ITEM 2.1FrEM 2-1
3601 Thurston Avenue N, Suite 100
Anoka, MN E56:303
Phone: 763.231.6840
Facsimile: 76:3.427.0620
TPC@ P1 a n n i n g Co. con -i
PLANNING REPORT
'1"0: Otsego Planning commission
FROM- Daniel Licht., AICD
RE: Otsego — Justen 2 ,d Addition; Preliminary Final Plat
REPORT DATE: 13 June 2013
ACTION DATE: 23 July 2013
TPC FILE: 101.02 — 13.02
BACKGROUND
GTTM2 LLC has submitted plans to subdivide Outlot A, Justen Addition into two
buildable lots. Outlot A is a vacant 3.62 acre parcel located at the northeast corner of
Packard Avenue and 88th Street, which was platted in 1999 when the current property
owner subdivided it from their single family dwelling to the southeast (Lot 1, Block 1
Justen Addition). Outlot A and the adjacent single family property are now under
separate ownership. The application requires consideration of a preliminary and final
plat as well as vacation of existing drainage and utility easements. A public hearing
has been noticed for the Planning Commission meeting on 17 June 2017 to consider
the application.
Exhibits:
A. Site Location
B. James Addition Utilityesubdivision Plan
C. Preliminary Plat
D. Final Plat
ANALYSIS
Comprehensive Plan. The subject site is guided by the Comprehensive Plan for low
density residential uses within the Long Range Urban Service Area. This area allows
for large lot single family residential lots served by on-site septic and well utilities. To
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minimize the potential need for future sanitary sewer and water utilities to be extended
to the Long Range Urban Service Area, the Comprehensive Plan establishes that any
additional subdivision meet one or more of the following criteria:
I . The development will result in completion of an unfinished street network.
2. The development will have the result of correcting or improving a demonstrated
area drainage problem.
3. The development provides for dedication of lands to a legitimate public purpose.
In order to satisfy these criteria, City staff recommends that a 30 foot wide outlot be
platted parallel to the northwest lot line of Lot 1, Block 1 Justen 2nd Addition extending
between Packard Avenue and the exception parcel to the north. This outlot would be
deeded to the City to allow the opportunity for access to the exception parcel to be
changed from CSAH 39 to Packard Avenue. Similar outlots were platted with Heritage
Hills for accesses off of Odean Avenue and 85th Street. This would eliminate a
driveway from CSAH 39, which is a legitimate public purpose, given the designation by
the Comprehensive Plan as a Minor Arterial roadway to which direct access is to be
prohibited. The option access to Packard Avenue would also address the likelihood that
the existing driveway from the exception parcel will be made right-in/right-out only when
CSAH 39 is upgraded in the future.
Zoning. The subject site is zoned R-3, Residential Long Range Urban Service District.
The R-3 District allows for construction of single family dwellings as a permitted use.
However, the current outlot designation of the subject site prohibits placement of any
structures until platted as lots/blocks.
Surrounding Land Uses. The subject site is surrounded by the following existing
and/or planned land uses. The proposed two single family lots will be consistent with
the character of the existing neighborhood.
Direction
Use Plan
Zoning .
Existing Use
North
--Land
LD Residential
R-3 District
Single Family
East
LID Residential
R-3 District
Single Family
West
LD Residential
R-3 District
Single Family
South
LID Residential
R-3 District
Single Family
James Addition. The subject site (and adjacent single family lot) were originally
platted as part of the James Addition in 1989. The James Addition provided for 66 foot
wide drainage and utility easements along the side and rear lots lines of the subdivision
to allow for future extension of sanitary sewer and water utilities and the possibility of
extending streets to allow subdivision of the one -acre or larger lots into urban sized lots.
The subject site has a recorded 33 foot easement along a portion of the east lot line not
shown on the submitted plans, which must be revised to illustrate the existing
easement. The utility and resubdivision plan for James Addition does not require any
additional easements through outlot A to connect to Packard Avenue.
Access. The two proposed lots have frontage to and will be accessed from Packard
Avenue, which is a paved rural section City street. Traffic generated by the two
additional lots will not create capacity or wear issues for this existing street.
Lot Requirements. The R-3 District requires a minimum lot area of one acre and
minimum width of 150 feet. The two lots proposed on the preliminary and final plat
comply with these requirements. Lot 1, Block 1 will continue to comply with these
requirements after the preliminary and final plat are redrawn to provide the outlot
recommended above for access to the exception parcel to the north. We would also not
that it would be possible to create a third lot if the north -south lot line between proposed
Lot 2, Block I Justen 2nd Addition and Lot I , Block I Justen Addition were shifted 15
feet to the east allowing each lot 150 feet of frontage to 88th Street with the cooperation
of the property owners.
Setbacks. Setbacks applicable to the preliminary and final plat are shown below.
Each of the proposed lots has adequate buildable area within the lot area in
consideration of the setback requirements.
Yard
Front
I Side
Rear Wetland
Corner
Interior
Mini. Setback
aft.
35ft.
1 Oft.
50ft. 40ft.
Utilities. The proposed lots will be served by on-site septic systems and wells. The
developer has provided soil tests for review and designs for septic systems on each lot
will be required to provide both a primary and secondary drainfield site. All utility issues
are subject to review and approval by the City Engineer.
Grading Plan. The developer has submitted grading information on the preliminary
plat illustrating the proposed topography contours for construction of a single family
dwelling upon each lot. The grading plan indicates foundation elevations for each
house are above the elevation of Packard Avenue as required by 20-16-9.D of the
Zoning ordinance. All grading, drainage and erosion control issues are subject to
review and approval by the City Engineer.
Easements. The subject site is overlaid entirely by drainage and utility easement
established when the outlot was platted to prohibit any structures from being placed
upon the property and prevent any alteration of the site. With the subdivision of the
property into two lots, the existing drainage and utility easement is to be vacated and
replaced by drainage and utility easements at the perimeter of each lot in accordance
with Section 21-7-15 of the Subdivision Ordinance. The preliminary and final plat must
also include the wetland at the southwest corner of the property and the 20 foot wetland
buffer required by Section 20-16-9-E of the Zoning Ordinance within a conservation
easement. All easements are subject to review and approval by the City Engineer.
Park Dedication. The proposed subdivision of the subject site creating two additional
buildable lots triggers park dedication requirements in accordance with Section 21-7-18
of the Subdivision Ordinance. The Comprehensive Plan does not establish a park
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search area including the subject site so park dedication requirements will be satisfied
as a cash fee in lieu of land, which is $2,635.00 per lot.
Development Contract. The developer is not installing public improvements as part of
the proposed subdivision to the provisions required in a development contract will be
limited. The City Attorney will draft the development contract for consideration by the
City Council together with the application requiring payment of all fees and escrows,
dedication of the recommended outlot and compliance with all conditions of approval.
RECOMMENDATION
The proposed Justin Addition 2nd meets the intent of the Comprehensive Plan to allow
subdivisions within the Long Range Urban Service Area only when a public purpose is
accomplished and also complies with the applicable requirements of the Zoning
Ordinance and Subdivision Ordinance. Our office recommends approval of the
applications as set forth below.
POSSIBLE ACTIONS
Motion to recommend to City Council vacation of existing drainage and utility
easements and approval of the Justin 2 d Addition preliminary/final plat, subject to the
following conditions:
1. The preliminary final plat are revised to address the comments of the City
Engineer in their memorandum of June 12, 2013, subject to approval of the City
Engineer.
2. The preliminary and final plat is revised to provide an outlot 30 feet wide parallel
to the northwest lot line of Lot 1, Block I Justen 2 d Addition and extending from
Packard Avenue to lel D 118-500-222202, which is to be deeded to the City
without restriction.
3. The prelim inary/f inal plat are revised to depict the 33 foot drainage and utility
easement recorded along a portion of the east lot line not shown on the
submitted plans.
4. The wetland and wetland buffer required by Section 20-16-9.E of the Zoning
Ordinance shall be overlaid by drainage and utility easement and conservation
easement.
5. All easements are subject to review and approval of the City Engineer.
6. All grading, drainage and erosion control issues are subject to review and
approval by the City Engineer.
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7. All utility issues are subject to review and approval of the City Engineer.
8. Park and trail dedication requirements shall be satisfied as a cash fee in lieu of
land in accordance with Section 21-7-18 of the Subdivision Ordinance and the
City's current fee schedule.
9. The applicant shall enter into a development agreement with the City subject to
review and approval by the City Attorney.
C. Lori Johnson, City Administrator
Tarsi Loff, City Clerk
Andy MacArthur, City Attorney
Ron Wagner, City Engineer
Chad Christian, applicant
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