ITEM 3.1ITEM 3_1
TPC3601 Thurston Avenue N, Suite 100
Anoka, MN 55303
Phone: 763.231 .5840
Facsimile: 763.427.0520
TPC(-eP Plan ni ngCo. corn
PLANNING REPORT
TO: Otsego Planning Commission
FROM: Daniel Licht, AICP
RE: Otsego — Martin Farms 4th Addition; Preliminary Plat/PUD-CUP
REPORT DATE: 13 July 2016
ACTION DATE: 22 August 2016
TPC FILE: 101.02
BACKGROUND
Lennar Corporation has submitted application for development49.8 acres at the northwest
corner of MacIver Avenue and 70th Street into 99 single family lots and one lot to be developed
as a private community building. The proposed development requires consideration of
applications for preliminary plat approval and a PUD -CUP to allow for development of the
proposed subdivision within a Shoreland Overlay District, proposed lot standards, and
community center building. A public hearing has been noticed for the Planning Commission
meeting on 18 July 2016 to consider the application.
Exhibits:
A. Site Location
B. Martin Farms 4th Addition Preliminary Plat Submittal dated 06/01/16
ANALYSIS
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 uses guided by 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. Actual allocation of sanitary sewer
service is reserved only 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 28 July 2003. The R-6 District allows for single family
dwellings as proposed on the current preliminary plat application as a permitted use.
The proposed private community building to be developed on Outlot B is allowed within the R-6
District as a conditional use. Allowance of the private community building and flexibility in the
application of the lot requirements for the R-6 District are being requested as a PUD -CUP.
Consideration of the PUD -CUP is to be based upon, but not limited to, the criteria outlined in
Section 20-4-2.F of the Zoning Ordinance.
A portion of the southwest corner of the subject site is also with in a Shoreland Overlay District
of a Natural Environment lake located south of 701h Street. The portion of the subject site
within the Shoreland Overlay District to be preliminary platted as Outlot D as a future phase of
development. The current preliminary plat of 99 single family lots and the proposed private
community building are not subject to the performance standards of the Shoreland Overlay
District.
Environmental Review. An EAW was prepared with the review of the Phase 1 development
applications for Martin Farms and its scope included the planned development of future phases
including the subject site. The City Council adopted findings on 28 July 2003 that the proposed
subdivision 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.
Surrounding Land Uses. The subject site is surrounded by the following existing and/or
planned land uses.
Direction
Land Use Plan
Zoning Map
Existing Land Use
North
LD Residential
R-6 District
Single Family (Martin Farms)
East
LD Residential
LD/MD Residential
R-4 District
R-6 District
Single family (Martin Farms)
South
Albertville
Albertville
Single family dwellings
West
LD Residential
A-1 District
R-3 District
Agriculture
Single Family (Meyer Addition)
The single family lots proposed to be subdivided within the subject site are similar in character
with existing single family lots developed in earlier phases of Martin Farms as well as planned
land uses to the west. The subject site abuts the Meyer Addition to the west that was platted
as one acre lots to be served by individual on-site septic systems and wells prior to construction
of the City's West Wastewater Treatment Facility. All but one of the 16 lots of the Meyer
Addition are vacant and under common ownership with the surrounding undeveloped
agricultural parcel. The Meyer Addition and agricultural parcel are within the West Sewer
2
District and utilities are available to serve urban development of these properties. City staff
anticipates that the 15 vacant lots within the Meyer Addition may be resubdivided as part of an
overall subdivision with the agricultural parcel to take advantage of the densities allowed with
municipal sanitary sewer and water utilities. On this basis, City staff recommends not requiring
the transitional lot area and width for Lots 7-14, Block 5 specified by Section 20-67-8 of the
Zoning Ordinance as part of the PUD -CUP.
Access. The preliminary plat provides two accesses to MacIver Avenue, which is designated by
the 2012 Comprehensive Plan as a residential collector street. The north access is aligned with
73rd Street on the east side of the roadway. The south access is 1,050 feet from the north
access exceeding the 500 foot requirement of Section 21-7-7.N of the Subdivision Ordinance for
intersection spacing to collector streets. A future access to 70th Street will be provided by
extending Larabee Avenue at the time Outlot D is developed consistent with the original
development plans for Martin Farms approved with Phase 1. The preliminary Plat also
provides that 73rd Street is extended to the west plat line to provide future access for
development of the abutting agricultural parcel. Because of the existing Meyer Addition and
wetlands to the north, this is the only feasible neighborhood connection for the preliminary
plat. The developer will be required to pay the transportation fee for MacIver Avenue at the
time of final plat approval.
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. A five-foot concrete sidewalk is provided on one side of all streets. The plans 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 are no cul-de-sac streets shown
on the preliminary plat. 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 and are subject to approval of City staff.
Lot Requirements. The R-6 District establishes the following minimum lot requirements:
The mean area of the proposed 99 lots is 12,360 square feet exceeding the larger minimum
12,000 square foot lot requirement of the R-4, Single Family Urban District. The developer is
also requesting flexibility on setback requirements of 25 feet for the front yard and side yard of
a corner lot measured to the principal building and 30 feet to the garage face, which the City
has previously allowed for R-5 and R-6 District developments to make more efficient use of the
smaller lot area in these districts.
13
Lot
Area
Lot
Width
Lot
Depth
Setbacks
Front
Side
Rear
Wetland
MacIver
Ave.
R-6
Interior
9,OOOsf.
(net)
60ft.
100ft.
35ft.
7ft.
20ft.
40ft.
65ft.
Corner
90ft.
Proposed
Interior
8,138sf.
65ft.
110ft.
25ft.
30ft. garage
7ft.
20ft.
40ft.
65ft.
Corner
87ft.
The mean area of the proposed 99 lots is 12,360 square feet exceeding the larger minimum
12,000 square foot lot requirement of the R-4, Single Family Urban District. The developer is
also requesting flexibility on setback requirements of 25 feet for the front yard and side yard of
a corner lot measured to the principal building and 30 feet to the garage face, which the City
has previously allowed for R-5 and R-6 District developments to make more efficient use of the
smaller lot area in these districts.
13
Landscaping. Landscaping of two trees per lot is required to be planted in accordance with
Section 20-19-2.B.1 of the Zoning Ordinance, which have been provided as 198 boulevard trees
along public streets complying with the number of trees required. Section 20-19-3.B of the
Zoning Ordinance also requires a berm/landscaping be installed along the lot lines along
MacIver Avenue of Lots 1, Block 1 and Lot 1-11, Block 2. A landscape plan illustrating the
boulevard trees and required buffer yard has been submitted and the plantings and planting
sizes comply with the requirements of the Zoning Ordinance.
Secondary Dwellings. The developer is proposing to make available their NextGen housing
products, which incorporate a secondary dwelling unit into the principal building (effectively a
Mother -In -Law apartment). The R-6 District allows for two-family dwelling units as permitted
uses, but each of the lots is proposed to be developed with single family dwellings. Availability
of the NextGen housing product is a unique offering that expands housing choices and reflects
changing demographics that the City previously approved in the Meadows of Riverpointe
subdivision for the same developer. City staff recommends the NextGen housing be allowed
within the preliminary plat as part of the PUD -CUP subject to the same standards approved
before:
The design and construction of the principal building is not a two-family dwelling as
defined by the Zoning Ordinance.
2. There shall be an interior connection between the main living area and accessory living
quarters that is able to be unlocked from each side of the connection and that is not
secured by a deadbolt or keyed lockset.
3. The principal building shall be served by single municipal water, sanitary sewer, gas
and/or electric utility service lines each with a single meter for the respective utility
where applicable.
4. The principal building shall have one heating and air conditioning system.
5. The property shall have one postal address.
6. There shall be a minimum of three (3) garage stalls having direct exterior access (not in a
tandem arrangement) attached to the principal building with a driveway access in front
of each stall so as to allow direct vehicle maneuvering to each of the stalls.
Private Community Building. The submitted plans include development of Outlot B with a
private community building, which includes an outdoor pool. The developer is proposing the
private community building be setback 20 feet from the front property line due to the adjacent
wetland and need to maximize space for outdoor use to the rear of the building. City staff
supports that proposed front yard setback be accommodated as part of the PUD -CUP. The side
yard setback for the proposed community building from Lot 1, Block 6 is 20 feet or more than
double the required side yard setback of the R-6 District.
The landscape plan must be revised to provide for either a staggered row of evergreen trees or
hedge row of tall growing arborvitae shrubs in the side yard abutting Lot 1, Block 6 to provide
screening, as well as a general plan for planting of the lot. The provision of a pool will also
require fencing as required by Section 20-18-5.0 of the Zoning Ordinance.
The preliminary plat must be revised to designate Outlot B as a lot/block as Section 20-16-3.G
of the Zoning Ordinance prohibits issuance of a building permit for outlots. The developer will
need to provide documentation that the private community building will be conveyed to the
existing Martin Farms HOA or a separate HOA for long term ownership and maintenance.
Park and Trail Dedication. The Future Parks and Trails System Plan included in the 2012
Comprehensive Plan does not designate any area within the area of the preliminary plat 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.
Grading and Drainage Plan. The applicant has submitted grading and drainage plans for the
proposed preliminary plat. Section 20-16-5.F.4.a of the Zoning Ordinance requires
establishment of a 20 foot vegetative buffer at the delineated edge of all wetlands. The
developer is proposing to average the width of the wetland buffer as part of the PUD -CUP for
the wetland overlaying the north plat line due to the fixed location of an existing water main
that was constructed with Phase 1 of Martin Farms (and Zimmer Farms) and changes to the
wetland since that time that reduces the depth of the area between the street corridor and the
wetland. Section 21-7-15 of the Subdivision requires that storm water basins and wetlands be
included within outlots platted and deeded to the City, which is shown on the preliminary plat.
There are wetland buffers within Outlot B to be developed as the private community building
which is acceptable subject to recording of a conservation easement with the final plat. The
grading and drainage plans are subject to review and approval by the City Engineer. The
developer will also be required to pay a stormwater impact fee at the time of final plat
approval.
Utility Plan. The applicant has submitted utility plans for extension of sanitary sewer and
water utilities to serve the proposed 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.
Drainage and Utility Easements. 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. All drainage and utility easements are subject to review and approval by the City
Engineer.
5
Outlots. The preliminary plat includes five outlots summarized below. As noted, Outlot B will
be required to be designated as a lot/block on the final plat to be eligible for a building permit
in accordance with Section 20-16-3.G of the Zoning Ordinance.
Outlot
Purpose
Ownership
A
Storm water basin
City
B
Private community building
HOA
C, E
Wetland/wetland buffer/Stormwater basin
City
D
Future phase
Developer
Final Plat. 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
Martin Farms 4th Addition is consistent with the policies of the Comprehensive Plan and
requirements of the Zoning Ordinance and Subdivision Ordinance. City staff recommends
approval of the application subject to the stipulations outlined below.
POSSIBLE ACTIONS
A. Motion to recommend City Council approval of the Martin Farms 4th Addition
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. All right-of-way, street section plans, and street names are subject to review and
approval of the City Engineer.
All single family lots within the preliminary plat shall be subject to the following
lot requirements:
0
Lot
Area
Lot
Width
Lot
Depth
Setbacks
Front
Side
Rear
Wetland
MacIver
Ave.
Interior
8,138sf.
65ft.
100ft.
25ft.
30ft. garage
7ft.
20ft.
40ft.
65ft.
Corner
87ft.
0
4. The landscape plan shall be revised to provide for either a staggered row of trees
or hedge row of tall growing arborvitae shrubs in the side yard of the private
community building abutting Lot 1, Block 6 to provide screening, as well as a
general plan for planting of the lot, subject to approval of City staff.
5. NextGen dwelling units shall be allowed subject to approval of the Zoning
Administrator in compliance with the following performance standards:
The design and construction of the principal building is not a two-family
dwelling as defined by the Zoning Ordinance.
There shall be an interior connection between the main living area and
accessory living quarters that is able to be unlocked from each side of the
connection and that is not secured by a deadbolt or keyed lockset.
The principal building shall be served by single municipal water, sanitary
sewer, gas and/or electric utility service lines each with a single meter for
the respective utility where applicable.
d. The principal building shall have one heating and air conditioning system.
The property shall have one postal address.
There shall be a minimum of three (3) garage stalls having direct exterior
access (not in a tandem arrangement) attached to the principal building
with a driveway access in front of each stall so as to allow direct vehicle
maneuvering to each of the stalls.
6. The pool at the private community building shall require installation fencing as
required by Section 20-18-5.0 of the Zoning Ordinance, subject to review and
approval of the Zoning Administrator.
7. The preliminary plat shall be revised to designate Outlot B as a lot/block to
comply with Section 20-16-3.G of the Zoning Ordinance prohibiting issuance of a
building permit for outlots.
8. The developer shall submit documentation that the private community building
will be conveyed to the existing Martin Farms HOA or a separate HOA for long
term ownership and maintenance, subject to review and approval of the City
Attorney.
9 Park dedication requirements shall be satisfied as a cash fee in lieu of land paid
at the time of final plat approval in accordance with the fee schedule in effect.
N
10. All grading, drainage, and erosion control issues shall be subject to review and
approval of the City Engineer.
11. All utility issues shall be subject to review and approval of the City Engineer.
12. A conservation easement shall be recorded over required wetland buffers within
Outlot B at the time of final plat approval, subject to review and approval of City
staff.
13. All easements are subject to review and approval of the City Engineer.
14. Outlots A, C, and E shall be deeded to the City at the time of final plat approval.
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.
C. Motion to table.
C. Lori Johnson, City Administrator
Tami Loff, City Clerk
Andy MacArthur, City Attorney
Ron Wagner, City Engineer
Paul Tabone, Lennar Corporation
Fran Hagen, Westwood Professional Services, Inc.
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