ITEM 3.1ITEM 3_7
3601 Thurston Avenue N, Suite 100
Anoka, MN 55303
Phone: 763.231 .5840
Facsimile: 763.427.0520
TPCTPQ!'cDPlanningCo.com
PLANNING REPORT
TO: Otsego Planning Commission
FROM: D. Daniel Licht, AICP
DATE: 13 April 2017
ACTION DATE: 20 May 2017
RE: Otsego —Arbor Creek 51h Addition Preliminary Plat
TPC FILE: 101.02
BACKGROUND
Centra Homes, LLC has submitted plans for development of seven single family lots east of
MacIver Avenue and south of 80th Street. The subject site is 2.3 acres in area and consists of
Outlot C, Arbor Creek 3rd Addition and an unplatted parcel abutting the original Arbor Creek
Preliminary Plat. The proposed development requires consideration of applications for a
Zoning Map amendment rezoning the unplatted parcel to R-4, Residential Urban Single Family
District, preliminary plat, and final plat approval. A public hearing has been noticed for the
Planning Commission meeting on 17 April 2017 at 7:OOPM to consider the applications.
Exhibits:
A. Site Location
B. Preliminary Plat
C. Final Plat
D. Site Development Plans dated 03/21/17
ANALYSIS
Zoning. Outlot C, Arbor Creek 3rd Addition is zoned R-4 District consistent with the zoning
designation for Arbor Creek east of MacIver Avenue. The unplatted parcel is zoned A-1,
Agriculture Rural Service District consistent with the Interim Land Use Plan adopted as part of
the Comprehensive Plan that maintains agriculture zoning on parcels until such time as
application is made for development of urban land uses guided by the Future Land Use Plan.
The developer is requesting the unplatted parcel be rezoned to R-4 District, which allows single
family lots and dwellings as a permitted use. Consideration of the proposed Zoning Map
amendment is to be based upon (but not limited to) the criteria established in Section 20-3-2.F
of the Zoning Ordinance:
1. The proposed action's consistency with the specific policies and provisions of the Otsego
Comprehensive Plan.
Comment: The subject site is guided for low density residential uses within the West
Sewer District by the 2012 Comprehensive Plan and planned to be developed with single
family lots. The proposed land use is consistent with provisions of the Comprehensive
Plan.
2. The proposed use's compatibility with present and future land uses of the area.
Comment: The subject site is surrounded by and will be compatible with the
following existing and planned single family residential land uses in the area:
Direction
Land Use Plan
Zoning Map
Existing Use
North
Public/Quasi-Public
INS District
E-8 School
East
LD Residential
A-1 District
Rural single family
South
LD Residential
R-4 District
Single family
West
LD Residential
R-4 District
Single family
3. The proposed use's conformity with all performance standards contained within the
Zoning Ordinance and other provisions of the City Code.
Comment: The proposed preliminary plat will comply with all applicable requirements of
the Zoning Ordinance, Subdivision Ordinance, and Engineering Manual.
4. Traffic generation of the proposed use in relation to capabilities of streets serving the
property.
Comment: Four of the proposed lots within the preliminary plat are accessed through
Arbor Creek via local streets and three lots will access directly to 80th Street, which is a
minor collector street improved as part of the ISD 728 E-8 development. These streets
connect to MacIver Avenue, which is designated as a residential major collector street
2
for moving traffic in/out of the area. Area roadways have adequate capacity to
accommodate traffic generated by the proposed development.
5. The proposed use can be accommodated by existing public services and facilities and
will not overburden the City's service capacity.
Comment: The proposed preliminary plat is within the West Sewer District and utility
and service capacity for the proposed development is available.
Existing Structures. There is an existing single family house and detached accessory buildings
within the area of the unplatted parcel. The single family house and detached accessory
buildings are to be demolished. We recommend adding demolition of the existing structures
as a condition of preliminary plat approval.
Streets. The proposed development will include extension of 791h Street from the east line of
Arbor Creek 3rd Addition across the southern portion of the uplatted parcel to its east
boundary. This street is designed as 28 feet wide with a five foot wide sidewalk on the north
side within a 60 foot right-of-way consistent with the requirements of the Engineering Manual.
A temporary cul-de-sac will be required to be constructed at the east terminus of 79th Street.
Lots 2-4, Block 1 will access directly to 80th Street, which is a minor collector street improved as
part of the ISD 728 E-8 School development. Direct lot access to minor collector streets is
allowed by the Zoning Ordinance and Subdivision Ordinance. The street was constructed
without surmountable curb, so driveway aprons will be required to be constructed by the
developer/builder for each lot.
The developer has submitted construction plans for the proposed street improvements. The
developer will also be required to pay a collector access fee for MacIver Avenue for the
proposed seven lots as part of a development agreement. All right-of-way and street issues,
including signs and street lighting, are subject to review and approval of the City Engineer.
Lot Requirements and Setbacks. The table below outlines the lot requirements and setbacks
established for lots within the R-4 District. The proposed single family lots range in area from
12,038 square feet to 21,595 square feet, with a mean lot area of 14,050 square feet. All of the
proposed lots comply with the minimum requirements of the R-4 District.
Min. Lot
Area
Min. Lot Width
Min. Lot
Depth
Setbacks
Front
Side
Rear
12,OOOsf.
Interior
75ft.
100ft.
35ft.
Interior
10ft.
20ft.
Corner
100ft
Corner
35ft.
Landscaping. No landscape plan has been submitted. A minimum of two shade trees per lot
are required to be planted by Section 20-19-2.0 of the Zoning Ordinance. Installation of the
trees will be verified at the time a certificate of occupancy is issued for a single family dwelling
on each lot.
Park and Trail Dedication. Section 21-7-18 of the Subdivision Ordinance establishes
requirements for park and trail dedication. The Future Parks and Trails Plan map adopted as
part of the 2012 Comprehensive Plan does not identify acquisition of property from within the
area of the subject site. As such, park and trail dedication requirements will be satisfied as a
cash fee in lieu of land paid at the time the final plat is approved and development agreement
executed.
Grading Plan. The applicant has submitted grading and drainage plans for the proposed
preliminary plat. There are no wetlands within the area of the preliminary plat. The developer
must pay a stormwater impact fee for Otsego Creek at the time of final plat approval. All
grading, drainage, and erosion control issues are subject to review and approval by the City
Engineer.
Utility Plan. The applicant has submitted utility plans for extension of sanitary sewer and
water utilities to serve the proposed single family lots. Utility access to Lots 2-4, Block 1 will be
in the rear yard as there are no utilities installed within 80th Street to the front of the lots. The
Comprehensive Plan establishes that the City only allocates sanitary sewer capacity to approved
final plats with signed development contracts to assure the City of timely development. The
developer will be required to pay the Sewer Availability Charge and Water Availability Charge in
effect at the time of final plat approval. All utility plans and issues are subject to review and
approval of the City Engineer.
Easements. Drainage and utility easements are shown to be dedicated at the perimeter of all
lots as required by Section 21-7-15.A of the Subdivision Ordinance. The drainage and utility
easements are widened where necessary to accommodate rear yard utility pipes for Lots 2-4 as
shown on the Utility Plan. All drainage and utility easements are subject to review and approval
of the City Engineer.
Outlots. The proposed preliminary plat and final plat includes no outlots.
Development Agreement. The City Attorney will draft a development agreement related to
the proposed final plat to provide for construction of the project, completion of all public
improvements, establishment of required securities, and payment of applicable fees. The
Development Agreement is to be adopted by resolution of the City Council concurrent with the
final plat approval and executed prior to recording of the final plat.
M
RECOMMENDATION
The proposed preliminary plat and final plat for Arbor Creek 511 Addition is consistent with the
2012 Comprehensive Plan and complies with requirements of the Zoning Ordinance and
Subdivision Ordinance. Our office recommends approval of the applications as outlined below.
POSSIBLE MOTIONS
Decision 1— Zoning Map Amendment
A. Motion to recommend approval of a Zoning Map amendment rezoning the subject site
from A-1 District to R-4 District based on a finding that the request is consistent with the
criteria outlined in Section 20-3-2.F of the Zoning Ordinance.
B. Motion to deny the application based on a finding that the request is not consistent
with the criteria outlined in Section 20-3-2.F of the Zoning Ordinance.
C. Motion to table.
Decision 2 —Preliminary Plat/Final Plat
A. Motion to recommend approval of a preliminary plat and final plat for Arbor Creek 51h
Addition, 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. All lots within the preliminary and final plat shall comply with the following
minimum lot requirements and setbacks:
Min. Lot
Area
Min. Lot Width
Min. Lot
Depth
Setbacks
Front
Side
Rear
12,OOOsf.
Interior
75ft.
100ft.
35ft.
Interior
10ft.
20ft.
Corner
100ft
Corner
35ft.
3. Landscaping shall be installed on each lot as required by Section 20-19-2.0 of the
Zoning Ordinance.
4. Park and trail dedication requirements shall be satisfied as a cash fee in lieu of
land at the time of final plat approval.
5
5. The developer shall pay a collector street access fee for MacIver Avenue upon
approval of the final plat as set forth in the development agreement; II right-of-
way, street construction, street signs, and street lighting are subject to review
and approval of the City Engineer.
6. The developer shall pay a stormwater impact fee for Otsego Creek at the time of
final plat approval; all grading, drainage and erosion control plans are subject to
review and approval of the City Engineer.
The developer shall pay applicable utility availability charges upon approval of
the final plat and pay utility connection charges at the time a building permit is
issued for each lot based on the current fee in effect at that time; all utility plans
and issues are subject to review and approval of the City Engineer.
8. All drainage and utility easements are subject to review and approval of the City
Engineer.
9. Existing structures within the uplatted parcel shall be demolished and all debris
properly disposed of as required by the City Code.
10. The developer shall execute a development agreement upon final plat approval
as drafted by the City Attorney and approved by resolution of the City Council.
B. Motion to recommend the application be denied based on a finding that the request is
inconsistent with the Comprehensive Plan and does not comply with the Zoning
Ordinance, Subdivision Ordinance, and Engineering Manual.
C. Adam Flaherty, Interim City Administrator/Finance Director
Tami Loff, City Clerk
Ron Wagner, City Engineer
Andy MacArthur, City Attorney
David Pattberg, Centra Homes, LLC
Nate Herman, Sambatek
Site Location Map
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