan includes 502 single family lots, which is approximately 54 percent of the total dwelling unit count within the development plan. The lots range in size from 9,357 square feet to 77,012 square feet, with an average over 22,000 square feet based on the large parcels west of MacIver Avenue and Shoreland District lots. We have recommended applying the R-4 District and R-6 District development standards to the single family lots as shown on Exhibit B. The standards applicable within each district are as follows: All of the lots within the areas suggested to be designated as R-6 District exceed the minimum lot requirements. Blocks 5 and 6 on the west side of MacIver Avenue include 14 oversized parcels ranging in area from 39,056 square feet to 77,012 square feet. The size of the lots is related to wetlands in Block 6 and the desire of the Martin family to retain several large parcels for their own use. The area to be zoned R-4 District is generally in the northeast quadrant of the development. There are 58 lots within Blocks 7 to 17 that must be increased in size and/or width to meet the R-4 District requirements. Adherence to the base district lot requirements is consistent with the approach used for the adjacent Arbor Creek subdivision and will ensure an orderly land use transition from this development to surrounding parcels. Whereas approximately 45 percent of the single family lots east of MacIver Avenue shown on the preliminary plat are less than 12,000 square feet in area, revising the plat to meet the R-4 District lot requirements will also ensure a better balance of lot sizes. 5 Minimum Minimum Minimum Lot Area Lot Width Lot Depth Setbacks Front Side Rear Collector/ R-4District 12,OOOsf. 75ft. 100ft. 35ft. 10ft 20ft. Arterial 65ft. R-6 District 9,000 sf. 60ft. 100ft. All of the lots within the areas suggested to be designated as R-6 District exceed the minimum lot requirements. Blocks 5 and 6 on the west side of MacIver Avenue include 14 oversized parcels ranging in area from 39,056 square feet to 77,012 square feet. The size of the lots is related to wetlands in Block 6 and the desire of the Martin family to retain several large parcels for their own use. The area to be zoned R-4 District is generally in the northeast quadrant of the development. There are 58 lots within Blocks 7 to 17 that must be increased in size and/or width to meet the R-4 District requirements. Adherence to the base district lot requirements is consistent with the approach used for the adjacent Arbor Creek subdivision and will ensure an orderly land use transition from this development to surrounding parcels. Whereas approximately 45 percent of the single family lots east of MacIver Avenue shown on the preliminary plat are less than 12,000 square feet in area, revising the plat to meet the R-4 District lot requirements will also ensure a better balance of lot sizes. 5 Additionally, Section 21-7-6.A.3 of the Subdivision Ordinance requires lot widths at the turnaround of a cul-de-sac to be 125% of the zoning district minimum. The lots fronting the two cul-de-sacs at the northeast corner of the plat must be revised to be a minimum width of 94 feet. The northeast corner of the preliminary plat is within the Shoreland Overlay District of Otsego Creek and the Section 30 wetland, a natural environment lake. The boundaries of the Shoreland District must be shown on the preliminary plat and a tier density analysis submitted demonstrating compliance with the allowed number of units within the Shoreland Overlay District under the PUD -CUP. Senior Housing Units. The applicant has proposed development of Lot 1 of Block 8 and Lot 21 of Block 5 located at the northwest corner of MacIver Avenue and 70th Street with senior housing multiple family buildings. The four buildings would provide for approximately 240 dwelling units. This area is recommended to be zoned R-7, Residential High Density District, which allows for elderly housing as a conditional use. The PUD -CUP being processed with the preliminary plat is for concept plan approval of the elderly housing use and also the multiple principal buildings on each parcel. In specifying that the use is for elderly residents, not more than 10 percent of the units may occupied by people under the age of 55. A more complete development stage application will be required prior to construction of the actual sites. Section 20-17-9 of the Zoning Ordinance requires 1,000 square feet of lot area per unit. The lot area per unit of the combined senior multiple family uses is 3,213 square feet per unit, which exceeds the requirements elderly housing and standard multiple family uses. The only potential issue with the use is access to 70th Street. Development of the Lot 1 of Block 8 and Lot 21 Block 5 will require construction of 70th Street to minor arterial standards. The intersection of the local street serving both senior housing parcels is only one-eighth of a mile from the MacIver Avenue and 70th Street intersection. If 70th Street is turned over to Wright County, a one-quarter of a mile intersection spacing requirement would apply. Because of the Meyer Addition and physical constraints with the property to the south, one quarter of mile spacing is not feasible. The implication of the proposed access point is that it may be closed off to right -in / right -out only in the future. Less direct access via MacIver Avenue would be maintained however. Townhouse Units. The applicant has submitted a concept plan for development of the area of the plat east of MacIver Avenue and north of 70th Street with townhomes. As with the proposed senior multiple family sites, a detailed development stage application must be approved prior to construction. C: The 185 townhome units shown on the concept plan are row -style units with three to six units per building. The area devoted to the townhouse units provides 10,562 square feet per dwelling unit, which exceeds the single family lot requirements within the R-6 District. The setbacks shown on the concept plan and indicated below are also consistent with the City's requirements for townhouse developments. A typical private street section was not included with the plan details, but a 28 foot width is required. Provisions for guest parking will need to be reviewed at the time of a development stage application. Public Public Private Interior Between Street Street Street Perimeter Buildings (Collector/ (Local) Arterial 65ft. 35ft. 25ft. 20ft. 20 ft. The townhouse concept plan, Block 10 and Block 18 should be revised such that single family lots extend the entire frontage of Street 7, except for the intersection of Street 13. This will provide for a more consistent streetscape and desirable mid -block transition to the townhouse uses. At least one additional public street connection must also be made from Street 7 to Street 14 to break up an excessively long block and improve access and circulation. Exceptions. There are two exception parcels from the proposed preliminary plat. One is a two acre parcel located east of MacIver Avenue developed with a single family dwelling and detached accessory building. The right-of-way for Street 7 should be expanded to provide greater potential access to the exception parcel to allow future resubdivision without access to MacIver Avenue. The second exception is an existing dwelling located west of MacIver Avenue, just south of the Dale Beaudry access road. This parcel also has a single family dwelling accessing directly to MacIver Avenue and is to be platted as Lot 14 of Block 1. This lot should be combined with Lot 13 Block 1 to provide access to an internal street and allow for eventual redevelopment of the property without access to MacIver Avenue. Detached accessory buildings related to this existing dwelling that are not included within the same lot will be required to be removed as a condition of final plat approval. Landscaping. Landscaping plans for the bufferyard areas of the plat adjacent to MacIver Avenue and 70' Street must be prepared and submitted with the final plat application. The design of the landscaping must be consistent with the design standards of Section 20-16-7.D of the Zoning Ordinance and included within a drainage and utility easement. Park and Trails. Outlot D at the northeast corner of the plat is to be dedicated to the City to provide area for a sanitary sewer lift station and park lands. The City will assemble additional lands surrounding the Section 30 wetland for development of a 7 neighborhood park. Only upland will be credited towards the land dedication requirement of 13% of the gross area subdivided or 39.8 acres outlined by Section 21- 7-18.H of the Subdivision Ordinance. The balance of the park and trail dedication requirement will be satisfied with a pro -rated cash fee in lieu of land. Additionally, the applicant is showing a private recreation facility on Outlot B east of MacIver Avenue. Outlot B falls within the recommended R-4 District, which allows for private recreation facilities as a conditional use. Such uses are allowed subject to minimum 20 foot side and rear yard setback requirements, provision of adequate screening and other improvements. Section 21-7-4.R of the Subdivision Ordinance prohibits structures from being constructed on outlots meaning the preliminary plat should be revised to designate the parcel as a lot and block. The preliminary plat also provides two outlots west of MacIver Avenue as openspace. Maintenance of these three parcels will require establishment of a homeowners association and a landscape plan for establishment of grasses hardy enough to control weeds. Allowance of the private recreation facilities is appropriate, but subject to submission of detailed site and building plans for approval. Easements. The typical lot section shown on the plan identifies ten foot perimeter drainage and utility easements for each lot, which is overlaid along side lot lines, per Section 21-7-15 of the Subdivision Ordinance. Drainage and utility easements must also be established over all wetlands, ponding areas and common area open spaces within the townhouse and senior apartment parcels. All easements are subject to review and approval of the City Engineer. Grading Plan. A grading plan for the overall development plan has been submitted for review and approval by the City Engineer. The grading plan must illustrate a 20 foot buffer around all wetlands overlaid by conservation easement and a 40 foot principal building setback as required by Section 20-16-9. Utility Plan. The proposed development is to be served with sanitary sewer from a lift station to be constructed in Outlot D. Easements for extension of the trunk sewer from the lift station to the waste water treatment plant are to be provided by Arbor Creek. Sanitary sewer will be extended south from the lift station through the subject site to provide service to the property being developed by DR Horton. Water service will be extended along 70th Street. All utility plans are subject to review and approval of the City Engineer. Phasing Plan. The applicant has indicated a two-stage phasing plan for development of the subject site. The first phase includes approximately 200 acres with 245 single family lots, which are shown on the preliminary plat and 185 town house units. The balance of the 257 single family lots and the senior apartments would be a future phase or phases. The Zoning Map amendments will only be implemented for those areas of the subject site preliminary platted and final platted as lots/blocks or outlots consistent with the interim land use plan provisions of the Comprehensive Plan. Development Contract. Upon approval of a final plat, the applicant is required to enter into a development contract. The development contract outlines applicable securities and fees and is subject to review and approval of the City Attorney. Consistent with the policies of the Comprehensive Plan, the development contract further specifies that approval of the preliminary plat does not guarantee access to sanitary sewer service. The City only allocates sanitary sewer capacity to approved final plats with signed contracts to assure the City of timely development. CONCLUSION The proposed development plan provides for a desirable variety of dwelling types within the density ranges anticipated by the Comprehensive Plan. Moreover, the development plan is compatible with the uses approved or being planned for surrounding parcels within the west sanitary sewer service district. If the Planning Commission and City Council agree with these findings, the zoning map amendments may be approved. The proposed preliminary plat and other technical documents are generally consistent with the City's development regulations. Modification of the plat to increase lot sizes and widths in the northeast portion of the plat are necessary to ensure a better balance of single family lot sizes and finalization of access points with surrounding properties are the most significant issues to be resolved. As such, our office recommends approval of the preliminary plat and PUD -CUP as outlined below. We also recommend approval of findings that the project does not have the potential for significant environmental effects and that preparation of an EIS is not required. Decision 1 — Zoning Map Amendment A. Motion to rezone the subject site to R-4 District and R-6 District based on the Martin Farms preliminary plat based on a finding that the request is consistent with the Comprehensive Plan. B. Motion to deny the application based on a finding that the request is inconsistent with the Comprehensive Plan. C. Motion to table the request. 9 Decision 2 — Preliminary Plat and PUD -CUP A. Motion to approve the Martin Farms Preliminary Plat and PUD -CUP, 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. Block 1 of the preliminary plat is revised to provide access points to the Dale Beaudry property at the north plat line and access between Arbor Creek and Martin Farms east of MacIver Avenue shall be subject to review and approval by City Staff. 3. Block 15 shall be revised to provide an extension of Street 12 or a 30 foot wide trail corridor to Street 8. 4. The preliminary plat is revised such that lots within the R-4 District are a minimum of 12,000 square feet and 75 feet wide. 5. Lots 12-17 of Block 17 and Lots 3-8 of Block 20 abutting the turnaround of a cul-de-sac shall have a width equal to or greater than 125% of the zoning district minimum (94 feet). 6. The preliminary plat is revised to indicate the boundaries of the Shoreland Overlay District and provide a tier density analysis indicating the maximum number of dwelling units and those proposed, subject to review and approval of City Staff. 7. Approval for the row -style townhouse uses shown on the development plan is limited to concept approval only. The developer must submit application for PUD Development Stage Plan in accordance with the provisions of the Zoning Ordinance. 8. The development plan is revised to extend single family lots the entire frontage of Street 7 and provide an additional public street connection from Street 7 to Street 14, subject to review and approval of City Staff. 9. Approval for senior multiple family dwelling units shown on the development plan is limited to concept approval only. The developer must submit application for PUD Development Stage Plan in accordance with the provisions of the Zoning Ordinance. 10 10. The right-of-way for Street 7 is expanded to provide greater abutment of the exception parcel east of MacIver Avenue. 11. Lots 13 and 14 of Block 1 are combined into a single lot with an existing single family home. The existing access to MacIver Avenue shall be a legal non -conforming driveway regulated by Section 15 of the Zoning Ordinance with future access to be provided via Street 22. Existing detached accessory buildings related to the existing single family dwelling not on the combined lot shall be removed upon approval of a final plat. 12. A landscaping plan for the required bufferyard along MacIver Avenue and 70th Street based on the requirements of Section 20-16-7.D of the Zoning Ordinance shall be submitted with application for a final plat. 13. Outlot D shall be dedicated to the City as partial satisfaction of park and trail dedication requirements. The upland portion Outlot D shall be credited towards the required 39.8 acres dedication with the unsatisfied portion paid as a pro -rated cash fee in lieu of land. 14. Development plans for use of Outlots A and B as private neighborhood parks shall be submitted and are subject to review and approval of City Staff. Outlot B shall be designated as a lot and block to allow for the proposed structures. 15. The preliminary plat and grading plan are revised to illustrate a 20 foot buffer area overlaid by conservation easement and 40 foot principal building setback from all delineated wetlands, subject to review and approval of the City Engineer. 16. All streets, easements, grading plans, and utility plans are subject to review and approval of the City Engineer. 17. As a condition of approval for a final plat, the applicant shall enter into a development contract with the City, subject to review and approval of the City Attorney. 18. Comments of the DNR or other City Staff. B. Motion to deny the application based on a finding that the request is inconsistent with the Comprehensive Plan, Zoning Ordinance and Subdivision Ordinance. 11 Decision 3 - EAW A. Motion to adopt findings that the proposed Martin Farms does not have potential for significant environmental effects and that preparation of an EIS is not to be required based on a review of the submitted EAW and evidence received, subject to the following condition: The project shall proceed in conformance with the preliminary plat and applicable stipulations approved on by the City Council. B. Motion to adopt findings that the proposed Martin Farms does have potential for significant environmental effects and that preparation of an EIS is to be required based on a review of the submitted EAW and evidence received (Specific environmental impacts must be cited). pc. Mike Robertson Judy Hudson Andy MacArthur Ron Wagner Patty Fowler David Sebold Ed Hasek 12 ON THE GREAT RIVER ROAD 3 e gei Alla4 @@2999?e a8'q sargi s qua r.qr: g s1E+a9ga9� 9 ?F_E e� t 1"- o i jq �! i sjF j�3iij ! (F LI a H� CCo �• rn Ci aro ><® a &a m t+ a W 0 w z 1, N O 1 IF .[ I G g v 1 �.� 3 .;3 IV 6 I f I �' I rn aro W ''� t+ a 0 z MI,�� 0 m ■■■■'■■■■ .. j ��'; - - =SL iii ii iii II� i S i i icc 5 e 5 �oisr400a: Li (� Is_— ��00/ � P.3 0� o��d N W G W UM l �+ o a' g 'J I L ! 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Submitted to: Honorable Mayor and City Council cc: Mike Robertson, Administrator Judy Hudson, City Clerk Dan Licht, City Planner Andy MacArthur, City Attorney Insignia Development, LLC Fran Hagen, P.E., Westwood Professional Services, Inc. Reviewed by: Ronald J. Wagner, P.E. William L. Morris, Jr., P.E. Shane M. Nelson, E.I.T. Date: July 17, 2003 Proposed Development: Martin Farms Street Location of Property: A portion of the E Y2 of Section 25, T121, R24 and a portion of the W Y2 of Section 30, T121, R23. 306.09+ Acres, N of 701h Street NE and on either side of Maciver Avenue NE. Applicant: David Sebold Developer: Insignia Development, LLC Owners of Record: Insignia Development, LLC Purpose: Martin Farms is a proposed 502 single family residential homes, 185 unit single family townhomes, and 240 unit senior/apartment style homes development on 306.09+ acres in the City of Otsego, Wright County, Minnesota. The proposed development will be served with municipal water, sanitary sewer, storm sewer and public streets typical of an urban setting. Jurisdictional Agencies: City of Otsego, Wright County, Minnesota Department of (but not limited to) Health, Minnesota Department of Natural Resources, Minnesota Pollution Control Agency Permits Required: NPDES (but not limited to) 1\Ha01\Shared Docs\MunicipaMOTSEGO2000\2268\ot2268RVW1.doc TABLE OF CONTENTS INFORMATION AVAILABLE EXISTING CONDITIONS SUBDIVISION CONFIGURATION, LOT SIZE, DENSITY STREETS PRELIMINARY PLAT TRAFFIC/ACCESS ISSUE WETLANDS SURFACE WATER MANAGEMENT SANITARY SEWER COLLECTION SYSTEM WATER DISTRIBUTION SYSTEM ENVIRONMENTAL OTHER CONSIDERATIONS SUMMARY AND/OR RECOMMENDATION \1Ha01\Shared Docs\Municipal\AOTSEGO2000\22681ot2268RVW1.doc INFORMATION AVAILABLE Existing Conditions / Survey, 6/16/03, by Westwood Professional Services, Inc. Preliminary Plat of Martin Farms, 6/16/03, by Westwood Professional Services, Inc. Preliminary Grading Plan of Martin Farms, 6/16/03, by Westwood Professional Services, Inc. Preliminary Utility Plan of Martin Farms, 6/16/03, by Westwood Professional Services, Inc. Details of Martin Farms, 6/16/03, by Westwood Professional Services, Inc. Centerline Profiles of Martin Farms, 6/16/03, by Westwood Professional Services, Inc. City of Otsego Engineering Manual Minnesota Rules, Chapter 4410 — EAW Requirement Trunk Stormwater Facilities Study for Portions of the Otsego Creek Watershed, February 2003 City of Otsego Zoning and Subdivision Ordinances, 10/14/02 National Wetland Inventory Map, 1991 EXISTING CONDITIONS Existing zoning classifications for land in and abutting the subdivision shall be shown on the plan. (21-6-2.B.2.) 2. 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. (21-6-2.B.5.) 3. Boundary lines of adjoining unsubdivided and subdivided land, identified by name and ownership, shall be shown within 150 feet of the plat. (21-6-2.B.6.) 4. Existing 100 -year flood elevations shall be shown on the plan. (21-6-2.B.9.) 5. Provide a legend. 6. Section corners and section lines shall be clearly depicted and labeled on the plan. (21-6-2.A.2.) 7. Meyer Road is not the correct name for the cul-de-sac street near the southwest corner of the plat. Revise to Lannon Avenue NE. Page 1 \\Ha01\Shared Docs\Municipal\AOTSEG02000\2268\ot2268RVW1.doc 8. There is overtyping near the southwest corner of the plat that impedes the reading of the 70th Street NE culvert size and invert elevations. 9. The limits of the Shoreland Overlay District shall be shown on the plan. SUBDIVISION CONFIGURATION LOT SIZE DENSITY 1. The current configuration does agree with the adjacent Arbor Creek plat. The developer shall work with Mr. Dan Licht, City Planner, and the representatives for Arbor Creek to develop an acceptable configuration. 2. Access shall be provided to the Dale Beaudry property to the north. 3. Blocks shall be less than 1,200 feet in length. (21-7-3.13) 4. Lots fronting on a turn around for a cul-de-sac shall exceed the frontage of the zoning district minimum by 25%. (21-7-6.A.3) 5. Minimum lot area for R-4 zoning district is 12,000 square feet. (20-64-6) STREETS 1. Include centerline horizontal curve data on plan. 2. Insofar as practical, streets shall intersect at right angles. In no case shall the angle formed by the intersection of any two streets be less than 750. (21-7-7.13) 3. Discussions between the City and the Developer on the appropriate typical section locations and any credits for Maciver Avenue NE and 70th Street NE are ongoing. 4. Temporary cul-de-sacs shall be provided on all stub streets where snow removal will be required. Temporary cul-de-sacs shall have a 50' radius and bituminous curb at minimum. 5. Vertical curve lengths shall be per Mn/DOT guidelines. PRELIMINARY PLAT 1. Section corners and section lines shall be clearly depicted and labeled on the plan. (21-6-2.A.2.) 2. Location, dimensions, and purpose of all proposed easements shall be shown on the plan. (21-6-2.C.5.) 3. The ROW shall be rounded at intersections parallel to back of curb. (111.13.) Page 2 \\Ha01\Shared Docs\Municipal\AOTSEGO2000\2268\ot2268RVW1.doc 4. Normal water elevations and 100 -year peak elevations shall be labeled for all ponding areas, including wetlands. Also, 2 -year and 10 -year peak elevations shall be labeled for each of the stormwater ponds. (6.0.B.) 5. Lots abutting collector streets shall have an additional 10' of width or depth to be overlaid with a drainage & utility easement for a landscape bufferyard. (20-16-7-D) TRAFFIC/ACCESS ISSUE 1. The first intersection north of 70th Street NE shall be at minimum '/< mile spacing. 2. The proposed intersecting street with 70th Street NE west of Maciver Avenue NE will be required to be a right in/right out intersection if it is to remain. WETLANDS 1. Avoidance of wetlands must be attempted. If wetlands must be disturbed or filled they must be mitigated as per WCA requirements. (20-16-9.E.2.) 2. A protective buffer of natural vegetation at least 20' wide from the delineated edge shall surround all wetlands. A principal building setback of 40' from the delineated edge of all wetlands or 20' from the protective buffer easement, whichever is greater, shall be provided. (20-16-9.E.) SURFACE WATER MANAGEMENT 1. We have recently received the stormwater drainage report and it is under review. Comments will be forthcoming. 2. All sedimentation basins must be constructed per City standards. The permanent pool average depth shall be 4' minimum, 10' maximum. Basins shall have a 10' wide bench at a 10:1 slope beginning at the NWL, shall have a maximum side slope of 4:1 above the NWL and a maximum side slope of 3:1 below the 10:1 bench. All sedimentation basins shall utilize a skimmer structure. (5.0.E) 3. Access routes shall be provided to each of the skimmer structures and/or storm sewers (MIN 10' width). 4. We have some concerns with the connecting of pond outlets to storm sewer designed for the 10 -year return frequency storm. We recommend providing separated pond outlets to prevent mixing of treated water with street run-off. 5. Provisions shall be made for through site drainage from adjacent properties. Trunk storm sewer shall be constructed in agreement with the Trunk Stormwater Facilities Study for Portions of the Otsego Creek Watershed, dated February 2003, by Hakanson Anderson Associates, Inc. Credit will be given for trunk facilities. Page 3 \\Ha01\Shared Docs\MunicipaMOTSEGO2000\2268\ot2268RVW1.doc SANITARY SEWER COLLECTION SYSTEM 1. The sanitary sewer collection system is under review and comments will be forthcoming. WATER DISTRIBUTION SYSTEM 1. The water distribution system is under review and the comments will be forthcoming. ENVIRONMENTAL 1. The Environmental Assessment Worksheet has been completed. It has been submitted for publication in the EQB Monitor and is going through the 30 -day comment period. OTHER CONSIDERATIONS 1. Benchmarks shall be shown on each sheet (see page 7 Section 111.14 of Engineering Manual). 2. Submit a geotechnical report for review. The geotechnical report shall include pavement recommendations. (21-6-2.13.11) SUMMARY AND/OR RECOMMENDATION We recommend approval contingent on the above comments being addressed. Page 4 \\Ha01\Shared Docs\MunicipaMOTSEGO2000\2268\ot2268RVW1.doc ITEM 4_7_q_ NORTHWEST ASSOCIATED CONSULTANTS, INC. 5775 Wayzata Boulevard, Suite 555, St. Louis Park, MN 55416 Telephone: 952.595.9636 Facsimile: 952.595.9837 planners@nacplanning.com MEMORANDUM TO: Otsego Planning Commission FROM: Daniel Licht, AICP DATE: 16 July 2003 RE: Otsego — Waterfront PUD/Embers: Site Plan Change NAC FILE: 176.02 — 02.38 Landcor Construction, Inc. has submitted a request to locate a pylon sign for the Embers restaurant being constructed at the corner of Quaday Avenue and CSAH 39. The proposed pylon sign is to be located at the southeast corner of the property. This creates two issues with the conditions of approval on 9 December 2002. 1. The sign was to be located at the site entrance from Quaday Avenue. The developer wishes the sign to be at the southeast corner of the property to increase visibility from T.H. 101. 2. The sign was to be a low-rise monument style sign of substantial construction. The proposed sign is a freestanding pylon sign measuring 20 feet tall, again to provide maximum visibility from T.H. 101. The requirement for the monument sign along Quaday was intended to provide for a consistent signage treatment throughout the Waterfront project. Blackwoods, the bank, gas station, and Market West have all deviated from this approach. Given the allowances for other signs within the subdivision and the desire of the restaurant to attract customers from T.H. 101, the proposed sign location is appropriate. If the Planning Commission and City Council agree, the change may be approved as a minor amendment of the site plan by motion. PC. Mike Robertson Judy Hudson Andy MacArthur Ron Wagner Steve Fisher