ITEM 2.1I-rEhA 2--1
3601 Thurston Avenue N, Suite 100
Anoka, MN 66303
Phone: 763.231 .6840
Facsimile: 763.427.0520
Tim COPIanningCoream
PLANNING REPORT
TO: Otsego Planning Commission
FROM: Daniel Licht, ATP
RE: Otsego — Zimmer Farms NW; Preliminary Plat
REPORT DATE: 27 November 2013
ACTION DATE: 11 January 2014
TPC FILE: 101.02
BACKGROUND
D.R. Horton Inc. has submitted application for preliminary plat approval to subdivide
26.8 acres at the southeast corner of Maclver Avenue and 70th Street into 53 single
family lots. The subject site consists of two outlots established for future phases with
previous additions to Zimmer Farms and one buildable lot from Zimmer Farms 3rd
Addition. The application also includes a PUD -CUP to allow for development of the
proposed subdivision within a Shoreland Overlay District and proposed lot standards.
A public hearing has been noticed for the Planning Commission meeting on 2
December 2013 to consider the application.
Exhibits:
A. Site Location
B. Zimmer Farms Development Plan dated 07/15/03
G. Preliminary Plat Submittal dated 11/11/2013 (8 sheets)
ANALYSIS
Previous Approvals. D.R. Horton received initial approvals for Zimmer Farms from
the City Council on 25 August 2003 that included a Zoning Map amendment, an
Environmental Assessment Worksheet (SAW), preliminary plat and PUD -CUP
applications for the project. A final plat for Zimmer Farms was approved by the City
Council on 22 December 2003 that included the majority of the subject site as an outlot
planned to be subdivided as a future phase for townhouse dwelling units,
Environmental Review, An EAW was prepared with the review of the Phase I
applications and its scope included the planned development of future phases of
ZirnmerFarms. The plan for the subject site reviewed as part of the EAW was for
townhouse development of 158 dwelling units. The City Council adopted findings on
25 August 2013 that the proposed project did not have potential for significant
environmental effects and that an Environmental Impact Statement was not to be
required. The current preliminary plat application requires no additional environmental
review given the substantial decrease in the number of dwelling units now being
proposed.
Comprehensive Plan. The 2012 Otsego Comprehensive Plan includes the subject
site within the West Sewer District and guides the area for low to medium density
residential uses. The proposed subdivision of single family lots based on the lot
requirements of the R-6 District is consistent with the future land use designation of the
Comprehensive Plan. City staff has completed an analysis of available sanitary sewer
capacity within the West Sewer District and determined that sufficient capacity exists to
provide service to the proposed preliminary plat in accordance with the policies of the
Comprehensive Plan. Sanitary sewer service is only reserved however for subdivisions
with approved final plats that have paid utility availability charges.
Zoning. The subject site was zoned R-6, Residential Medium Density Residential
District with the Phase 1 application approved on 25 August 2003. The R-6 District
allows for single family dwellings as proposed on the current preliminary plat application
as a permitted use.
The subject site is also with in a Shoreland Overlay District of a Natural Environment
lake located west of MacIver Avenue. A PUD -CUP is processed concurrent with the
preliminary plat application to allow for the proposed subdivision under R-6 District
standards based upon the density analysis done with the initial preliminary plat
applications approved 25 August 2003 that included the subject site being developed as
townhouse dwelling. The current preliminary plat application for subdivision of 53 single
family lots likewise complies with the density allowed with in the Shoreland Overlay
District.
Surrounding Land Uses, The subject site is surrounded by the following existing
and/or planned land uses. The single family lots proposed to be subdivided within the
subject site are compatible with existing and planned land uses in the area,
Direction
Land Use Plan
Zoning Map
Existing Land Use
North
MD/HD Residential
R-6 District
A riulture
East
LID Residential
LDIMD Residential
R-6 District
R-4 District
Single family dwellings
South
LD/MD Residential
LD Residential
R-6 District
Single family dwellings
1f' eSt
Albertville
Albertville
Single family dwellings
2
Access. The City is proceeding with plans to improve and construct 70th Street as a
collector street from Martin Farms Avenue to Oakwood Avenue in 2014-2015. When
complete, this project gill provide a much needed east -gest connection across Otsego
and allow residents in the western part of the city greater access to commercial areas
and TH 10 1 for em plo meat commuting. Flo access to MacIver Avenue or 70#x' Street i
allowed from the subject site based on these roadways beim designated as residential
collector streets by the Comprehensive Plan and the access spacing requirements
applicable to streets with this designation. The applicant is required to pay a collector
street access fee as a condition of final plat approval. The proposed preliminary plat will
be accessed via connections to exiting 67th Street and Marlowe Avenue within the
developed areas of Zimmer Farms. The access points are consistent with the locations
identified on the original Zimmer Farms development plan for the subject site.
Streets. All of the lots within the preliminary ,plat will be accessed via public streets.
The proposed public streets are 28 feet wide with concrete curb and gutter within 60
foot rights-of-way. The pians for the proposed public streets are consistent with the
requirements of the Engineering Manual and are subject to review and approval by the
City Engineer. There is one cul-de-sac street shown on the preliminary plat with a 200
foot length and 60 foot radii for the right-of-way at the tura around in compliance with
Section 21-7-6 f the Subdivision Ordinance. A five foot concrete sidewalk is provided
on one side of all through streets consistent with the Engineering Manual. Street
names will be established at the time of final plat approval in accordance with Section
21-7-7.Q of the Subdivision Ordinance and the Wright County grid system.
Lot Requirements. The -6 [district establishes the following minimum lot
requirements. The proposed single family lots shown on the preliminary plat all
conform to these minimum requirements.
The initial preliminary plat approval for Zimmer Farms included a 1foot reduction in the
required setback for the Dots backing up to MacIver Avenue. The reduction was
allowed as D.R. Horton was required to dedicate additional right-of-way for the
construction of the collector street, which was off -set from its original centerline for the
portions of the roadway overlying the boundary between Otsego and Albertville.
Proposed Lots -20, Block 1 abutting Maciver Avenue are a portion of the property
from which D.R. Horton dedicated the additional right-of-way and the reduced setback
will be applied to this area as well as part of the PUD -CUP.
Grading and Drainage darns The applicant has submitted grading and drainage plans
for the proposed preliminary plat. The grading and drainage plans are subject to review
and approval by the City Engineer. The developer will also be rewired to pays a
stormwater impact fee at the time of final plant approval.
3
Lot
Area
Lot
Width
Lot
Depth
Setbacks
Front Side
Rear
Interior
9,000sf,
(ret)
60ft.
100ft,
35ft. 7ft.
35ft.
loft. interior
6 5ft. collector street
corner
90ft.
The initial preliminary plat approval for Zimmer Farms included a 1foot reduction in the
required setback for the Dots backing up to MacIver Avenue. The reduction was
allowed as D.R. Horton was required to dedicate additional right-of-way for the
construction of the collector street, which was off -set from its original centerline for the
portions of the roadway overlying the boundary between Otsego and Albertville.
Proposed Lots -20, Block 1 abutting Maciver Avenue are a portion of the property
from which D.R. Horton dedicated the additional right-of-way and the reduced setback
will be applied to this area as well as part of the PUD -CUP.
Grading and Drainage darns The applicant has submitted grading and drainage plans
for the proposed preliminary plat. The grading and drainage plans are subject to review
and approval by the City Engineer. The developer will also be rewired to pays a
stormwater impact fee at the time of final plant approval.
3
Drainage and Utility Easements. Section 21-7-15 of the Subdivision requires that
stormwater basins and wetlands be included within outlots platted and deeded to the
City, although the City may at its option elect to require only drainage and utility
easements. The stormwater basin for the subject site is to be located at the northwest
corner of the preliminary plat and is to be platted as Outlot A. Drainage and utility
easements are also shown to be dedicated at the perimeter of all lots as required by
Section 21-7-15.A of the Subdivision Ordinance. Outlot A must be deeded to the City at
the time of final plat approval and all drainage and utility easements 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. All utility plans and issues
are subject to review and approval of the City Engineer. The developer will be required
to pay the Sewer Availability Charge and Water Availability Charge in effect at the time
of final plat approval.
Landscaping. Landscaping to be required for the preliminary plat in accordance with
Section 20-16-7.0 of the Zoning Ordinance is limited to provision of two trees per lot.
Additionally, Section 20-16-7.D requires a berm/landscaping be installed along the rear
lot lines of Lots 1-20, Block 1 abutting 70th Street and Maelver Avenue. A landscape
plan for this required buffer yard has been submitted and is consistent with the Zoning
Ordinance requirements for the location and size of the plantings.
Park and Trail Dedication, The Future Parks and Trails System Plan included in the
Comprehensive Plan does not designate any area within Zimmer Farms for additional
park land acquisition. As such, park and trail dedication requirements for the subject
site will be satisfied by payment of a cash fee in lieu of land calculated on a per lot basis
at the time of final plat approval.
Final Plat approval. Upon approval of a preliminary plat, the developer must submit
application for final plat, which is subject to City staff review, and approval by the City
Council. The final plat approval includes execution of a development contract to
memorialize all of the conditions of approval and provide for payment of applicable fees.
RECOMMENDATION
Zimmer Farms NW is consistent with the provisions of the Comprehensive Plan and
requirements of the Zoning Ordinance and Subdivision Ordinance. The change in land
use from townhouse dwellings proposed in 2003 to the current plan for single family lots
reflects current market conditions and trends as well as indicating improving economic
conditions, which is positive for the City. City staff recommends approval of the
application subject to the stipulations outlined below.
4
POSSIBLE ACTIONS
A. Motion to recommend City Council approval of the Zimmer Farms NW
Preliminary Plat and PUD -CUP subject to the following conditions:
Approval of the preliminary plat shall not guarantee access to sanitary
sewer service. The City shall only allocate sanitary sewer capacity to
approved final plats with signed development contracts to assure the City
of timely development.
2. Street names shall be designated on the final plat in accordance with
Section 21-7-7 of the Subdivision Ordinance and Wright County grid
system, subject to approval by City staff.
3. All lots are subject to the following minimum requirements of the -
District:
4. The design and construction of all streets is subject to review and
approval of the City Engineer.
5. All grading, drainage and erosion control plans and issues are subject to
review and approval of the City Engineer.
6. All drainage and utility easements are subject to review and approval by
the City Engineer,
7. All utility plans are subject to review and approval by the City Engineer.
8. Park and trail dedication requirements shall be satisfied by payment of a
cash fee in lieu of land calculated based on the fee in effect at the time of
final plat approval.
9. The developer shall submit application for final plat approval and execute
a development contract in accordance with the Subdivision Ordinance,
10. The comments of the Engineering Review dated November 27, 2013 are
addressed subject to review and approval of the City Engineer.
B. Motion to recommend the application be denied based on finding that the
request is inconsistent with the Comprehensive Plan and does not comply with
the City's official controls.
5
Lot
Area
Lot
Width
Lot
Depth
Setbacks
Front
Side Rear
Interior
9,000sf.
(net)
60ft.
100ft.
35ft,
7ft. Interior- 20ft.
35ft, 70, St.: 65ft.
Iciver Ave.:
Corner
90ft.
4. The design and construction of all streets is subject to review and
approval of the City Engineer.
5. All grading, drainage and erosion control plans and issues are subject to
review and approval of the City Engineer.
6. All drainage and utility easements are subject to review and approval by
the City Engineer,
7. All utility plans are subject to review and approval by the City Engineer.
8. Park and trail dedication requirements shall be satisfied by payment of a
cash fee in lieu of land calculated based on the fee in effect at the time of
final plat approval.
9. The developer shall submit application for final plat approval and execute
a development contract in accordance with the Subdivision Ordinance,
10. The comments of the Engineering Review dated November 27, 2013 are
addressed subject to review and approval of the City Engineer.
B. Motion to recommend the application be denied based on finding that the
request is inconsistent with the Comprehensive Plan and does not comply with
the City's official controls.
5
C. Motion to table.
C. Lori Johnson, City Administrator
Tarni Loff , City Clerk
Andy MacArthur, City Attorney
Ron Wagner, City Engineer
Mike Sul, D.R. Horton Inc.
Fran Hagen, Westwood Professional Services, Inc.
R
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2013 Aest%ood Profess-10nol Services, Inc.
for
Zimmer Farms NW
Otsego, MN
Prepared for:
DR Horton, Inc.
20860 Kenbridge Court,
Lakeville, MN 55044
Contact: Mike Suel
Phone: 952-985-w-7823
Fax: 9,52-985-7800
Minnesota
Suite 100
Sheet LiA Tabl-L-
DON
1 Cover
2 Existing Conditions
3 prellire- �ncry f ot
Prell im in 'I ry Grading, Drainage & Er -o-
5 Pr- ellirninory Utility Plan
6 Preliminary Lcindscop-e Rcn
—7 Street Profiles
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1-50.()o, vc
H.P. E L EV X57..39
A Dm
1.207
975
97 5
ti
CD
H. P. IS T A - 12+44-98
K
50-ooq
41.6 5
vc
cn
PY STA - 12+45,00
-0.60%
La
Zn
PVI ELEV 957.44
--Ems--D-
970
C�
970
?
4-
ci
fo
CD cn
K 10.42
LD C, to
u-
C3 ot CDPC)
Ui
(D rn
K 24.97
cd
C) C6
C3 r- LO
125-00' VC
4?.
CD j.6
Ln
PVC = 12+30-00
+
ur) + tn
Cn -t-
LO
965
-3 ja
EILEV 956-39
CD M
P V f = 12+60-00
L.P. ISTA 3+65-47
H.P'. ELEV = 972- 35�
150.00, vc
P\l STA 1+00.00
go.00, vc
9 60
ELEV 957.35
H. P. STA 5+33-00
It
PV EILE V 970.34
HLP. ELEV = 971-96
9.60
0-
La
P" STA 5+33.00
ELEV 957L.35
L -P- STA +45"OQ,
W
La I--- >
>
960
H -P. STA = 5+33-00
A.D. 4.03%
PV E-LEV - 972,60
P�A STA 10+70.00 00
-.2-
>
Li wLJJ
CL
K 31.02
P%l STA = 5+78.00
P " SLEV - 957-92
Uj
L
0- 6074;
955
C). 60%
50-00v VC
P\A EILEV 971-69
50.000
C)-60%
IN
PVC = 4+88-00
9,55
H.P. ELEV = 973.Cr9
A.U. -4.40%
L.P. ELEV mm 956-10
950
CLEV '970�71
PVT = 54-78.00
PVC 9+9500
PVT 11+45,00
M. P• STA = 3+38.45
K ;_- 20.4 5
L. P. 5 TA = 10+10.00
ELEV 970.69
ELEV 971,90
PV STA 12-+ 05-40
PV STA = 3+25.00
P VC 5+33-00
Phi STA 10+10.00
9-1 'kir Q'71 Qfl
ELEV = 9 6 0.4 5
PM Fl FV 9E-38-494
9 5 0
PM ELEV = 97?3�21
PVT 6+23-00
P4'1H-EV SS6.03
•
P%
A-0. = -2�607o'
ELEV - 971-195
A, D. 1. 2 6%
Fl,
K = 19-22
ELEV ;-- 969.4
41,67
945
PVC y 3+00.00
PVC 9+85.00
Phi3+50.00
PvT 10+35.00
ELEV 972-71
ELEV = 956.18
940
ELEV 973.06
ELEV = 956. 18
1 2 3
4 5
6
7
a
9 10
11 12
13
14
15 16
945
2 4 5 6 7
9,45
12 13
H.P. ELEV '365-'J-5
Fi.P- STA 7+25-00
PVI STA 7+70.00
PM ELEV = S168.06
A.D. ;_- -1-387.
STREET
2
990
990
-YC
C)o
CO
985
985
Lji
c-
Up
L: Up C7'
LOLOD
C'. ah
980
PM STA 1+00-00
C�p
+
00
:50. 00, vc
980
P\l ELEV 974.82
CD
to ui
C6
L.P. ELEV 956-18
-r-
+
LO
16727
L.P. STA 1+ ,
975
975
ti
F\,l 5TA = 11+71.40
PV ELEV
La
A.
970
970Lo
K 10.42
PVC = 11+46.40
125-00' VC
P V -T = ll -+96.40
965
965
L -F. EUEV = 970-07
90 0'
-3 ja
EILEV 956-39
L.P. ISTA 3+65-47
H.P'. ELEV = 972- 35�
150.00, vc
ELEV 956-59
9 60
P" ISTA 3+65.00
0-69.44
H. P. STA 5+33-00
L.P. ;ELEV = 9ELO-42
11
9.60
Phi ELEV =
P" STA 5+33.00
L -P- STA +45"OQ,
A.D. 4.03%
PV E-LEV - 972,60
P�A STA 10+70.00 00
-.2-
K 31.02
P " SLEV - 957-92
955
PVT = 4+2750
PVC = 4+88-00
K 10&85
950
CLEV '970�71
PVT = 54-78.00
PVC 9+9500
PVT 11+45,00
--
950
ELEV 970.69
ELEV 971,90
PV STA 12-+ 05-40
9-1 'kir Q'71 Qfl
ELEV = 9 6 0.4 5
PM Fl FV 9E-38-494
945
2 4 5 6 7
9,45
12 13
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