08-04-03 PCNORTHWEST ASSOCIATED CONSULTANTS, INC.
5775 Wayzata Boulevard, Suite 555, St. Louis Park, MN 55416
Telephone: 952.595.9636 Facsimile: 952.595.9837 planners@nacplanning.com
PLANNING REPORT
TO: Otsego Planning Commission
FROM: Daniel Licht, AICP
RE: Otsego — Zimmer Property; Preliminary Plat
REPORT DATE: 30 July 2003 ACTION DATE: 13 September 2003
NAC FILE: 176.02 — 03.17 CITY FILE: 2003-33
BACKGROUND
D.R. Horton, Inc. has submitted development plans for a 603 dwelling residential
development located on approximately 141 acres north of CSAH 37 and east of MacIver
Avenue, adjacent to the City of Albertville's eastern border. The project includes 113
small lot single family homes and three types of townhouse dwellings with a total of 490
units. The subject site includes approximately 120 acres owned by the Zimmer family
and approximately 30 acres owned by Mr. David Eide at the south end of the property.
Approximately 10 acres of Mr. Edie's land west of MacIver Avenue is an exception to
the development plan anticipated to be developed with a commercial use with the
balance of this landowner's property farther west.
The subject site is guided for low density and medium-high density residential land uses
within the west sanitary sewer service district established by the Comprehensive Plan.
The property is currently zoned A-1, Agricuiture Rural Service District, with portions of
the subject site also within the Shoreland Overlay District of Mud Lake. The
development proposal requires consideration of applications to rezone the property to
R-6, Residential Quadraminium, Townhouse, and Low Density Multiple Family District,
a PUD -CUP for development of townhouses, development within a Shoreland Overlay
District and certain design flexibilities, a preliminary plat for phase 1 of the project, and
an environmental assessment worksheet (EAW).
Exhibits:
A. Site Location D. Building Plans
B. Development Plan E. Grading Plan
C. Preliminary Plat F. Utility Plan
ANALYSIS
Zoning. The development plan is proposed to occur under the requirements of the R-6
District. A PUD -CUP is also required for development of the proposed townhouse uses
in a unit and base lot configuration and for development of townhouse uses within a
Shoreland Overlay District. Certain setback requirement flexibility has also been
requested as part of the PUD -CUP, discussed in later paragraphs. Sections 20-3-2.F
and 20-4-2.F of the Zoning Ordinance ask the Planning Commission and City Council to
consider the following criteria in evaluating the Zoning Map amendment and PUD -CUP:
1. The proposed action's consistency with the specific policies and provisions of the
official City Comprehensive Plan.
Comment: The Comprehensive Plan anticipates the 160 acres between 70,
Street and CSAH 37 adjacent to the City of Albertville being developed half with
low density residential uses and half with medium high density land uses. The
transition between the two land uses was anticipated to be a relocated Maclver
Avenue corridor to the east of its present alignment.
The development plan reorients the land uses guided by the Comprehensive
Plan with medium-high density land uses at the north and south ends of the
property with lower intensity single family and smaller townhouse buildings near
the center of the development plan. Maclver Avenue is not used as the focus of
a land use transition the interest of using the existing right-of-way for Maclver
Avenue shared by the Cities of Albertville and Otsego and aligning the roadway
with MacKenzie Avenue at CSAH 37. The proposed alignment of MacIver
Avenue also provides for a logical expansion of the commercial area guided for
the Eide property west of the subject site.
The densities guided by the Comprehensive Plan would allow for as many as
960 dwelling units to be developed on the subject site. The density of the 603
dwelling units shown on the development plan is 4.3 units per acre, which is
slightly more than what the Comprehensive Plan would define as low density
residential. Furthermore, the development plan provides for smaller nodes of
similar dwelling units for greater variety in the character of the subdivision.
2. The proposed use's compatibility with present and future land uses of the area.
Comment: The table below illustrates land uses surrounding the subject site.
The proposed development plan is compatible with the various existing and
planned land uses surrounding the subject site. The design plan is particularly
sensitive to potential negative impacts near the Maclver Avenue/70th Street
intersection and in the area adjacent to future commercial use and CSAH 37 at
the south end of the property. The single family lots located along Street 2
provides for an orderly transition to future single family uses to the east.
2
Direction
Land Use Plan
Zonin Map
Existing Use
North
LD Residential
R-6 District
Martin Farms
East
LD Residential
A-1 District
Rural Residential
Agriculture
SouthA-2
LD Residential
District
Unsewered Residential
Commercial
6-3 District
Agriculture
Public/Semi-Public
P/IDistrict
Cemetery
West
LD residential
R -1A District
Agriculture —Albertville
Public/Semi-Public
P/I District
WWTP — Albertville
Commercial
A-1 District
Nursery
3. The proposed use's conformity with all performance standards contained in the
Zoning Ordinance (i.e., parking, loading, noise, etc.).
Comment: The proposed use will be required to conform to the Zoning
Ordinance, Subdivision Ordinance, and Engineering Manual except as may be
allowed and specifically identified on the development plan under the PUD -CUP.
4. The proposed use's effect upon the area in which it is proposed.
Comment: The proposed development provides for logical extension of the
City's sanitary sewer and water utilities to allow for implantation of the
Comprehensive Plan for the west sanitary sewer service district. More
importantly, the development plan provides for critical roadways that are part of
the City's collector and arterial system necessary to accommodate traffic within
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: Development of the subject site will be accompanied by and provide
for upgrades to Maclver Avenue and 704h Street, which are critical roadways to
link traffic generated by the proposed subdivision and others within the west
sanitary sewer service district to regional transportation corridors.
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.
3
Comment: The proposed use provides for utilization of sanitary sewer and water
capacities under construction and for a critical transportation system link between
70th Street and CSAH 37 to move traffic to and from the west sanitary sewer
service district.
EAW. A mandatory EAW is required for the preliminary plat per 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 21 July 2003 with the required 30 day
comment period ending on 20 August 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.
Access. Primary access to the proposed development will be provided by a
reconstruction of MacIver Avenue. The development plan anticipates reconstruction of
MacIver Avenue as a major collector street along its present alignment from 70th Street
to the point at which the current road turns west at the Albertville Waste Water
Treatment Plant. At this point, a new roadway segment will be constructed south to
CSAH 37 in alignment with MacKenzie Avenue. MacKenzie Avenue is anticipated to
become a future 1-94 frontage road as part of the current Northeast Wright County
Transportation study, which would provide access to a potential future interchange to I-
94 at Nabor Avenue.
4
Because one-half of the prescriptive easement for MacIver Avenue includes land on two
parcels within the City of Albertville, the right-of-way for expanding the roadway is
planned to be off -set an additional seventeen feet into Otsego to avoid acquisition
problems. The applicant will dedicate a total of 67 feet of right-of-way (87 feet at 70th
Street and CSAH 37) and the City Council will determine construction of the roadway.
There are four intersections planned to MacIver Avenue. These intersections are at
least 500 feet apart as required by the Subdivision Ordinance. Quarter -mile spacing is
h
desired along MacIver Avenue from the intersections with CSAH 37 and 70 Street, to
meet Wright County guidelines. Street 2 exceeds quarter -mile spacing from 70th Street.
The intersection of Street 2 and MacIver Avenue is less than one quarter mile from
CSAH 37. Wright County may request that this access and the one to the west to the
future commercial site be limited to right-in/right-out only, which would limit potential
development of the commercial property. City Staff supports a full intersection at the
location shown on the development plan as consistent with urban spacing guidelines.
The development plan also provides right-of-way for extension of 70th Street one-
quarter mile east of MacIver Avenue together with the Martin Farms plat to the north.
Street 1 will intersect with 70th Street one-quarter mile east of the MacIver Avenue and
701h Street intersection. The full right-of-way for Street 1 encroaches onto the adjacent
property to the east. Until a connection to 70 I Street is made, Street 1 will be limited to
a maximum length of 500 feet north of Street 5 and development of the townhouse uses
on Outiot A will not be allowed.
Access to the townhouse uses on Outlot A is provided with two connections to Street 1.
The developer is revising the development plan to shift the southern access to the area
of Lots 2 and 3 of Block 3 such that there is one access closer to the subdivision
entrance from MacIver Avenue. The present access locations would likely draw traffic
generated by the townhouse uses into the neighborhood from MacIver Avenue and past
many single family units.
Section 21-7-3.B of the Subdivision Ordinance limits the lengths of blocks to not more
than 1,200 feet to provide for adequate neighborhood access and circulation. All of the
proposed blocks meet this requirement. The provision of access to adjacent parcels is
only needed to the east. The existing 67th Street corridor is one access point and
additional access may be made possible from Street 1 north of Lot 1, Block 1. The
connection of Street 5 to the east plat line must be coordinated with the developer
preparing a preliminary plat for the property to the east. The developer will also revise
the site plan to provide an additional street connection from Street 2 to the east plat line
within Outlot F adjacent to the overhead power line easement for access to the 60 acres
to the east of the subject site fronting CSAH 37.
Shoreland Density. Areas of the subject site are within 1,000 feet of Mud Lake, a
designated Natural Environment Lake to the west in the City of Albertville, making them
subject to the provisions of the Shoreland Overlay District. Analysis by the applicant
identifies that there is a topographic divide within the subject property such that waters
will flow landward at a lesser distance than 1,000 feet from the Ordinary High Water
Mark. Under such circumstances, Section 20-92-5 of the Zoning Ordinance allows for
adjustment of the Shoreland Overlay District boundary to the practical location of the
topographic divide. City Staff concurs with the applicant's analysis and recommends
application of the Shoreland Overlay District requirements only to the areas lakeside of
the topographic divide.
The development plan includes single family and coach and villa type townhouse
dwellings within the area subject to the requirements of the Shoreland Overlay District.
Allowance of single family lots with an area less than 20,000 square feet and townhouse
units with more than four dwellings per structure requires a PUD -CUP. The density of
the proposed residential use within the Shoreland Overlay District cannot exceed that
which would typically be allowed under the standard lot requirements based on an
analysis of the net buildable area within 320 foot tiers extending outward from the
OHWM. There are no wetlands, bluffs or areas below the OHWM within the Shoreland
Overlay District areas of the subject site, so the suitable area and density analysis is as
follows:
Tier
Unit Type
Suitable
Area
Minimum
Lot Size
Maximum
Density
Proposed
Density
1
Single Family
4.6 ac.
20,000 sf.
10
4
2 north
Sin le Fa—il
3.9 ac.
20,000 sf.
8
9
2 south
Townhouse
5.6 ac.
65,000 sf.
16
18
3
Townhouse
1 5.9 ac.
65,000 sf.
16
18
Total
--
20.0 ac.
- -
50
49
The total number of units proposed within the adjusted Shoreland Overlay District is
consistent with the base density allowed. Furthermore, the number of dwelling units
within each tier is appropriate as any surplus may be transferred to the next tier outward
from the waterbody. The grading plan submitted with the development plan will direct
ali stormwater runoff from the subject site away from Mud Lake and northward within
the City of Otsego to the Section 30 wetland. This will lessen any impacts of the
development to Mud Lake and provide relief for stormwater issues within the City of
Albertville at the outlet of the lake at 70th Street.
Single Family Lots. The minimum lot area for a single family lot in the R-6 District is
9,000 square feet. The development plan includes 113 single family lots ranging in size
from 9,357 square feet to 77,012 square feet. The average single family lot size is
17,123 square feet, which exceeds the larger 12,000 square foot R-4 District minimum
lot size applied to most single family subdivisions.
110
The minimum width for a single family lot in the R-6 District is 60 feet. The narrowest
single family lot proposed is 85 feet, which exceeds the R-4 District minimum of 75 feet
and addresses the issue with the width of R-6 District lots mandating garage forward
dwellings. Also, the lots on the development plan fronting the turnaround of the cul-de-
sac end of Street 4 all exceed 125 percent of the district minimum width as required by
Section 21-7-6.A.3 of the Subdivision Ordinance.
Townhouse Units. The development plan includes 490 townhouse units, which are
summarized below:
Unit
Number
Number
Number
Type
Description
of Units
of
of
Units/
Square
Number of
Bldgs.
Floors
Bldg.
Footage
Bedrooms
Coach
Row
102
22
One/Lookout
3-6
1,577
3
1,378 -
Villas
Back-to-back
288
34
Two
6-10
1,472sf.
2
Urban 1
Back-to-back 1
100
1 12
Three
6-10
1,744sf.
2
Townhouse uses within the R-6 District must provide 5,000 square feet of lot area per
unit. Over the entire project, the lot area per townhouse unit is 6,062 square feet. Each
of the separate townhouse areas also has lot area per unit greater than 5,000 square
feet. The preliminary plat is to be revised to designate the common openspace as an
outlot with an overlaying drainage and utility easement.
The development plan illustrates 10 unit back to back buildings within the future phases
to be developed from Outlots A, E and F. Section 20-17-10.A of the Zoning Ordinance
limits the maximum number of dwelling units per townhouse buildings to eight. It is
noted however, that the footprint for the proposed ten unit urban townhomes is similar to
that of the eight unit Villa townhomes. Given the additional architectural character of the
urban townhomes (tuck under garages, balconies, etc.) as shown on Exhibit D-3, the
additional two units per structure may be appropriately accommodated by PUD -CUP.
The units are to be constructed with vinyl lap siding over a brick or stone base on the
front facade. The 'V;lla units also use a vinyl shake style siding to provide a different
texture to the facade materials, further breaking up the mass of the building. All three
building styles have good articulation of the building facade to provide visual distinction.
The applicant should submit proposed color schemes for the buildings with a sufficient
number of options to provide variety in the development appearance.
The townhouse site plans do not provide for pedestrian access, with several of the
private drives functioning as throughways versus providing limited access to individual
units. The developer will revise the development plan provide for sidewalks adjacent to
the through private drives (with a 25 foot garage setback from the sidewalk) or
pedestrian trails within the common spaces for pedestrian access.
VA
The City requires one-half stall of guest parking per townhouse dwelling due to the
increased density of people and lack of on -street parking related to driveway spacing
and the width of private drives. The developer will submit a guest parking plan to
provide for 245 stalls at appropriate locations throughout the townhouse sites.
Setbacks. Setbacks applicable to the proposed development plan based on the
requirements of the R-6 District are shown below:
Public Street
All Uses
Single Family
Townhouses
Wetlands
Local
Collector/
Side
Rear
Private
Interior
Between
Principal
Arterial
Yard
Yard
Drive
Perimeter
Bldgs.
Bldg.
35ft.
65ft.
loft.
20ft.
25ft.
20ft.
20ft.
40ft.
The development plan and preliminary plat illustrate a 50 foot setback from MacIver
Avenue. City Staff discussed flexibility from the 65 foot setback as part of the PUD -
CUP due to the requirement that the applicant provide additional right-of-way for the off-
set alignment of MacIver Avenue noted above. The decreased setback from the major
collector roadway can be off -set with additional buffer yard landscaping and is
supported by City Staff. The standard 65 foot setback will be required on both sides of
MacIver Avenue for that section of the road where the right-of-way is entirely within
Otsego and the developer will make necessary adjustments to the development plan.
Exception Parcels. There are two exception parcels from the subject site, which are
located along MacIver Avenue to the north and south of 67th Street. The development
plan anticipates resubdivision of these exception parcels with lots fronting to internal
streets. Street 2 along the south side of the north exception parcel will need to be
partially constructed with the existing prescriptive easement for 67th Street. Land for a
300 foot section of Street 3 must be acquired within the southern exception parcel. Until
land for this segment of Street 3 is acquired, future extension of Street 3 from its east
intersection with Street 2 is limited to 500 feet.
Landscape Plan. The applicant must submit landscape plans for the townhouse areas
of Blocks 8 and 9 including perimeter and foundation plantings. A landscaping plan is
also necessary for the required buffer yard adjacent to MacIver Avenue, CSAH 37 and
70th Street in conformance with Section 20-16-7.D of the Zoning Ordinance. The
landscape plan for the bufferyard along MacIver Avenue from 70th Street to the point at
which the existing roadway turns west must reflect increased screening capability in
consideration of the reduced 50 foot setback.
Park and Trail Dedication. No land is proposed to be dedicated from the subject site
for parks and trails development, except that a trail corridor may be needed through
Block 1 for access to the park land to be dedicated to the east. As such, park
dedication requirements of Section 21-7-18 of the Subdivision Ordinance will be
satisfied as a cash fee in lieu of land in effect at the time of final plat approval. Credit
8
from the cash fee will be granted for any trail corridors and construction of trails along
MacIver Avenue and 70th Street.
Utilities. Plans for extension of sanitary sewer and water services to serve the subject
site have been submitted. The plans provide for sanitary sewer and water service to all
of the subject site except for the future commercial parcels east of MacIver Avenue by
Otsego utilities. Future service of the commercial properties will require connection to
the planned lift station within the E4 sewer District.
Grading. Grading plans for the proposed development plan have been submitted for
review by the City Engineer. Drainage and utility easements are to be provided over all
wetlands, ponding areas.
Phasing Plan. The submitted preliminary plat is for the first phase of development and
indudes 36 single family lots, 43 row -style townhomes and 64 back-to-back style units.
The balance of the property east of MacIver Avenue is platted as outlots for future
phases. The townhouse units on Block 9 will require provision of a temporary
emergency access to MacIver Avenue at the southern end of Private Drive 6. Extention
of the private drive and public street to MacIver Avenue as part of the first phase is not
possible because of existing nursery stock in that area.
Development Contract. Upon approval of a preliminary plat and a subsequent final
plat application, the applicant must enter into a development contract with the City. The
preliminary plat approval and the development contract specify that sanitary sewer
capacity is only allocated to those developments with approved final plats and executed
development contracts to assure the City of timely development and utilization of the
service.
CONCLUSION
The proposed development plan provides for an appropriate mix of residential uses
consistent with the Comprehensive Plan. In consideration of the policies of the
Comprehensive Plan and requirements of the City's development regulations, our office
recommends approval of the rezoning and preliminary plat applications as outlined
below. We further recommend that preparation of an EIS not be required as any
potential environmental effects will be adequately addressed by existing City policies
and performance standards.
Decision 1 — Zoning Map Amendment
A. Motion to rezone the subject site to R-6 District based on a finding that the
request is consistent with the Comprehensive Plan.
I
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 — Preliminary Plat and PUD -CUP
A. Motion to approve the 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. Realignment of MacIver Avenue shall be subject to review and approval
of the City Engineer and Wright County.
3. Street 1 will be limited to a maximum length of 500 feet north of Street 5
and development of the townhouse uses on Outlot A will not be allowed
until such time as the right-of-way is acquired to intersect the roadway with
70th Street.
4. The development plan is revised to provide an additional street connection
from Street 2 to the east plat line adjacent to the overhead power line
easement within Outlot F.
5. Lot 1 of Block 1 is revised to provide additional right-of-way along the east
plat line for a future street connection to the east and the location of Street
5 is subject to coordination with the property to the east and City Staff
approval.
6. The development plan is revised to eliminate the southern access to
Outlot A from Street 1 and provide for access to Outlot A from Street 2 in
proximity of Lots 1-4 of Block 3.
7. The maximum number of dwelling units per Villa or coach townhouse
building shall be eight. Urban townhomes may have up to ten units per
building.
8. The preliminary plat is revised to designate the common openspace on
townhome base lots as an outlot with an overlaying drainage and utility
easement.
10
9. The applicant must submit proposed color schemes for the townhome
buildings with a sufficient number of options to provide variety in the
development appearance, subject to City Staff approval.
10. The development plan must provide for sidewalks adjacent to the through
private drives (with a 25 foot garage front setback from the sidewalk) or
pedestrian trails within the common spaces for pedestrian access, subject
to City Staff approval.
12. The site plan must be revised to provide for 245 guest parking stalls at
appropriate locations throughout the townhouse sites, subject to City Staff
approval.
13. The preliminary plat is revised to provide a 65 foot setback on both sides
of MacIver Avenue for that section of the roadway where the right-of-way
is entirely within Otsego.
14. Street 3 shall be limited to a length of 500 feet from its east intersection
with Street 2 until the necessary right-of-way is acquired for a through
connection to the north intersection with Street 2.
15. A landscape plan for the perimeter and foundation plantings for phase 1 of
the townhouse units, required buffer yards adjacent to 70th Street, MacIver
Avenue and CSAH 37, and two trees per single family lot shall be
submitted, subject to review and approval of City Staff.
16. Park and trail dedication requirements of Section 21-7-18 of the
Subdivision Ordinance are to be satisfied as a cash fee in lieu of land in
effect at the time of final plat approval, subject to any credits for
construction of trails along MacIver Avenue and 70th Street.
17. All grading, drainage, utilities, easements and streets are subject to review
and approval of the City Engineer.
18. A temporary emergency access is provided from the southern terminus of
Private Drive 6 to MacIver Avenue until such time as permanent roadways
are constructed with future phases when the access is to be removed.
19. Comments of other City Staff.
B. Motion to deny the application based on a finding that the request is inconsistent
with the Comprehensive Plan, Zoning Ordinance and Subdivision Ordinance.
11
Decision 3 - EAW
A. Motion to adopt findings that the proposed development plan 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:
1. 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 development plan 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, City Administrator
Judy Hudson, City Clerk
Andy MacArthur, City Attorney
Ron Wagner, City Engineer
Wayne Fingleson, Wright County Engineer
Patty Fowler, DNR
Tom Bakritges, D.R. Horton
Ed Hasek, Westwood Professional Services, Inc.
Mary Anderson, City of St. Michael
12
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Review No. 1
ENGINEERING REVIEW
Hakanson Residential Subdivision
Anderson for the City of Otsego
Assoc., Inc.
by
Hakanson Anderson Associates, Inc.
Submitted to: Honorable Mayor and City Council
cc: Mike Robertson, Administrator
Judy Hudson, City Clerk
Dan Licht, City Planner
Andy MacArthur, City Attorney
Tom Bakritges, D.R. Horton
Fran Hagen, PE, Westwood Professional
Reviewed by:
Ronald J. Wagner, P.E.
Shane M. Nelson, E.I.T.
Date:
July 31, 2003
Proposed
Development:
Zimmer Property
Street Location
of Property:
A portion of the W'/2 of Section 31, T121, R23,
south of 70th Street NE and east of Maciver Ave.
Applicant: Tom Bakritges
D.R. Horton
26860 Kenbridge Court, Suite #100
Lakeville, MN 55044
Developer: D.R. Horton
Owners of Record: D.R. Horton
Purpose: Zimmer Property is a proposed single family and townhouse
residential development in the City of Otsego, Wright County,
Minnesota. The proposed development will be served with
municipal water, sanitary sewer, storm sewer and public streets
typical of an urban setting.
Jurisdictional
Agencies: City of Otsego, Wright County, Minnesota Department of
(but not limited to) Health, Minnesota Department of Natural Resources, Minnesota
Pollution Control Agency
Permits Required: NPDES
(but not limited to)
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INFORMATION AVAILABLE
General Plans for Development for Zimmer Property by Westwood Professional Services,
Inc.
Preliminary Plat of Zimmer Property, by Westwood Professional Services, Inc.
Grading, Drainage and Erosion Control Plan, 7/15/03, by Westwood Professional Services,
Inc.
Existing Conditions, 7/15/03, by Westwood Professional Services, Inc.
Preliminary Plat of Zimmer Property, 7/15/03, by Westwood Professional Services, Inc.
Preliminary Site Plan of Zimmer Property, 7/15/03, by Westwood Professional Services, Inc.
Preliminary Grading Plan of Zimmer Property, 7/15/03, by Westwood Professional Services,
Inc.
Preliminary Utility Plan of Zimmer Property, 7/15/03, by Westwood Professional Services,
Inc.
Stormwater Computations, 7/15/03, by Westwood Professional Services, Inc.
Wetland Delineation Report, 7/15/01, 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
SHEET 1 — EXISTING CONDITION/SURVEY
1. No Comments.
DEVELOPMENT PLANTHASE 1 PRELIMINARY PLAT
1. Label horizontal curves on north end of Maciver Avenue.
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2. Maciver Avenue is shown as a 33' wide road. Maciver is considered a collector
roadway and we recommend construction to collector roadway status of 46' back of
curb to back of curb. Also right of way dedication through the exceptions poses a
problem.
3. A 100' tangent portion of the road is required between reverse curves on collector
roads. The south end of Maciver Avenue has an 89.59' tangent.
4. Right turn lanes at each intersection of local streets with Maciver Avenue is needed.
PRELIMINARY SITE PLAN
1. Right turn lane and bypass lane may be required by County at CSAH 37 intersection
with Maciver.
PRELIMINARY OVERALL GRADING PLAN (SHEETS 6 - 8)
1. All NURP ponds must have concrete skimmer structures.
2. Outlets from rate control areas must come out of wetland portions rather than NURP
ponds.
3. Permanently disturbed wetlands must be mitigated in accordance with WCA Rules.
4. Outlet of storm sewer line in south portion of plat is across private land and will
require trunk storm sewer construction and easements to be obtained. With initial
ponds sized for the entire development, the developer's engineer may be able to
show sufficient storage to allow Phase 1 without the ultimate outlet constructed.
5. 2 -Year, 10 -Year and 100 -Year elevations must be shown on all ponds and any
backyard ponding areas.
6. Submit inlet spread calculations for review.
7. Minimum street slope allowed is 0.60%. Private drive has 0.53%.
PRELIMINARY UTILITY PLANS (SHEETS 9 - 11)
1. No 6" watermain will be allowed.
2. Street 8 watermain must be 12" watermain.
3. Hydrant spacing shall be 300' max for med/hi density residential.
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4. Discussions on serving the commercial portions and Outlot F have recommended
Otsego servicing this area by gravity to Liftstation E4, which is to be located at the
intersection of CSAH 37 and McAllister Avenue. An 8" gravity pipe shall be installed
under Maciver Avenue to facilitate future commercial development. Sanitary sewer
should be revised to raise sanitary sewer applicable amount.
5. 16" Trunk Watermain from the intersection of 701h and CSAH 19 will be required to be
extended 1 mile to the project. The Developer will need to petition for the work and
pay the upfront costs for the extension. As properties develop which benefit from the
watermain, the Developer will receive payback through the City by way of WAC
charges.
6. Sanitary sewer will need to be extended through Martin Farms via gravity and
eventually through Arbor Creeks via force main to the West Otsego Sewer Plant to
allow development of Zimmer Property.
ROAD PROFILES (_SHEETS 12 -13)
1. No comments.
DETAILS (SHEET 14)
1. Street sections for Maciver Avenue may need to be revised to 46'.
2. A number of typical details form the Otsego Engineering Manual must be added.
SUMMARY AND/QR RECOMMENDATION
We recommend approval contingent on the above comments.
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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: John Glomski / Daniel Licht, AICP
RE: Otsego — Rolling Meadows, Rezone and Preliminary Plat
REPORT DATE: 30 July, 2003 ACTION DATE: 13 September 2003
NAC FILE: 176.02 — 03.23 CITY FILE: 2003-32
BACKGROUND
Suburban Land Development and Design Inc. is requesting approval of a preliminary
plat to subdivide a 104 acre site into ten lots for industrial use and two outlots. The site
abuts State Highway 101 to the west and is between 60th street and 65th street. The
site is zoned A-1, Agricultural -Rural Service District. The applicant is requesting to
rezone the portion of the site abutting Trunk Highway 101 to 1-2, General Industrial
District, and leave the remaining land zoned A-1 for future residential development.
Exhibits:
A. Site Location Map
B. Preliminary Plat
C. Preliminary Utility Plan
D. Preliminary Grading Plan
Zoning. The current zoning of the subject site is A-1 District established for the
purpose of preserving and maintaining commercial agricultural use. The applicant is
requesting to rezone an approximate 25 acre strip along TH 101 to 1-2 District, for the
purpose of subdividing this area into 10 Industrial lots. The remainder of the site is
proposed to remain zoned A-1 District and be platted as an outlot for future townhouse
and single family residential development at time of which sewer capacity allows.
Section 20-3-2 (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 rezone:
The proposed action's consistency with the specific policies and provisions of the
official City Comprehensive Plan.
V,
Comment: The Land Use Plan designates the portion of the site abutting
Highway 101 for future industrial use and the remainder of the site for future
medium density residential development. The proposed request is consistent
with this provision.
2. The proposed use's compatibility with present and future land uses of the area.
Comment: The site directly south of the industrial portion of the site is currently
being utilized for industrial purposes and the area to the north of the site abutting
TH 101 is designated for future industrial use. Extension of Queens Avenue will
provide the necessary transition between planned industrial and residential uses.
3. The proposed use's conformity with all performance standards contained within
the Zoning Ordinance.
Comment: The proposed preliminary plat for the industrial portion of the site is
compliant with the perfonnance requirements of the 1-2 District.
4. The proposed use's effect upon the area in which it is proposed.
Comment: There should be no negative effects upon the surrounding area, as
the proposed use has been planned for by the Comprehensive Plan.
5. The proposed use's impact upon property values of the area in which it is
proposed.
Comment. There should be no significant change in the property value of the
surrounding area, although no detailed study has been completed.
6. Traffic generation of the proposed use in relation to capabilities of streets serving
the property.
Comment: The proposed Zoning Map amendment will increase the current
amount of traffic south along Queens Avenue on route to TH 101. The applicant
will be extending Queens Avenue north to 65�`' Street, which will eventually be
extended up to County road 37. This eventual connection to County Road 37 will
provide the industrial traffic a second outlet, alleviating any traffic problems that
may arise in the meantime.
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 C; '
service capacity.
2
Comment: The uses on the subject site have been planned and designated for
in the Comprehensive Plan. As such, the site should not have an impact upon
the City's services and facilities.
Preliminary Plat. The applicant is proposing to subdivide the approximately 24 acres
west of Queens Avenue into ten industrial lots. The remainder of the site is to be
platted as an outlot. The proposed project requires preliminary and final plat approval.
The following issues pertain to the subdivision request:
Lot Requirements. The following table illustrates the lot requirements of the 1-2
District. All of the proposed lots meet these requirements.
Lot Area
Lot Width
Setbacks
Front
Side
Rear
2 acres
200 feet
65 feet
20 feet
65 feet (double frontage lot
abutting highway 101)
Streets. Queens Avenue is proposed to be extended from 60th Street to 65th
Street and will serve as the service road for this site. This extension will be at the
applicants expense. Queens Avenue is shown on the proposed plans to have an
80 foot right-of-way with a 58 foot paved width. This is compliant with the
minimum standards for a collector street as illustrated in Subdivision Ordinance
and is subject to review and approval of the City Engineer. The preliminary plat
must be revised to show a trail running along the east side of Queens Avenue.
Park and Trail. Section 21-7-18 of the Subdivision Ordinance requires industrial
subdivisions to make a park dedication cash fee in lieu of land equal to $3,500
dollars per gross acre. The cash fee in lieu of land is to be paid at the time of
final plat approval. The calculation for the total cash fee based on the gross area
plat minus the area of the two outlots is shown below:
21.37 acres x $3,500 = $73,500
Grading. Delineated Wetlands have been shown on the proposed grading
plans. 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. Both the 20 foot protective buffer and the 40 foot
building setback requirement must be shown on the proposed plans
Utilities. The City Engineer estimates 67 RECs are available for new
development within the east sanitary sewer district. Sewer will likely come from
the Riverpointe approximately a half mile southeast of the site. Water will need
to be extended from the water tower site approximately a half mile northwest of
the site on the west side of TH 101. Extension of both sewer and water utilities
will be at the applicant's expense and a plan providing for these extensions is
required prior to preliminary plat approval.
3
• Easements. The preliminary plat illustrates drainage and utility easements at
the perimeter of all 10 of the industrial lots. Drainage and utility easements are
also required over all ponding areas and wetlands. All easements are subject to
review and approval of the City Engineer.
• EAW. The preliminary plat requires preparation of a mandatory EAW under
Rules Section 4410.4300, Sudp. 19 for an anticipated project with more than 250
dwelling units and Subp. 36 for a project 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 4 August 2003. The 30 day comment period
ends 3 September 2003 meaning the application cannot be considered by the
City Council until after that date at their meeting on 8 September 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.
4
CONCLUSION
The proposed preliminary plat is generally consistent with the requirements of the
Comprehensive Plan, the Zoning Ordinance, and the Subdivision regulations. The
means of connecting to both City sanitary sewer and City water is a major issue to be
identified by the applicant. Approval of the applications is recommended subject to the
conditions outlined below:
Decision 1: Zoning Map Amendment
A. Motion to approve a Zoning Map amendment rezoning the 25.4 acres west of
the proposed Queens Avenue extension from A-1 District to the 1-2 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.
Decision 2: Preliminary Plat
A. Motion to approve the preliminary plat to be known as Rolling Meadows, subject
to the following conditions:
1. Approval of the preliminary plat does not guarantee access to sanitary
sewer capacity. Sanitary sewer capacity shall only be allocated to those
subdivisions with approved final plats and executed development
contracts to assure the City of timely development.
2. The applicant must submit a plan illustrating the methods of extending
both sewer and water to the subject site for City Engineer review and
approval. The financial cost of extending sanitary sewer and water utilities
.including any trunk design elements, shall be the applicant's responsibility
subject to potential reimbursement for future connections of abutting
properties.
3. The extension of Queens Avenue from 601h Street to 65th Street will be at
the expense of the applicant. All streets are subject to review and
approval of the City Engineer.
4. A park dedication fee per gross acre in effect at the time of final plat
approval shall be paid in lieu of parkland as required per Section 21-7-18
of the Subdivision Ordinance.
5. The grading plan is to be revised to show a 20 foot protective buffer and a
40 foot building setback around the delineated wetlands.
6. All grading, drainage, utility and easement issues are subject to review
and approval of the City Engineer.
7. Any additional City Staff Comments.
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:
1. 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
Victor Pacheco
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Review No. 1
ENGINEERING REVIEW
Hakanson Residential Subdivision
Anderson for the City of Otsego
Assoc., Inc.
by
Hakanson Anderson Associates, Inc.
Submitted to: Honorable Mayor and City Council
cc: Mike Robertson, Administrator
Judy Hudson, City Clerk
Dan Licht, City Planner
Andy MacArthur, City Attorney
Victor Pacheco, Suburban Land Development and Design, Inc.
Joseph Pelawa, P.E., John Oliver & Associates, Inc.
Reviewed by: Ronald J. Wagner, P.E.
Shane M. Nelson, E.I.T.
Date: August 4, 2003
Proposed
Development: Rolling Meadows
Street Location
of Property: A portion of the S Y2 of Section 35, T121, R23
104 Acres east of HWY 101, south of 65th Street NE and north
of 601h Street NE
Applicant: Victor Pacheco
Suburban Land Development and Design, Inc.
406 Main Street
Elk River, MN 55330
(763) 633-0808
Developer: Suburban Land Development and Design, Inc.
Owners of Record: Suburban Land Development and Design, Inc.
Purpose: Rolling Meadows is a proposed 10 industrial lot development
on 104 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, Minnesota Department of
Transportation
Permits Required: NPDES
(but not limited to)
\\Ha01\Shared Docs\Municipal\AOTSEGO2000\2267\ot2267RVW1.doc
TABLE OF CONTENTS
INFORMATION AVAILABLE
SUBDIVISION CONFIGURATION, LOT SIZE, DENSITY
STREETS
PRELIMINARY PLAT
WETLANDS
SURFACE WATER MANAGEMENT
TRAFFIC/ACCESS ISSUE
SANITARY SEWER COLLECTION SYSTEM
WATER DISTRIBUTION SYSTEM
ENVIRONMENTAL
OTHER CONSIDERATIONS
SUMMARY AND/OR RECOMMENDATION
\\Ha01\Shared Docs\Municipal\AOTSEGO2000\2267\ot2267RVW1.doc
INFORMATION AVAILABLE
Preliminary Plat of Rolling Meadows, 6/30/03, by John Oliver & Associates, Inc.
Preliminary Grading Plan of Rolling Meadows, 7/1/03, by John Oliver & Associates, Inc.
Preliminary Utility Plan of Rolling Meadows, 7/1/03, by John Oliver & Associates, Inc.
Drainage Calculations for Rolling Meadows, 6/30/03, by John Oliver & Associates, Inc.
City of Otsego Engineering Manual
Minnesota Rules, Chapter 4410 — EAW Requirement
Trunk Stormwater Facilities Study for Portions of the Otsego Creek Watershed, February
2003
City of Otsego Zoning and Subdivision Ordinances, 10/14/02
National Wetland Inventory Map, 1991
SUBDIVISION CONFIGURATION, LOT SIZE, DENSITY
1. No comments.
STREETS
1. Include centerline horizontal curve data on plan.
2. The plan depicts removal of the north half of the cul-de-sac on the west end of 60th
Street NE and vacation of the easement. Vacating the easement and removing the
north half of the cul-de-sac will also require vacation of the remaining 60th Street NE
ROW, thus converting 60th Street NE into a private drive. We recommend removing
the horizontal curve and extending the drive to the east to form approximately a 900
intersection with Queens Avenue NE. This will require cooperation from the property
owner of the first lot to the south of the plat.
PRELIMINARY PLAT
1. 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.)
2. Location, dimensions, and purpose of all proposed easements shall be shown on the
plan. (21-6-2.C.5.)
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3. The ROW shall be rounded at intersections parallel to back of curb.
4. 2 -year and 10 -year peak elevations shall also be labeled for each of the stormwater
ponds. (6.0.B.)
5. Geotechnical data shall be submitted for review.
WETLANDS
1. Submit a wetland delineation report.
2. 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.)
3. A protective buffer of natural vegetation at least 20' wide from the delineated edge
shall surround all wetlands. A principal building setback of 40' from the delineated
edge of all wetlands or 20' from the protective buffer easement, whichever is greater,
shall be provided. (20-16-9.E.)
SURFACE WATER MANAGEMENT
1. The drainage calculations are under review.
TRAFFIC/ACCESS ISSUE
1. No comments.
SANITARY SEWER COLLECTION SYSTEM
1. Currently, there is no sanitary sewer extended to the property. Extending sewer to
the property shall be the responsibility of the developer. A plan shall be submitted
depicting the extension. Sanitary sewer connection will need to come from the
gravity sewer line along CSAH 36 in the Riverpointe Addition.
WATER DISTRIBUTION SYSTEM
1. Currently there is no City water extended to the property. Extending water to the
property shall be the responsibility of the developer. A plan shall be submitted
depicting the extension. Water connection will need to be from a trunk line located
near the intersection of CSAH 37 & TH 101.
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.
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OTHER CONSIDERATIONS
1. Benchmarks need to be shown on each sheet (see page 7 Section 111.14 of
Engineering Manual).
SUMMARY AND/OR RECOMMENDATION
We recommend that a plan depicting the sanitary sewer and watermain extensions be
submitted prior to consideration of preliminary plat approval.
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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
PLANKING REPORT
TO: Otsego Planning Commission
FROM: Daniel Licht, AICP
RE: Otsego — Vetsch Farm; Comprehensive Plan Amendment
REPORT DATE: 30 July 2003 ACTION DATE: 29 August 2003
NAC FILE: 176.02 — 03.24 CITY FILE: 2003-31
BACKGROUND
Maplewood Development, Inc. has submitted a concept plan entitled Vetsch Farms
consisting of 283 single family and various townhouse units on 121 acres of land
located along CSAH 37 and south of 1-94 in the "Golden Polygon" area. The subject
site is currently guided for industrial use within the West Sanitary Sewer Service District.
Consistent with the interim land use plan provisions of the Comprehensive Plan, the
property remains zoned A-1 District. The applicant is requesting a Comprehensive Plan
amendment to guide the property for residential uses based on the concept plan.
Exhibits:
A. West Sewer District Summary
B. Land Use Plan
ANALYSIS
Comprehensive Plan. The Land Use Plan illustrates a generalized development
pattern for the City that is to be implemented over an extended time period. In
considering a request to amend the Land Use Plan, the policies of the Comprehensive
Plan require that "once established, geographic land use designations and related
zoning classification shall be changed only when it can be demonstrated that such
modifications are in the best interest of the community" and that these changes "shall
occur only when they will promote land use compatibility and pre -determined goals and
policies of the Comprehensive Plan". (Policy Plan, p. 38)
Concept Plan. The submitted concept plan illustrates a residential development
consisting of 57 single family lots, 58 twin home units, 64 townhouse dwellings in four
unit buildings and 104 townhouse dwellings in eight unit buildings. The overall project
has a density of 2.3 units per acre, which would be consistent with the City's definition
of low density residential uses in large part to the private open space, wetlands and
other natural open spaces preserved as part of the development plan. The townhouse
buildings use a consistent architectural style with better detailing than is typically
provided for such uses.
If the Comprehensive Plan amendment is approved, the applicant would need to apply
for a Planned Unit Development concept plan and/or development stage plan
approvals, rezoning, and preliminary and final plats. A more detailed review of the
concept plan would be completed at that time to check compliance with the City's
various development regulations. At least on an initial basis, the intensity and general
character of the use appears well conceived and designed in consideration of the
subject site.
Industrial Use. A primary goal of the City's Comprehensive Plan has been the
establishment of industrial land uses to create an expanded tax base and employment
opportunities within Otsego. Access and visibility from 1-94 are considered significant
assets in achieving this goal. While the wetlands and natural amenities of the subject
site serve the proposed concept plan well, these features would also benefit an office
park or business campus that would be allowed to develop under the present industrial
land use designation. The timing of the market demand to develop the site is not a
consideration of this request in that the reverse holds true for residential use that the
City has other land suitably guided available for development. Based on these
considerations, the proposed reclassification of industrial land use to residential land
use is not consistent with the City's Comprehensive Plan.
Transportation Plan. Any development of the subject site would be accessed from
CSAH 37 extending west of Albertville. The City of Otsego is currently participating in
the Northeast Wright County Transportation Study with the Cities of Albertville and St.
Michael, Wright County and MNDoT. One of the regional issues being reviewed as part
of the study is future interchange locations with 1-94 to serve these growing
communities and the overall region.
The City of Otsego has long advocated an interchange being constructed at 1-94 and
Kadler Avenue to provide local and regional service. A Kadler Avenue interchange
would provide a direct connection between 1-94 and TH 101 via the 70th Street corridor,
which is anticipated to become a County Road. Furthermore, the Kadler Avenue
crossing allows for traffic to bypass the City of Albertville and connect with existing
CSAH 37 and CSAH 18 for regional connections.
Potential construction of a future interchange at Kadler Avenue and 1-94 would make
the area on the south side of the interstate that includes the subject site prime for
industrial or office park development. Construction of the interchange and connecting
roadways would also impact the area, potentially negatively effecting any residential
developments. As such, it is premature to consider a residential use of the subject site
until local and regional transportation planning is completed.
Housing Supply. The City allowed development applications for the west sanitary
sewer service district to be submitted this year after receiving MPCA approvals for
construction of the west waste water treatment plant. To date, the City has approved
or has in process preliminary plats for 3,075 dwelling units with the balance below:
Unit
Total West
Sewer District
Area East
of CSAH 19
Single Family
41.7%
50.3%
Townhouse
50.5%
40.0%
Multiple Family
7.8%
9.6%
While it is a goal in the Comprehensive Plan to "provide a variety of dwelling unit types
and balanced housing stock to satisfy the needs, desires, and income levels of all
people" (Policy Plan, p.34) it also states that the City is to avoid to the extent possible
"an over supply of one type or variety of development" (Policy Plan). Given that
Townhouse developments are a new land use form to the community since
development began in is 2000, the Planning Commission and City Council have
struggled to define the appropriate balance of single family to townhouse dwellings the
east sanitary sewer service district. These same questions have come up in the west
sewer district now as well. A major element of the Comprehensive Plan update
scheduled to be undertaken next year will be a specific housing chapter intended to
resolve this issue. Until the City steps back from the pace of on-going development
and works through a comprehensive planning process, changing the land use plan to
include additional medium-high density residential uses is premature.
Sanitary Sewer Service. There are two main issues with the submitted concept plan
related to sanitary sewer service. The first is availability of service. The nearest
possible extension of sanitary sewer service to the subject site is to the first phase of
Kittrege Crossing, which is over one mile away on the north side of 1-94. The City has
no schedule to extend sanitary sewer service to the subject site, which must go through
undeveloped and developed lands and be jacked under 1-94 at considerable expense.
The Comprehensive Plan outlines as part of its interim land use strategy, that a site
cannot be considered for development if necessary services to support that
development will not be available for two or more years. Given the distance and
expenses involved with extending sanitary sewer (and water) to the subject site, the
applicant's request is premature until a means of extending municipal utilities to the
subject site is presented.
The second issue related to sanitary sewer service is capacity. The Comprehensive
Plan states that 30 percent of available sanitary sewer capacity is to be reserved for
commercial and industrial development. Based on 600,000 gallons per day capacity at
the treatment plant and residential equivalent connection of 250 gallons per day, there
is capacity for 1,680 residential dwellings in the first phase of the west waste water
treatment plant. As mentioned above, the City has already preliminary platted 3,075
residential dwelling units over one year before the treatment plant will be operational
which is 183% of the residential capacity and 128% of the total capacity in the first
phase of the plant. Furthermore, there are approximately 240 acres east of CSAH 19
within the west sanitary sewer service district that the Comprehensive Plan guides for
low density residential uses but for which no development proposals or concepts have
been brought forward. At approximately 2.5 units per acre, these 240 acres could yield
an additional 600 acres. The City's policy is that sanitary sewer capacity is only
allocated to approved final plats with executed development contracts to assure timely
development. However, it does not seem a prudent to amend the Land Use Plan when
there is more than sufficient developable land within the phase 1 service area to utilize
available sanitary sewer capacity from the phase 1 waste water treatment plant.
CONCLUSION
A decision for the appropriate use of land within the City, as guided by the
Comprehensive Plan, is a policy decision to be determined by City Officials. While the
concept plan presented in support of the application to amend the Comprehensive Plan
has many positive attributes, the request should not be approved. Development of
industrial uses along the 1-94 corridor is one of the City's foremost goals. Moreover,
current issues related to regional transportation planning, questions concerning the
amount and type of townhouse uses already approved within the west and east sanitary
sewer service district and limitations on sanitary sewer service capacity all make the
request premature. City Staff strongly discouraged this request from being submitted in
meetings with the applicant prior to these very issues being discussed and resolved by
City Officials outside of any development request. Actions for the Planning Commission
and City Council to consider are outlined below.
A. Motion to approve an amendment of the Comprehensive Plan changing the
guided land use of the subject site from industrial to medium high density
residential 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 following policies of the Comprehensive Plan:
1. Once established, geographic land use designations and related zoning
classifications shall be changed only when it can be demonstrated that
such modifications are in the best interest of the community. Such
changes shall occur only when they will promote land use compatibility
rd
and pre -determined goals and policies of the Comprehensive Plan. (Policy
Plan, p. 38)
2. Immediate, short range market potential and demand of activities which
are not suggested for a site or area by the Comprehensive Plan or allowed
by the Zoning Ordinance shall not be the sole justification for a change in
activity. (Policy Plan, p. 38)
3. Industrial (and commercial) development shall be strongly encouraged to
create new job opportunities and expand the local tax base to assist in
paying for needed service and reduce tax impacts on housing costs.
(Policy Plan, p. 49)
4. To the extent possible, the provision and maintenance of a balanced
variety of development types and areas to satisfy the needs, desires and
income levels of all people shall be encouraged. An over supply of one
type or variety of development shall be avoided to the extent possible.
(Policy Plan, p. 36)
5. A balance in the types and quantities of housing units available throughout
the City shall be maintained, emphasizing higher value, single family
units/lots, medium/high density multiple family and elderly housing
developments to balance with existing residential development. (Policy
Plan, p. 43)
6. Residential development shall be protected from adverse environmental
impacts, including noise, air, and visual pollution. New residential
development shall be prohibited in areas where noise and/or pollution
exceed accepted standards and the negative impacts are not correctable
by construction, site planning or other techniques. (Policy Plan, p. 43)
7. A balance in the availability of quality housing choices throughout the City
shall be maintained. (Policy Plan, p. 46)
C. Motion to table the application.
PC. Mike Robertson
Judy Hudson
Andy MacArthur
Ron Wagner
Mario Cocchiarella
Dale Vetsch
Doug Vetsch
5
WEST SANITARY SEWER DISTRICT - RESIDENTIAL PRELIMINARY PLATS
Available Residential Capacity: 1,680
% Residential Capacity Preliminary Platted:
% Total Capacity Preliminary Platted:
RECs
128%
183%
Unit Types
%SF 41.7%
%TH 50.5%
%MF 7.8%
100.0%
Unit Types
%SF 50.3%
%TH 40.0%
%MF 9.6%
100.0%
N/C Kittrege Crossing
TH Bldg. Type
%Row 35.6%
%B/B 64.4%
100.0%
N/C Kittrege Crossing
%R-4 28.8%
%R-6 71.2%
100.0%
aingie ramtty
i ownnouse
MF
TOTAL
jAcres
Gross
PLAT
R-4
R-6
Sub
2
3
4
5
6
7
8
>8 Sub
Bldgs Row
B/B
Density
Arbor Creek
250
246
496
0
0
0
0
0
0
0
0
0
0
0
0
0
496
207.8
2.4
Martin Farms
119
373
492
0
45
44
90
6
0
0
0
185
45
185
0
240
917
306.1
3.0
Zimmer
0
113
113
0
3
36
45
60
0
176
170
490
68
102
388
0
603
140.6
4.3
Pleasant Creek
0
0
0
0
12
80
5
60
7
160
0
324
56
69
255
0
324
41.2
7.9
Sunray Farms
0
155
155
0
0
0
0
0
0
0
0
0
0
0
0
0
155
57.4
2.7
Kittredge Crossing
0
25
25
0
0
0
0
0
0
0
555
555
580
97.5
5.9
Roden
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
70.8
0.0
0
0
0
0
0
0
0
0
0
0
0
0
#DIV/0!
0
0
0
0
0
0
0
0
0
00
0
#DIV/0!
0
0
0
0
0
0
0
0
0
0
0
0
#DIV/0!
TOTAL
369
9121
1281
0
60
160
140
126
7
336
7251
15541
1691
3561
643
2401
30751
921.4
3.3
Available Residential Capacity: 1,680
% Residential Capacity Preliminary Platted:
% Total Capacity Preliminary Platted:
RECs
128%
183%
Unit Types
%SF 41.7%
%TH 50.5%
%MF 7.8%
100.0%
Unit Types
%SF 50.3%
%TH 40.0%
%MF 9.6%
100.0%
N/C Kittrege Crossing
TH Bldg. Type
%Row 35.6%
%B/B 64.4%
100.0%
N/C Kittrege Crossing
%R-4 28.8%
%R-6 71.2%
100.0%
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 Mayor and City Council
Otsego Planning Commission
FROM: Daniel Licht, AICP
DATE: 30 July 2003
RE: Otsego — West Sanitary Sewer Service District
NAC FILE: 176.08
Attached please find a spreadsheet summarizing the development activity within the
west sanitary sewer district. Although the City only approved the first preliminary plat
for the west sanitary sewer district in March of this year, over 3,000 residential dwelling
units have been preliminary platted. This raises a number of issues:
The number of residential units preliminary platted is equal to 134 percent of the
total capacity available in the 600,000 gpd. west treatment plant. Based on the
City's policy to reserve 30 percent of available capacity for commercial and
industrial uses, the number of potential residential units is 192 percent of the
available residential sewer capacity.
Most developers anticipate a five year build out of their projects. Given the size
of Arbor Creek and Martin Farms, these projects may take a longer period to
develop. However, a five year build out of the preliminary platted lots is equal to
approximately 640 new dwellings per year. This growth rate would result in all
available sanitary sewer capacity allocated for residential uses being absorbed in
by 2006 or 2007.
The Institute of Transportation Engineers estimates single family uses generate
10.0 trips per day and townhouse uses 5.2 trips per day per dwelling. Based on
these trip generation estimates, the areas east of CSAH 19 preliminary platted
will generate approximately 22,400 vehicle trips. This amount of traffic generated
makes construction of MacIver Avenue as a full width major collector roadway
from 80thStreet to CSAH 37 a top priority.
■ The density of residential uses in the west sewer district is 3.5 dwelling units per
gross acre. This is a fairly intensive land use pattern for a suburban community
and is mostly reflective of the location that developments have occurred initially
within the west sewer district. There are approximately 240 acres of land within
the planned phase 1 service area east of CSAH 19 for which the City has
received no development plans. City Staff expects and is will be directing
developers that these remaining parcels will be primarily single family residential
uses based on the requirements of the R-4 District. As a result, the density of
residential land uses within the west sewer district is expected to decrease.
• Single family dwellings are 44 percent of the total residential units and
townhouse uses are 48 percent. The 240 multiple family senior units within
Martin Farms equals seven percent of the housing supply. If the townhouse and
multiple family oriented Kittredge Crossing is not included, the percentages of
single family and townhouse uses changes to 53 percent and 37 percent
respectively.
• The mix of single family lot sizes is divided between 36 percent R-4 District
(12,000sf. and 75ft. wide minimums) and 64 percent R-6 District (9,000sf and 60
ft wide minimums). These percentages are based on zoning district designations
and not actual lot sizes. The average lot size in each of the plats is greater than
12,000 square feet suggesting a wide variety of single family lot sizes. Future
applications for single family subdivisions will be subject primarily to R-4 District
requirements.
■ The townhouse buildings are almost two-thirds back to back style units, and
approximately one-half of the total units are eight units per building (or more).
Again, City Staff expects and is providing direction to any new developers that
any further townhouse uses in the area east of CSAH 19 will be limited to two or
three unit row style buildings to provide greater diversification in the housing
supply.
PC. Mike Robertson
Judy Hudson
Andy MacArthur
Ron Wagner
4
WEST SANITARY SEWER DISTRICT - RESIDENTIAL PRELIMINARY PLATS
PLAT
Arbor Creek
Martin Farms
single ramiq
R-4 R-6 Sub
250 246 496
119 373 492
i ownnouse
2 3
0 0
0 45
4
0
44
5
0
90
6
0
6
7
0
0
8
0
0
>8 Sub
0 0
0 185
Bldgs Row
0 0
45 185
B/B
0
0
MF
0
240
TOTAL
496
917
Acres
207.8
306.1
Gross
Density
2.4
3.0
Zimmer
0
113
113
0
3
36
45
60
0
176
170
490
68
102
388
0
603
140.6
4.3
Pleasant Creek
0
0
0
0
12
80
5
60
7
160
0
324
56
69
255
0
324
41.2
7.9
Sunray Farms
0
155
155
0
0
0
0
0
0
0
0
0
0
0
0
0
155
57.4
2.7
Kittredge Crossing
0
25
25
0
0
0
0
0
0
0
555
555
580
97.5
5.9
Roden
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
70.8
0.0
0
0
0
0
0
0
0
0
0
0
0
0
#DIV/0!
0
0
0
0
0
0
0
0
0
0
0
0
#DIV/0!
0
0
0
0
0
0
0
0
01
01
1
0
0
#DIV/0!
TOTAL
369
912
12811
0
60
160
140
126
7
336
7251
15541
1691
643
240
30751-921.4
3.3
Available Residential Capacity: 1,680
% Residential Capacity Preliminary Platted
% Total Capacity Preliminary Platted:
a-
RECs
128%
183%
Unit Types
%SF 41.7%
%TH 50.5%
%MF 7.8%
100.0%
Unit Types
%SF 50.3%
%TH 40.0%
%MF 9.6%
100.0%
N/C Kittrege Crossing
TH Bldg. Type
%Row 35.6%
%B/B 64.4%
100.0%
N/C Kittrege Crossing
%R-4 28.8%
%R-6 71.2%
100.0%