02-22-05 PCITEM 3.1
NORTHWEST ASSOCIATED CONSULTANTS, INC.
4300 Olscn Nlemorial Highway, Suite 202, Golden Valley, MN 55422
Telephone: 763.231.2555 Facsim,le: 763.231.2561 plannersc.nacplanning.com
PLANNING REPORT
TO: Otsego Planning Commission
FROM: Laurie Shives / Daniel Licht
RE: Otsego — Zimmer Farms Phase 3
REPORT DATE: 16 February 2005 60 -DAY DATE: 2 April 2005
NAC FILE: 176.02 — 05.06 CITY FILE: 2005-07
BACKGROUND
D.R. Horton has acquired from Insignia Development, Inc. the portion of Martin Farms
planned for townhouse uses located at the northeast corner of MacIver Avenue and 70tH
Street. D.R. Horton had attended a work session of the Planning Commission and City
Council in 2004 to discuss development of this site as well as changes to the north
portion of their Zimmer Farms project at the southeast corner of MacIver Avenue and
70th Street to replace the original proposal for back-to-back townhomes with single
family lots. D.R. Horton is now making application for Zimmer Farms Phase 3
consisting of 55 single family homes and 213 townhouse units based on the
aforementioned acquisition of Outlots C, D and E of Martin Farms and changes to the
development plan for Zimmer Farms.
The subject site is guided for medium-high density residential land uses within the west
sewer district established by the Comprehensive Plan adopted on 22 November 2004.
The current application requests a rezoning of the subject site from A-1, Agriculture to
R-6, Residential Townhome, Quadraminium and Low Density Multiple Family District, a
preliminary plat and a Planned Unit Development -Conditional Use Permit (PUD -CUP) in
order to plat townhouse dwellings with a unit/base lot subdivision and development
within a Shoreland Overlay District.
Exhibits:
A. Site Location E. Grading Plan
B. Original Development Plans F. Utility Plan
C. Preliminary Plat G. Building Plans
D. Landscape Plan
ANALYSIS
Original Development Plans. The original development plans approved for Martin
Farms and Zimmer Farms anticipated development of row townhomes north of 70th
Street and back-to-back townhomes south of 70th Street. The proposed Zimmer Farms
Phase 3 would modify the development pattern in these areas to include a mix of row
and back-to-back townhouses north of 70th Street and all single family lots south of 70th
Street. The changes to the development plans for the area of Zimmer Farms Phase 3
are summarized below:
The overall effect of these changes is a reduction in the overall number of dwelling units
and a reduction in the number of townhouse units. Up to 695 RECs are available on a
first come first serve basis for final plats until the City moves ahead with the second
phase expansion of the west waste water treatment plant. Consideration of this
application should be viewed in the context that any reduction in the supply of
preliminary platted lots not final platted is positive. The applicant must submit a phasing
plan for final platting the dwelling units within the proposed preliminary plat.
Zoning. The subject site is currently zoned A-1, Agricultural District requiring a Zoning
Map amendment to allow for the proposed single family homes and townhomes at
urban densities. Also, a PUD -CUP is required for the proposed unit/base lot subdivision
of the townhouse dwelling units and also the overall development design within a
shoreland overlay district. The requested Zoning Map amendment and PUD -CUP are
to be evaluated based on, but not limited to, the criteria outlined in Section 20-3-2.F.
and Section 20-4-2.F of the Zoning Ordinance as follows:
1. The proposed action's consistency with the specific policies and provisions of the
City's Comprehensive Plan.
Comment: The Comprehensive Plan guides these portions of Martin Farms and
Zimmer Farms for medium to high density residential uses, which is defined as
eight dwelling units per acre or greater. The changes in proposed dwelling unit
types from the original development plans for both projects results in a decrease
in density in the area of Zimmer Farms Phase 3 to 3.6 dwelling units per acre.
The proposed decrease in number of dwelling units and overall density is not a
negative in evaluating the proposed Zoning Ordinance amendment and PUD -
CUP given the overall mix of dwelling units planned or approved within the west
sewer district.
Martin Farms
Approved
Development Plans
Zimmer Farms
Sub -Total
Proposed
Zimmer Farms
Phase 3
Net
Change
Single Family
0
3
3
55
+52
Row TH
185
0
185
105
-80
BIB TH
0
172
172
1 108
-64
TOTAL
185
175
360
1 268
-92
The overall effect of these changes is a reduction in the overall number of dwelling units
and a reduction in the number of townhouse units. Up to 695 RECs are available on a
first come first serve basis for final plats until the City moves ahead with the second
phase expansion of the west waste water treatment plant. Consideration of this
application should be viewed in the context that any reduction in the supply of
preliminary platted lots not final platted is positive. The applicant must submit a phasing
plan for final platting the dwelling units within the proposed preliminary plat.
Zoning. The subject site is currently zoned A-1, Agricultural District requiring a Zoning
Map amendment to allow for the proposed single family homes and townhomes at
urban densities. Also, a PUD -CUP is required for the proposed unit/base lot subdivision
of the townhouse dwelling units and also the overall development design within a
shoreland overlay district. The requested Zoning Map amendment and PUD -CUP are
to be evaluated based on, but not limited to, the criteria outlined in Section 20-3-2.F.
and Section 20-4-2.F of the Zoning Ordinance as follows:
1. The proposed action's consistency with the specific policies and provisions of the
City's Comprehensive Plan.
Comment: The Comprehensive Plan guides these portions of Martin Farms and
Zimmer Farms for medium to high density residential uses, which is defined as
eight dwelling units per acre or greater. The changes in proposed dwelling unit
types from the original development plans for both projects results in a decrease
in density in the area of Zimmer Farms Phase 3 to 3.6 dwelling units per acre.
The proposed decrease in number of dwelling units and overall density is not a
negative in evaluating the proposed Zoning Ordinance amendment and PUD -
CUP given the overall mix of dwelling units planned or approved within the west
sewer district.
2. The proposed use's compatibility with present and future land uses in the area.
Comment. The table below illustrates land uses surrounding the subject site.
The proposed Zimmer Farms Phase 3 is compatible with the various existing and
planned land uses surrounding the subject site.
Direction
Land Use Plan
Zoning Map
Existing Use
North
Low/Med. Density Residential
R-4 District
& R-6 District
Martin Farms
East
Low/Med. Density Residential
R-6 District/
R-6 District
Zimmer Farms/
Remington Coves
South
Low/Med. Density Residential
R-6
Zimmer Farms
West
Low/Med. Density Residential
R -1A District
Agriculture — Albertville
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 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 planned.
Comment. The proposed Zimmer Farms Phase 3 provides for a logical pattern
of development consistent with the balance of the Zimmer Farms and Martin
Farms subdivisions.
5. The proposed uses impact on property values in the area in which it is planned.
Comment. Although no official study has been completed, the proposed use is
not anticipated to have a negative effect upon area property values.
6. Traffic generation by the proposed use in relation to the capabilities of existing
and planned streets serving the property.
Comment: Development of Zimmer Farms Phase 3 is accompanied by and
provides for upgrades for Maclver Avenue and 70th Street, which are designated
collector streets intended to accommodate traffic generated by the proposed
development and surrounding neighborhoods.
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.
Comment: The intensity of the proposed use is within the parameters
established by the Comprehensive Plan and original development plans for
Martin Farms and Zimmer Farms upon which infrastructure and service planning
has been based. As such, no negative impact to the City's service capacity is
anticipated as a result of this project
Shoreland Density. All or portions of Lots 1-10, Block 44, Lots 6-10, Block 45 and Lots
1-4 of Block 46 of Zimmer Farms Phase 3 (all single family lots) are within the
Shoreland Overlay District of Mud Lake, specifically. The analysis done with Zimmer
Farms Phase 1 found that the total number of townhouse units proposed within the
Shoreland Overlay District is consistent with the base density allowed. Given that the
changes to the site plan involve reducing the overall number of dwelling units will be
consistent with allowed shoreland densities.
Access. Primary access to the two portions of Zimmer Farms Phase 3 will be provided
off of MacIver Avenue and 70th Streets at locations pre -determined with the original
preliminary plats for Martin Farms and Zimmer Farms. All of the single family lots south
of 701h Street are accessed via public streets. Access to the row and back-to-back
townhouse dwelling units is provided via both public streets and private drives. All
public streets must be 28 feet wide with concrete curb within a 60 foot right-of-way and
private drives must be 28 feet wide with concrete curb as required by the Engineering
Manual. Street names will be assigned by the City Engineer based on the County grid
pattern at the time of final plat application.
Sidewalks. The proposed development plan provides sidewalks on one side of all local
public streets. Additionally, a sidewalk has been provided along one side of the private
drives accessing the back-to-back townhouse dwellings on Blocks 28-40. Sidewalks
must be added along the eastern side of the private drive serving Blocks 25, 26 and 27,
along the southern edge of the private drive servicing Blocks 18-24 and along the
western edge of the private drive servicing Block 16. Additionally, a sidewalk surface
must be provided at the corner of Block 43 for a connection between the sidewalks from
Block 42 to Block 37.
Single Family Lot Requirements. Single family lots within the R-6 District must have
a minimum of 9,000 square feet in area and a minimum width of 60 feet. As shown by
the Preliminary Plat, all of the proposed single family lots are in excess of 9,000 square
feet, with an average lot size of 17,971 square feet. All of the lots meet the minimum
width of 60 feet as well. However, Section 21-7-6 of the Subdivision Ordinance requires
that lots fronting a cul-de-sac turnaround be 125 percent of the district minimum, or 75
feet for lots in the R-6 District. Lots 4-8, Block 46 must be revised such that the lots are
at least 75 feet wide at the front setback line.
The minimum setbacks shown in the following table apply to the proposed single family
units within preliminary plat. Because the single family portion of Zimmer Farms Phase
3 abuts that portion of MacIver Avenue right-of-way that was off -set into the City of
Otsego along the Albertville boarder, a 15 -foot reduction in the typical 65 -foot setback
was approved with the initial preliminary plat. All of the single family lots proposed in
the Zimmer Farms Phase 3 meet the required setbacks for the R-6 District.
Arterial/Collector
Street
Local Street/
Cul -De -Sac
Private
Drive
Interior Rear Yard Wetland
Side Yard
65 feet
35 feet
25 feet
10 feet 20 feet 40 feet
Townhouse Lot Requirements. Townhouses developed in the R-6 District are
required to have a minimum of 5,000 square feet of lot area per unit. For the area north
of 70th Street, the average lot area per unit for the row and back-to-back townhomes is
8,666 square feet.
Required setbacks for the proposed coach home and villa units are the same as for the
single family units, however, the front side yard setbacks along private drives allow for a
25 -foot minimum setback. Additionally, the required setback between buildings on the
same base lot is 20 feet. All of the proposed townhome buildings meet the required
setbacks for the R-6 District.
Landscape Plan. A landscape plan has been provided for Zimmer Farms Phase 3 that
continues the landscape themes of the area south of 70th Street. This includes
establishment of boulevard landscaping trees, buffer yard plantings along MacIver
Avenue and 70t Street and perimeter/foundation plantings for the townhouse dwellings.
Additional landscaping must be provided between areas within the proposed townhome
area and the single-family additions of the Martin Farms subdivision to the north for
transition and screening purposes. We also would emphasize that the area between
the driveways of abutting dwelling units must be grass or asphalt. The landscape plan
must also show details on irrigation facilitation and locations.
Building Design. No exterior elevations have been submitted for the row style or back-
to-back townhouse dwellings specific to the proposed Zimmer Farms Phase 3. The
type of dwelling units are the same as previously approved with Zimmer Farms Phase 1
and 2 and the expectation is that the exterior materials and colors will be consistent with
those required with those approvals. This includes the use of varied materials and
material textures (specifically brick) and color packages. Additionally, brick wainscoting
at least four feet high must be added to the side of any building facing a public right-of-
way.
Guest Parking. The City requires that townhouse development provide one-half stall of
guest parking per dwelling unit. With 213 townhouse dwelling units, 107 guest parking
stalls are required. The proposed development plan illustrates only dedicated 48 off-
street parking stalls. The applicant must submit a guest parking plan similar to that
provided for the townhouse areas in the southern portion of Zimmer Farms, which is to
be subject to City Staff approval.
Sign Plans. The applicant has submitted plans for proposed area identification signs.
These signs are to be stone faced structures and columns with connecting vinyl fence
rails. The submitted plans are not drawn to scale and no locations for the signs are
identified on the development plan. These details must be provided and are subject to
Section 20-37-5.13.2 of the Zoning Ordinance.
Park and Trail Dedication. As there is no land proposed for parks or trails in the
proposed Zimmer Farms Phase 3, park and trail dedication requirements are to be
satisfied as a cash fee in lieu of land based on the current fee in effect at the time of
final plat approval. The current fee is equal to $2,932 per dwelling unit, which would be
a total sum of $625,155.00 for the proposed preliminary plat.
Construction Plans. The applicant has provided grading, utility and street construction
plans, which are subject to approval of the City Engineer.
Easements. The Zimmer Farms Phase 3 preliminary plat shows proposed
drainage/utility easements for the perimeter of the lots and over all ponding or wetlands
within the single family portion of the site. However, the preliminary plat does not detail
drainage/utility easements for the outlots, ponding or wetland areas of the townhome
portion of the site. The preliminary plat must be revised to specify drainage and utility
easements over Outlots A, B, C, and D and all easements are subject to approval of the
City Engineer.
Development Contract. The applicant is required to enter into a development contract
with the City upon approval of a final plat. The development contract is subject to the
review and approval of the City Attorney.
RECOMMENDATION
The proposed Zimmer Farms Phase 3 Preliminary Plat and PUD -CUP is consistent with
the policies of the Comprehensive Plan and requirements of the Zoning and Subdivision
Ordinances. Further, the overall number and type of dwelling units within Zimmer
Farms Phase 3 is a positive change from the original Martin Farms and Zimmer Farms
development plans. Thus, our office recommends approval of the applications as
outlined below.
POSSIBLE ACTIONS
Decision 1 — Zoning Map Amendment
A. Motion to approve a Zoning Map Amendment rezoning the proposed plat from
A-1 District to R-6 District based upon a finding that the request is consistent with
the Comprehensive Plan.
B. Motion to deny the request based on a finding that the request is inconsistent
with the Comprehensive Plan.
C. Motion to table.
0
Decision 2 — PUD-CUP/Preliminary Plat
A. Motion to approve a PUD-CUP/Preliminary Plat for Zimmer Farms Phase 3,
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. A phasing plan shall be submitted outlining the anticipated final platting of
the proposed subdivision. The phasing plan is subject to approval of the
City Council, its schedule shall be made a condition of preliminary plat
approval, and it shall be incorporated as part of the terms and conditions of a
development contract executed for the initial final plat of a phased
development.
3. Six foot wide concrete sidewalks shall be added along the private drives in
the area of Blocks 16 to 26 within Outlot C and Outlot D as approved by
City Staff.
4. The preliminary plat shall be revised such that the width of Lots 4-8, Block
46 shall be at least 75 feet wide.
5. The landscape plan shall be revised to provide additional plantings along
the north portion of Outlots A and B and future single-family additions of
the Martin Farms, to specify irrigation details and specify that areas
between driveways of abutting dwelling units are to be grass or asphalt.
6. The exterior materials and colors for the row and back-to-back townhouse
buildings shall be consistent with those previously approved as part of
phases 1 and 2 of Zimmer Farms. Brick wainscoting at least four feet high
shall also be added to the side of any building facing a public right-of-way.
7. A guest parking plan for the townhouse portion of the project indicating the
a supply of at least 107 guest parking stalls shall be submitted and is
subject to approval by City Staff.
8. The applicant shall submit scaled plans for proposed area identification
signs to conform to Section 20-37-5.2 of the Zoning Ordinance, subject to
approval of City Staff.
9. Park and trail dedication requirements are to be satisfied as a cash fee in
lieu of land based on the current fee in effect at the time of final plat
approval.
7
10. Drainage and utility easements shall be dedicated over Outlots A, B, C
and D, subject to approval of the City Engineer.
11. All grading, utilities, streets, street names, easements and construction
plans are subject to review and approval of the City Engineer.
12. The applicant shall enter into a development contract with the City, subject
to the approval of the City Attorney.
13. Comments of other City Staff.
B. Motion to deny the request based on a finding that the request is inconsistent
with the Comprehensive Plan.
C. Mike Robertson, City Administrator
Judy Hudson, City Clerk / Zoning Administrator
Ron Wagner, City Engineer
Andy MacArthur, City Attorney
Patty Fowler, DNR
David Klee, DR Horton, Inc.
Fran Hagen, Westwood Professional Services, Inc.
m
x
a
NAC
ON THE GREAT RIVER ROAD
qojo
PHASE I LOTS
�Q�o��ooav�
Rl
Li
m 031-F
Wi
PHASE 1 UNITS
EXHIBIT B-1
NOT FOR CONSnucmoN
1
�1
,. 1 p �R �► :.,,..,.,� �.,,.,�� ,psp. �..,,,.. , Ili. � b =
I "•.�.. w,, ..�r.,.a..,i s.ryk.+..K I m I ` I r I I DA HORTON Property De doPm-J Ph,W- I
s.. Pha.e I Prellml.ary Plat
I i
i r �
F-
�I I I
I I I I
I I ISI I
".Wntwootl ProlMtb.Y SwNg4 Y1C .`rS`r_�-. Sr.�.i `�
1
17alsoseft
%
Location Map n7ical Lat (Varies)
.,�
Soap
'14
0 BI
e�A fiffilloa
ug -A Typical Building (Mminomns)o
SEE SHEET 4 1
I
RECOMMENDED ZONING DISTRICT BOUNDARIES
EXHIBIT B-2
I ay �v a
Insignia Develel
opment
Martin Farms Concept Development rLm/
phos I Ovens Plat
C
Ml
EWAN
etly
Alf --
(ii fi C \ �L,
Ian
A if
U,
Proposed Legal Deacdpdon:
T
7m
LU[
L JL
Location Map
Development Data
4A
-Jj -----
7
4
L ----- J
4-
':j
j
J.
2
.4v- - - --,
VVV
sea a ii-
I- - - - - - - - - - - - - - - - - -- - - - - - - - - - - - - - -
- --- - - - - - - - - - - - - - - - - -- - - - -
—IEXHHW 2 C NOT FOR CONSTRUCRON
Zimmer Far
=-::dP k� D-elp-aat Pon
--- — - 1 �— I I DR Horton Phase 3 P -lid- PW
Planting Notes
Typical Carriage Home Foundation Plantings
10 - 6 Unit Buildings and 6 - 8 Unit Buildings
(Approx 564 Shrubs)
1
Carriage Home Plant Schedule
". vv..r.oed E�Rvaw smxes, nc Ir �'—'—_I�
A. O
GORIER SME ONE C/iLt
Monument & Fencing Details
M#■ ■�■i?V:s���=yes_ =' a�raa ■G� �_■
Typical Townhouse Foundation Plantings
24 - 4 Unit Buildings and 3 - 3 Unit Buildings
(Appm. 1353 Shrubs)
r -
Townhouse Plant Schedule
LWi
too
MUM
i
mum 0
we
Shrub Detail
EXHIBIT D.2
Zimmer Farms
- _ Phase 3
D.R. Horton
NOT FOR CONSTRUCTION
avrvas
Pr hm—y
U.d—pe PL.. Det.B.
� "THE SAPPHIRE'
7
T H E RUBY' "THE R U B Y"
h FRO Ni. ELE V�ATI ON
.ii..
..�.e�
T� Y
COACH HOME
T" E RUBY'
EXHIBIT G-1
0
�o
t
S
a
�o
�o
0
aa�
Lr-
❑
m;
$❑
t
0
Z
■
IIIIIIIIIII, Illlllllulllllll
��I�
�
... ...■.
■uuumm.
IIIIIIIIIIIII
1111111111"""IIIIIIIIIIIOEM
now
I IIIIIIIIIIIIIII'
....
::::
Me
�
IIIIIIIIIIIII
'IIIIIIIIII IIIIIIIIII
l IIII
.....
�
111Illm
■■t. ■■■■■
bu14111111111111� �
Blon
III IIIIII I I IIIII
IIIII
1.
:EN
JIIIIIIIII IIIIIIIIIIIIIIIII
it■■■
a■t■
■■■ ttt■■
i■■■■
lt■■■
(II
i11■■t
itttt
vt■t■t
i
IIII
I.\
Illi
Imiimml
IIII>>i
IIII/
mamma
I�
lt\tt
II
IIIIIIIIII,
•
„
■tt
1■ttl �
1 Ilull���lul�'rl)
IIIIIIIIIII IIIIII�IIII�I
•
%
IIIIIIIIIIIIIIIII I c
11■ .■■■■IIIII;
.
iii i�
(iino
MEN ' ■ull
ON
/
so
�
IIII
y��
pp
/1a-5I
1,„�
I� IIII
���Illllu
�II
lulllllllllllllllllllllnl
• :
/�
lu
USE otn
ltt■i
•
■■ulMEN %
1
IIII
lt■■■
■t■ ■o'
IIIIIIIIIII IIIII
n
IIIIIIIIII IIIII)
II I •
no:::
�Uh��lllll 1111111111111111.-
:
11■
■H
i.i ml
SII
'®
iit ltt■t
�tt�
1
Iii
IIllll�lll IIIIIIII�IIIIIII
II III IIII�II
■.
IIII
AIIIII)
'1■1 ltttt
■lt itt■■
u■' lel■�
t■i' lllt■
IIIIIIIIIII
��������� �
IIII
ltt
Jfllllllll ,,,,IIIIIIIIIII
.a.l '
man l■■tl
lit
iitllt. !t■ttt
!. 't■t■f
IIIIIIIIIII IIIIIIIIIIIIIIIII
P:
�n
_C
r
r
a
0
3
m
N RESIDENCE FOR: VILLA PLAN FOR OTSEGO 9 '
D.R. NORTON if
Review No. 1
ENGINEERING REVIEW
Hakanson Residential Subdivision
Anderson for the City of Otsego
Assoc., lnc.
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 II, P.E. Westwood Professional Services, Inc.
John Becker, Westwood Professional Services, Inc.
Reviewed by: Ronald J. Wagner, P.E.
Shane M. Nelson, P.E.
Brent M. Larson
Date: February 16, 2005
Proposed
Development: Zimmer Farms Phase 3
Street Location A portion of the NW '/ of Section 31, T121, R23, and SW '/ of
of Property: Section 30, T121, R23, north of 67th Street NE and east of
Maciver Avenue NE.
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: A proposed 55 lot single family and 213 unit multi -family
residential development on 74 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
Permits Required: NPDES
(but not limited to)
Page 1
\\Ha01\Shared Docs\Municipal\Aotsego23xx\2303\ot2303RVW1.doc
TABLE OF CONTENTS
INFORMATION AVAILABLE
EXISTING CONDITIONS
SUBDIVISION CONFIGURATION, LOT SIZE, DENSITY
PRELIMINARY PLAT
PRELIMINARY GRADING PLAN
SANITARY SEWER COLLECTION SYSTEM
WATER DISTRIBUTION SYSTEM
TRAFFIC/ACCESS ISSUE
SURFACE WATER MANAGEMENT
ENVIRONMENTAL
WETLANDS
OTHER CONSIDERATIONS
SUMMARY AND/OR RECOMMENDATION
Page 2
\\Ha01\Shared Docs\Municipal\Aotsego23xx\2303\ot2303RVW1.doc
INFORMATION AVAILABLE
Existing Conditions / Survey, 1/31/05, by Westwood Professional Services, Inc.
Preliminary Plat of Zimmer Farms Phase 3, 1/31/05, by Westwood Professional Services,
Inc.
Preliminary Grading Plan of Zimmer Farms Phase 3, 1/31/05, by Westwood Professional
Services, Inc.
Preliminary Utility Plan of Zimmer Farms Phase 3, 1/31/05, by Westwood Professional
Services, Inc.
Centerline Profiles of Zimmer Farms Phase 3, 1/31/05, by Westwood Professional Services,
Inc.
Construction Plans for Zimmer Farms 1 st-3rd Additions, 7/30/04 revisions, by Westwood
Professional Services, Inc.
Final Plats for Zimmer Farms 1 st & 3rd Additions, 6/8/04 revision, by Westwood Professional
Services, Inc.
Grading, Drainage, and Erosion Control Plan for Zimmer Farms 1St -3rd Additions, 9/15/04
revision, by Westwood Professional Services, Inc.
Storm Sewer Design Calculations for Zimmer Farms 1 st-3rd Additions, 10/18/04 revision, by
Westwood Professional Services, Inc.
Final Stormwater Runoff Calculations for Zimmer Farms 1St -3rd Additions, 4/14/04 revision,
by Westwood Professional Services, Inc.
Final Plat of Martin Farms, sent 3/22/04, by Westwood Professional Services, Inc.
Construction Plans for Martin Farms, 7/27/04 revision, by Westwood Professional Services,
Inc.
Grading, Drainage, & Erosion Control Plan for Martin Farms, 7/12/04 revision, by Westwood
Professional Services, Inc.
Final Stormwater Runoff Calculations for Martin Farms, 4/20/04 revision, by Westwood
Professional Services, Inc.
Storm Sewer Design Calculations for Martin Farms, sent 7/29/04 revision, by Westwood
Professional Services, Inc.
Soil Borings Report for Martin Farms, 12/26/02, by Northern Technologies
Remington Coves Final Plat, 10/28/04, by E.G. Rud & Sons, Inc.
Page 3
\\Ha01\Shared Docs\Municipal\Aotsego23xx\2303\ot2303RVW1.doc
Construction Plans for Remington Coves, 12/3/04 revision, by Plowe Engineering, Inc.
Grading Plans for Remington Coves, 12/3/04 revision, by Plowe Engineering, Inc.
Hydrology Report for Remington Coves, 12/3/03 revision, by Plowe Engineering, 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
EXISTING CONDITIONS
1. Lot 1, Block 4 is incorrectly referred to as Lot 4, Block 4 in the Proposed Legal
Description.
2. Include known section, quarter section or quarter -quarter section lines comprising a
legal description of the property.
3. Define and label all existing wetlands in the area of the plat.
4. Depict the soil boring locations, power poles, and existing utilities.
SUBDIVISION CONFIGURATION LOT SIZE DENSITY
1. No comments.
PRELIMINARY PLAT
1. Include known section, quarter section or quarter -quarter section lines comprising a
legal description of the property.
2. Drainage and utility easements will be required over outlots in the townhome area.
3. The swale through the rear yards of Block 44, Lots 3-5 must be covered by a
drainage and utility easement.
4. The bearing of N 00°27'28" E on the north side of 70th Street NE where the R.O.W.
decreases from 140' to 120' wide east of Maciver Avenue NE does not agree with the
bearing shown in the Martin Farms plat. Please verify and revise.
Page 4
Ma01\Shared Docs\Municipal\Aotsego23xx\2303\ot2303RVw1.doc
5. Please revise the street name of Martin Farms Avenue NE. We suggest 71St Street
NE.
6. Include street names for all streets including private streets.
7. The setback from Maciver is incorrectly listed as 50'. Please revise to show 65'.
8. Drainage and utility easement must be vacated in areas where it was dedicated with
Zimmer Farms (Block 3, Lots 1 & 2) and Zimmer Farms 3rd Addition Outlot C.
PRELIMINARY GRADING PLAN
1. It is unclear where the low point north of Block 8 will drain.
2. The existing storm sewer north of Zimmer Farms 3rd Addition will be no longer
necessary with the grading depicted in this area. We assume that the plans for the
3rd Addition will be revised accordingly.
SANITARY SEWER COLLECTION SYSTEM
No comments.
WATER DISTRIBUTION SYSTEM
Hydrant coverage is sufficient.
2. No valves are currently depicted.
3. The 16" watermain along 70th Street NE must be extended to the east plat line.
4. The watermain along "Martin Farms Avenue NE" in the town home area must be a
12" line.
5. The 8" watermain in the town home area east of Marlowe Avenue NE must be looped
with the 16" watermain that is to be extended to the east plat line.
6. The 8" watermain in the single-family area south of 70th Street NE shall be looped
with the watermain in the town home area north of 70th Street NE (west of Marlowe
Avenue NE). Currently, the entire area south of 70th Street NE is served only by the
12" watermain on Marlowe Avenue NE.
TRAFFIC/ACCESS ISSUE
Primary access will be provided to the proposed plat via 70th Street NE and Maciver
Avenue NE. The single-family lots south of 70th Street NE will have access via public
streets already to be constructed with Zimmer Farms 1St Addition.
Page 5
\\Ha01\Shared Docs\Municipal\Aotsego23xx\2303\ot2303RVW1.doc
SURFACE WATER MANAGEMENT
No comments.
ENVIRONMENTAL
Environmental Assessment Worksheets for the proposed subdivision have previously
been completed as part of Martin Farms and Zimmer Farms.
WETLANDS
No comments.
OTHER CONSIDERATIONS
1. No comments.
SUMMARY AND/OR RECOMMENDATION
We recommend approval contingent upon the above comments.
Page 6
\\Ha01\Shared Docs\Municipal\Aotsego23xx\2303\ot2303RVW1.doc