4.1 Northwater
Request for
City Council Action
DEPARTMENT INFORMATION
ORIGINATING DEPARTMENT REQUESTOR: MEETING DATE:
Planning City Planner Licht 26 July 2021
PRESENTER(s) REVIEWED BY: ITEM #:
City Planner Licht City Administrator/Finance Director Flaherty
City Engineer Wagner
4.1 – Northwater
STRATEGIC VISION
MEETS: THE CITY OF OTSEGO:
X Is a strong organization that is committed to leading the community through innovative
communication.
Has proactively expanded infrastructure to responsibly provide core services.
Is committed to delivery of quality emergency service responsive to community needs and
expectations in a cost-effective manner.
X Is a social community with diverse housing, service options, and employment opportunities.
Is a distinctive, connected community known for its beauty and natural surroundings.
AGENDA ITEM DETAILS
RECOMMENDATION:
City staff recommends approval of a Zoning Map amendment, preliminary plat, PUD-CUP, and vacation of
drainage and utility easements.
ARE YOU SEEKING APPROVAL OF A CONTRACT? IS A PUBLIC HEARING REQUIRED?
No
Yes, held by Planning Commission 19 July 2021.
BACKGROUND/JUSTIFICATION:
Tamarack Development – Martin Farms, LLC has submitted plans for development of Outlots C, D, and E,
Martin Farms located north of 70th Street (CSAH 38) and east of Maciver Avenue. The 47.35 acre subject
site is to be subdivided into 97 single family lots, six outlots, and public rights-of-way. D.R. Horton is to be
the builder for the single family homes within the subdivision. The proposed development requires
consideration of applications for a preliminary plat, PUD-CUP, and vacation of existing drainage and utility
easements.
A public hearing to consider the applications was held by the Planning Commission meeting on 19 July
2021. Mr. Dale Willenbring of Tamarack Development was present as the applicant and agreed with the
recommendations of City staff. Ms. Deb Ridgeway of D.R. Horton was also present. During the public
hearing, one resident of Martin Farms that is immediately north of the proposed development spoke about
concerns for privacy in her rear yard and windows on the rear of her home. The Planning Commission
noted that this resident’s lot is separated from the new homes by wetlands and storm basins increasing the
distance between homes. It was also noted that the amendment approved for this block of Martin Farms
regarding wetland buffers would allow planting of trees in the rear yard of the resident’s lot.
The public hearing was closed. The Planning Commission had no other concerns. The Planning
Commission voted 6-0 to recommend approval of the applications in accordance with the findings of fact
and decision documents as presented.
SUPPORTING DOCUMENTS ATTACHED:
▪ Planning Report dated 13 July 2021
▪ Engineering Review dated July 16, 2021
▪ Findings of Fact and Decision (Zoning Map)
▪ Ordinance 2021-14
▪ Findings of Fact and Decision (Preliminary Plat/PUD-CUP)
▪ Resolution 2021-55 vacating drainage and utility easements
POSSIBLE MOTION
PLEASE WORD MOTION AS YOU WOULD LIKE IT TO APPEAR IN THE MINUTES:
Motion to adopt Ordinance 2021-14 amending the Zoning Map, approve a preliminary plat and PUD-CUP
for Northwater subject to the conditions stated on the findings of fact and decision as presented, and
adopt Resolution 2021-55 vacating existing drainage and utility easements.
BUDGET INFORMATION
FUNDING: BUDGETED:
N/A
N/A
TPC The Planning Company
PLANNING REPORT
3601 Thurston Avenue
Anoka, MN 55303
763.231.5840
TPC@PlanningCo.com
TO: Otsego Planning Commission
FROM: D.Daniel Licht, AICP
REPORT DATE: 13 July 2021
60-DAY DATE:21 August 2021
RE: Otsego -Northwater; Preliminary Plat
TPC FILE: 101.02
BACKGROUND
Tamarack Development -Martin Farms, LLC has submitted plans for development of Outlots C,
D, and E, Martin Farms located north of 70th Street {CSAH 38} and east of Maciver Avenue. The
47.35 acre subject site is to be subdivided into 97 single family lots, six outlots, and public
rights-of-way. The proposed development requires consideration of applications for a
preliminary plat, PUD-CUP, and vacation of existing drainage and utility easements. A public
hearing to consider these applications has been noticed for the Planning Commission meeting
on 21 July 2021.
Exhibits: •Site Location Map•July 8, 2021 neighborhood meeting developer's notes•Martin Farms Concept Plan•Plat illustration•Preliminary Plans dated 06/22/21 (28 sheets)
ANALYSIS
Comprehensive Plan. The 2012 Comprehensive Plan guides the subject site for Medium-to
High Density residential uses. The guided land use reflects the original plans for Martin Farms
that would develop the subject site with 185 row town homes. The City allows for development
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Review No. 1
ENGINEERING REVIEW
Residential Subdivision
Preliminary Plat
for the City of Otsego
by
Hakanson Anderson
Submitted to: Honorable Mayor and City Council
cc: Adam Flaherty, City Administrator
Audra Etzel, City Clerk
Dan Licht, City Planner
Dave Kendall, City Attorney
Chis Froemke, Westwood Professional Services
Dale Willenbring, Tamarack Land
Reviewed by: Ronald J. Wagner, P.E.
Brent M. Larson, P.E. Date: July 16, 2021
Proposed
Development: Northwater
Development
Location: PID 118197000030, 118197000040, & 1188197000050
Martin Farms Outlots C, D and E located near the SW corner of
Section 30, T121R23
Applicant: Dale Willenbring, Tamarack Land Development, LLC
Developer: Tamarack Land Development, LLC
Dale Willenbring
1536 Beachcomber Blvd
Waconia, MN 55387
Owners of Record: Tamarack Land Development, LLC
Purpose: Northwater is a proposed 97 lot single-family lot residential
development on approximately 41.34 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, Wright Soil and Water Conservation
District.
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Permits Required: NPDES, Minnesota Department of Health (water),
(but not limited to) Minnesota Pollution Control Agency (sanitary sewer), and Wright
County
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TABLE OF CONTENTS
INFORMATION AVAILABLE
COVER SHEET
EXISTING CONDITIONS (2 sheets)
PRELIMINARY PLAT
OVERALL GRADING PLAN
PRELIMINARY GRADING PLAN (4 sheets)
PRELIMINARY UTILITY PLAN (4 sheets)
PRELIMINARY STORM SEWER PLAN
PRELIMINARY STREET PROFILES (2 sheets)
PRELIMINARY STORM WATER POLLUTION PREVENTION PLAN
DETAILS
SUMMARY AND/OR RECOMMENDATION
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INFORMATION AVAILABLE
Preliminary Plans for Northwater, dated 6/23/2021, by Westwood Professional Services, Inc.
Storm Water Management Plan for Northwater, dated 6/22/2021, by Westwood Professional
Services, Inc.
Geotechnical Report for Northwater, dated 1/16/2003, by Haugo Geotechnical Services.
Wetland Delineation by Kjolhaug Environmental Services
Additional Information
Minnesota Rules, Chapter 4410 – EAW Requirement
City of Otsego Engineering Manual
City of Otsego Zoning and Subdivision Ordinances
National Wetland Inventory Map
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COVER SHEET
1. Plans shall be signed by a registered engineer.
EXISTING CONDITIONS
2. Boundary lines to include bearings, distances, curve data, and total acreage of
proposed plat, clearly indicated
3. Existing zoning classifications for land in and abutting the subdivision.
4. Total area of the proposed plat.
5. Boundary lines of adjoining unsubdivided or subdivided land, identified by name and
ownership within 150’.
6. Locations and results of soil borings, percolation tests, etc.
PRELIMINARY PLAT
7. Street horizontal curve data is missing although the streets appear to meet minimum
Otsego design standards.
8. Show the 40’ building setbacks from the delineated wetland edges.
9. Due to sections of sidewalks likely to be maintained by City the portions of sidewalk
from MacIver Ave to Street D and from 70th St to Street A shall be 10’ bituminous
trail.
10. County ROW throughout plat along CSAH 38 shall be 70’ from centerline.
PRELIMINARY GRADING PLAN
11. Wetland 8 outlet shall be in storm sewer rather than overland through back yards is
possible.
12. Storm sewer connection at north end of Street A appears to be a FES and should
connect directly to existing storm sewer
13. Outlet storm sewer from Pond 4 shall be FES.
PRELIMINARY UTILITY
14. Pond 2 outlet storm sewer shall be FES.
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15. Pond 7 outlet storm sewer shall be FES
16. A watermain loop between the west end of Street A north west to MacKenzie Ave is
required..
17. Outlet storm sewer from Pond 9 shall be FES.
18. Outlet storm sewer from Pond 10 shall be FES.
PRELIMINARY STREET PROFILES
19. No comments at this time.
PRELIMINARY STORM WATER POLLUTION PREVENTION PLAN
20. MacKenzie Avenue has a storm sewer stub for outlet of Wetland 1. This will need
extension and FES.
21. A complete review of storm water and SWPPP will occur during the final plat process
but proposed storm water routing appears accurate.
DETAILS
22. No Comments.
PRELIMINARY WETLAND IMPACTS AND BUFFER PLAN
23. Comment period for proposed wetland impact and replacement plan ended
7/16/2021. Some additional information is being request by the TEP. Wetland
delineation has been approved.
OTHER CONSIDERATIONS
24. No Comments.
SUMMARY AND/OR RECOMMENDATION
We recommend approval contingent upon the above items being addressed.
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20 Jul 21
FINDINGS & DECISION
Zoning Map Amendment
APPLICANT: Tamarack Land – Martin Farms, LLC
APPLICATION: Request to amend the Zoning Map for land included in the preliminary plat of Northwater.
CITY COUNCIL MEETING: 26 July 2021
FINDINGS: Based upon review of the application and evidence received, the Otsego City Council now makes
the following findings of fact:
A. The legal description of the property is Outlot C, D, and E, Martin Farms, City of Otsego, Wright
County, State of Minnesota.
B. The property lies within the West Sewer District and is guided Medium-to-High Density Residential
land uses by the 2012 Otsego Comprehensive Plan, as amended.
C. The property is zoned R-6, Residential Medium Density District.
D. The applicant is proposing to amend the Zoning Map to zone the property to R-5, Residential Single
and Two Family District to allow for the Northwater preliminary plat.
E. The Planning Commission and City Council must take into consideration the possible effects of the
request with their judgment based upon (but not limited to) the criteria outlined in Section 11-3-2.F of
the Zoning Ordinance:
1. The proposed action's consistency with the specific policies and provisions of the Otsego
Comprehensive Plan.
Finding: The 2012 Comprehensive Plan establishes policy to encourage housing styles and
development techniques that conserve land and increase efficiency provided that guided
densities are not exceeded. The flexibility in minimum lot area and the averaging of wetland
buffers requested under the Zoning Map amendment and PUD-CUP follows the City’s past
practices for subdivisions within the sewer districts to provide a variety of lot sizes and
subdivision layouts related to the natural conditions of the property being subdivided. The
requested Zoning Map amendment and PUD-CUP is consistent with policies of the 2012
Comprehensive Plan.
2. The proposed use's compatibility with present and future land uses of the area.
Finding: The subject site is an infill parcel surrounded by existing development shown in the
table below. The proposed single family lots shown on the preliminary plat are similar in
character to the established Martin Farms neighborhood to north and east.
2
Direction Land Use Plan Zoning Map Existing Use
North LD Residential R-6 District Martin Farms
East LD Residential R-6 District Marin Farms
South LD Residential R-6 District Heritage Pointe
West MD-HD Residential R-6 District Martin Farms
3. The proposed use's conformity with all performance standards contained within the Zoning
Ordinance and other provisions of the City Code.
Finding: The proposed preliminary plat will comply with the requirements of the Zoning
Ordinance, Subdivision Ordinance, and Engineering Manual except as modified by the PUD-
CUP.
4. Traffic generation of the proposed use in relation to capabilities of streets serving the
property.
Finding: The proposed preliminary plat has accesses to 70th Street (CSAH 38) and MacIver
Avenue. The Transportation Plan designates 70th Street (CSAH 38) as a minor arterial
roadway providing connection between I-94 and TH 101. MacIver Avenue is designated as a
major collector street by the Transportation Plan. Both 70th Street (CSAH 38) and MacIver
Avenue have been improved to standards with capacity to accommodate traffic generated by
development of abutting parcels, including the proposed preliminary plat.
5. The proposed use can be accommodated by existing public services and facilities and will not
overburden the City's service capacity.
Finding: The proposed preliminary plat is an infill development surrounded by existing
subdivisions within the West Sewer District. The City has in-place utilities and services
necessary to serve the proposed development planned for as part of the Comprehensive Plan.
The proposed development will not overburden the City’s service capacity.
F. The planning report dated 13 July 2021 prepared by the City Planner, The Planning Company LLC, is
incorporated herein.
G. The engineering review dated July 16, 2021 prepared by the City Engineer, Hakanson Anderson, Inc. is
incorporated herein.
H. The Otsego Planning Commission conducted a public hearing at their regular meeting on 19 July 2021
to consider the application, preceded by published and mailed notice; based upon review of the
application and evidence received, the public hearing was closed and the Planning Commission
recommended by a 6-0 vote that the City Council approve the request based on the aforementioned
findings.
DECISION: Based on the foregoing information and applicable ordinances, the request is hereby APPROVED.
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MOTION BY:
SECOND BY:
ALL IN FAVOR:
THOSE OPPOSED:
ADOPTED by the City Council of the City of Otsego this 26th day of July, 2021.
CITY OF OTSEGO
By:________________________________
Jessica L. Stockamp, Mayor
Attest:
By:____________________________
Audra Etzel, City Clerk
ORDINANCE NO.: 2021-14
CITY OF OTSEGO
COUNTY OF WRIGHT, MINNESOTA
AN ORDINANCE AMENDING THE ZONING ORDINANCE OF THE CITY OF OTSEGO TO PROVIDE
FOR A CHANGE IN ZONING CLASSIFICATION FOR LAND INCLUDED WITHIN THE PLAT OF
NORTHWATER.
THE CITY COUNCIL OF THE CITY OF OTSEGO DOES HEREBY ORDAIN:
Section 1. The official Zoning Map of the Otsego Zoning Ordinance is hereby amended to
change the zoning classification of the property legally described as Outlot C, D, and E, Martin
Farms.
Section 2. The property is hereby rezoned from an R-6, Residential Medium Density
District designation to R-5, Residential Single and Two Family District.
Section 3. The Zoning Map of the City of Otsego shall not be republished to show the
aforesaid rezoning, but the Zoning Administrator shall appropriately mark the Zoning Map on file
at City Hall for the purpose of indicating the rezoning hereinabove provided for in this Ordinance,
and all of the notations, references and other information shown thereon are her eby
incorporated by reference and made part of this Ordinance.
Section 4. This Ordinance shall become effective immediately upon its passage and
publication according to Law.
MOTION BY:
SECOND BY:
ALL IN FAVOR:
THOSE OPPOSED:
ADOPTED by the City Council of the City of Otsego this 26th day of July, 2021.
CITY OF OTSEGO
BY:_____________________________
Jessica L. Stockamp, Mayor
ATTEST:__________________________
Audra Etzel, City Clerk
1
20 Jul 21
FINDINGS & DECISION
Preliminary Plat/PUD-CUP
APPLICANT: Tamarack Land – Martin Farms, LLC
APPLICATION: Request for approval of a preliminary plat to be known as Northwater.
CITY COUNCIL MEETING: 26 July 2021
FINDINGS: Based upon review of the application and evidence received, the Otsego City Council now makes
the following findings of fact:
A. The legal description of the property is Outlot C, D, and E, Martin Farms, City of Otsego, Wright County,
State of Minnesota.
B. The property lies within the West Sewer District and is guided Medium-to-High Density Residential
land uses by the 2012 Otsego Comprehensive Plan, as amended.
C. The property is zoned R-5, Residential Single and Two Family District.
D. The applicant is requesting approval of a preliminary plat and PUD-CUP for 97 single family lots.
E. The Planning Commission and City Council must take into consideration the possible effects of the
request with their judgment based upon (but not limited to) the criteria outlined in Section 11-4-2.F of
the Zoning Ordinance:
1. The proposed action's consistency with the specific policies and provisions of the Otsego
Comprehensive Plan.
Finding: The 2012 Comprehensive Plan establishes policy to encourage housing styles and
development techniques that conserve land and increase efficiency provided that guided
densities are not exceeded. The flexibility in minimum lot area and the averaging of wetland
buffers requested under the Zoning Map amendment and PUD-CUP follows the City’s past
practices for subdivisions within the sewer districts to provide a variety of lot sizes and
subdivision layouts related to the natural conditions of the property being subdivided. The
requested Zoning Map amendment and PUD-CUP is consistent with policies of the 2012
Comprehensive Plan.
2. The proposed use's compatibility with present and future land uses of the area.
Finding: The subject site is an infill parcel surrounded by existing development shown in the
table below. The proposed single family lots shown on the preliminary plat are similar in
character to the established Martin Farms neighborhood to north and east.
2
Direction Land Use Plan Zoning Map Existing Use
North LD Residential R-6 District Martin Farms
East LD Residential R-6 District Marin Farms
South LD Residential R-6 District Heritage Pointe
West MD-HD Residential R-6 District Martin Farms
3. The proposed use's conformity with all performance standards contained within the Zoning
Ordinance and other provisions of the City Code.
Finding: The proposed preliminary plat will comply with the requirements of the Zoning
Ordinance, Subdivision Ordinance, and Engineering Manual except as modified by the PUD-
CUP.
4. Traffic generation of the proposed use in relation to capabilities of streets serving the property.
Finding: The proposed preliminary plat has accesses to 70th Street (CSAH 38) and MacIver
Avenue. The Transportation Plan designates 70th Street (CSAH 38) as a minor arterial roadway
providing connection between I-94 and TH 101. MacIver Avenue is designated as a major
collector street by the Transportation Plan. Both 70th Street (CSAH 38) and MacIver Avenue
have been improved to standards with capacity to accommodate traffic generated by
development of abutting parcels, including the proposed preliminary plat.
5. The proposed use can be accommodated by existing public services and facilities and will not
overburden the City's service capacity.
Finding: The proposed preliminary plat is an infill development surrounded by existing
subdivisions within the West Sewer District. The City has in-place utilities and services
necessary to serve the proposed development planned for as part of the Comprehensive Plan.
The proposed development will not overburden the City’s service capacity.
F. The planning report dated 13 July 2021 prepared by the City Planner, The Planning Company LLC, is
incorporated herein.
G. The engineering review dated July 16, 2021 prepared by the City Engineer, Hakanson Anderson, Inc. is
incorporated herein.
H. The Otsego Planning Commission conducted a public hearing at their regular meeting on 19 July 2021
to consider the application, preceded by published and mailed notice; based upon review of the
application and evidence received, the public hearing was closed and the Planning Commission
recommended by a 6-0 vote that the City Council approve the request based on the aforementioned
findings.
DECISION: Based on the foregoing information and applicable ordinances, the request is hereby APPROVED,
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. Right-of-way dedication and construction of access from CSAH 38 shall be subject to Wright County
Highway Department review and approval.
3
3. All street design and construction plans shall be subject to review and approval of the City Engineer.
4. Landscaping shall be installed in accordance with the approved landscape plan at the time a certificate
of occupancy is issued for each lot.
5. All grading, drainage, wetland buffers and impacts, and erosion control issues shall be subject to review
and approval of the City Engineer.
6. A stormwater impact fee for Otsego Creek as established by Section 8-4-1 of the City Code shall be
paid the time of final plat approval in accordance with the fee schedule then in effect.
7. All utility plans shall be subject to review and approval of the City Engineer.
8. Utility availability charges shall be paid at the time of final plat approval in accordance with the fee
schedule then in effect.
9. All easements shall be subject to review and approval by the City Engineer.
10. Outlots A, B, C, D, E, and F as shown on the preliminary plat shall be deeded to the City for stormwater
management purposes.
11. Park dedication requirements for the preliminary plat will be satisfied as payment of a cash fee in lieu
of land.
12. Prior to recording of a final plat for any portion of the preliminary plat, the developer shall enter to
development contract with the City as drafted by the City Attorney and subject to approval of the City
Council in accordance with Section 10-10-4.A of the Subdivision Ordinance.
MOTION BY:
SECOND BY:
ALL IN FAVOR:
THOSE OPPOSED:
ADOPTED by the City Council of the City of Otsego this 26th day of July, 2021.
CITY OF OTSEGO
By:________________________________
Jessica L. Stockamp, Mayor
Attest:
By:____________________________
Audra Etzel, City Clerk
1
CITY OF OTSEGO
COUNTY OF WRIGHT
STATE OF MINNESOTA
RESOLUTION NO: 2021-55
APPROVING VACATION OF EXISTING DRAINAGE AND UTILITY EASEMENTS
WITHIN THE PLAT OF NORTHWATER
WHEREAS, Tamarack Land – Martin Farms, LLC has initiated vacation of existing drainage and utility
easements dedicated over Outlots C, D, and E, Martin Farms; and,
WHEREAS, the City Engineer has reviewed request and determined that the existing drainage and utility
easements are unnecessary for public purposes upon recording a final plat for Northwater; and,
WHEREAS, the Planning Commission held a public hearing at their regular meeting on 19 July 2021 to
consider the vacation, preceded by required published and mailed legal notice; and,
WHEREAS, the Planning Commission heard all parties interested therein, closed the public hearing and
voted 6-0 to recommend the City Council approve the vacation request; and,
WHEREAS, the Request for Council Action dated 13 July 2021 prepared by the City Planner, The Planning
Company LLC, is incorporated herein; and,
WHEREAS, the City Council having considered all information received finds that the existing drainage
and utility easements serve no useful public purpose and vacating the existing drainage and utility
easements would be in the public interest; and,
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF OTSEGO, MINNESOTA:
1. That the existing drainage and utility easements dedicated over Outlot C, D, and E, Martin Farms
are hereby vacated.
2. The vacation shall be effective upon recording a final plat for the Northwater preliminary plat.
3. The City Council hereby determines that the vacation of said existing right-of-way and drainage
and utility easements shall cause no damage to any abutting or nearby property owners and
therefore no damages are awarded to any such property owners.
2
MOTION BY:
SECOND BY:
ALL IN FAVOR:
THOSE OPPOSED:
ADOPTED by the City Council of the City of Otsego this 26th day of July, 2021.
CITY OF OTSEGO
BY:______________________________
Jessica L. Stockamp, Mayor
ATTEST:______________________________
Audra Etzel, City Clerk