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ITEM 5.1 Martin Farms 4th AdditionIV OtsTe F o MINNESOTA V DEPARTMENT INFORMATION Request for City Council Action ORIGINATING DEPARTMENT: REQUESTOR: MEETING DATE: Planning City Planner Licht 25 July 2016 PRESENTER(s): REVIEWED BY: ITEM #: City Planner Licht City Administrator Johnson 5.1— Martin Farms 41h Addition AGENDA ITEM DETAILS RECOMMENDATION: City staff recommends approval of a PUD-CUP and preliminary plat for Martin Farms 41h Addition. ARE YOU SEEKING APPROVAL OF A CONTRACT? ::[Held A PUBLIC HEARING REQUIRED? No. by Planning Commission 18 July 2016. BACKGROUND/JUSTIFICATION: Lennar Corporation has submitted application for development49.8 acres at the northwest corner of Maclver 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. The Planning Commission held a public hearing to consider the applications on 2 May 2016 at 7:OOPM. Mr. Paul Tabone of Lennar was present to address the Planning Commission. Mr. Troy Derosier, resident of Martin Farms asked for consideration of a pedestrian connection on the west side of Martin Farms to allow for access to the private community building from the existing Martin Farms lots to the north. City staff is recommending the developer construct either a five-foot wide sidewalk or eight -foot wide trail within the public ROW on the west side of Maclver Avenue between 73`d Street and 74th Street to provide this access. The sidewalk or trail would be maintained by the Martin Farms HOA, but be publicly accessible as it is within the ROW. The Planning Commission discussed the proposed wetland buffer flexibility, setbacks, and the proposed secondary dwelling units, but were overall supportive of the proposed development. The public hearing was closed and the Planning Commission voted 4-0 to recommend approval of the applications. Findings of fact consistent with the recommendation of the Planning Commission have been drafted for consideration by the City Council. SUPPORTING DOCUMENTS: ❑ ATTACHED ❑ NONE A. Planning Report dated 13 July 2016 B. Engineering Review dated July 14, 2016 C. Findings of Fact POSSIBLE MOTION Please word motion as you would like it to appear in the minutes. Motion to approve the Martin Farms 41h Addition Preliminary Plat and PUD-CUP subject to the stipulations outlined in the findings of fact and decision dated July 19, 2016. BUDGET INFORMATION FUNDING: BUDGETED: ❑ YES NA o NO ACTION TAKEN ❑ APPROVED AS REQUESTED o DENIED ❑ TABLED ❑ OTHER (List changes) COMMENTS: 3601 Thurston Avenue N, Suite 100 Anoka, MN 65303 Phone:763.231.5840 Facsimile: 763.427,0520 TPCTPC@DPlanningCo.com PLANNING REPORT TO: Otsego Planning Commission FROM: Daniel Licht, AICP RE: Otsego — Martin Farms 41h 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 Maclver 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 41h 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 70th 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 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 Maclver 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 701h 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 Maclver 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: Lot Area Lot Width Lot Depth Setbacks Front Side Rear Wetland Maclver Ave. R-6 Interior 9,OOOsf. (net) 60ft. 100ft. 35ft. 7ft. 20ft. 40ft. 65ft. Corner 90ft. Proposed Interior 8,138sf. 65ft. 110ft. 1 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. 3 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 Maclver 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 H 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 41h Addition Preliminary Plat and PUD-CUP 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 capacityto approved final plats with signed development contracts to assure the City of timely development. 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: Lot Area Lot Width Lot Depth Setbacks Front Side Rear Wetland Maclver Ave. Interior 8,138sf. 65ft. 100ft. 25ft. 30ft. garage 7ft. 20ft. 40ft. 65ft. Corner 87ft. 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. 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 Iockset. C. 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. 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. 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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SY 4 $ ems# o € S.p- �hp �e } ¢ EW le- SSB� €n� $Ya 6,010" <;g is c� kid•+ 7��8 m�e 0.6 gig zf3BSE: ` a {s 1339 gffl= Roi fYaR W� i5z ^� Ir zggg a" a z°a j Hal.. -� g mbI �3alv a��� d d m _ n e 3 3aee 112 5 5 B jW 9i4, 2111ggg5J c i 6q g �a w 3� ham 01.11 a �Y 3al Cyy3�a5S E8$ ^.8 a £ 8 knee« 3 eg5qC2�* 8 p: � hill Asa g W< t t ON z 0 F U N O U O w 0 z j11 R Review No. 1 I,Halcanson ���Anderson ENGINEERING REVIEW Residential Subdivision for the City of Otsego by Hakanson Anderson Submitted to: Honorable Mayor and City Council cc: Lori Johnson, Administrator Tami Loff, City Clerk Dan Licht, City Planner Andy MacArthur, City Attorney Paul Tabone, Lennar Corporation Francis Hagen II, P.E. Westwood Professional Services, Inc. Reviewed by: Ronald J. Wagner, P.E. Brent M. Larson, P.E. ' Date: July 14, 2016 Proposed Development: Martin Farms 4th Addition Street Location A portion of Section SE V4 of Section 25, T121, R24. Of Property: North of 70th Street NE and West of Maciver Avenue NE Applicant: Paul Tabone Developer: Lennar Corporation 16305 36t" Ave. N Suite 600 Plymouth, MN 55446 Owners of Record: Lennar Corporation Purpose: Martin Farms 4th Addition is a proposed 99 lot single-family residential development on 49.8 ± acres within Outlot B of Martin Farms 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. Permits Required: NPDES, Minnesota Department of Health (water), (but not limited to) Minnesota Pollution Control Agency (sanitary sewer), and Wright County TABLE OF CONTENTS INFORMATION AVAILIBLE PRELIMINARY PLANS COVER SHEET PRELIMINARY PLAT SUBDIVISION CONFIGURATION, LOT SIZE, DENSITY STREET/TRAFFIC/ACCESS PRELIMINARY GRADNG AND EROSION CONTROL PLAN PRELIMINARY UTILITY PLAN STREET PROFILES DETAILS SURFACE WATER MANAGEMENT WETLANDS OTHER CONSIDERATIONS SUMMARY AND/OR RECOMMENDATION PAGE 2 C:\Users\Tami.OTSEGOV1ppData\Local\Microsoft\Windows\INetCache\Content.0utlook\1HD3FVW1\ot2326 RVW1.doc INFORMATION AVAILABLE Preliminary Plat Plans for Martijt Farms 4ch Addition, 6/1/16 revision, by Westwood Professional Services, Inc. Stormwater Management Calculations for Martin Farms West, dated June 20, 2016, by Westwood Professional Services, Inc. Geotechnical Report for Martin Fauns West, dated 1/16/13, by Haugo Geotechnical Services Geotechnical Report for Martin Farms, dated 1/8/03, by Northern Technologies, Inc. Previous Plat Information Preliminary Plat of Martin Farms, 6/16/03, by Westwood Professional Services, Inc. As -built Construction Plans for Martin Farms, 12/16/09, by Westwood Professional Services, Inc. As -built Grading Plans for Martin Farms, 11/4/09, by Westwood Professional Services, Inc. Final Storm Water Runoff Calculations for Martin Farms, dated 4/20/04 and revised 7/9/2004, by Westwood Professional Services, Inc. Geotechnical Report for Martin Farms, 1/8/03, by Northern Technologies, Inc. Environmental Assessment Worksheet, June 2003, by Schoell & Madson, Inc. Additional Information Minnesota Rules, Chapter 4410 — EAW Requirement City of Otsego Engineering Manual City of Otsego Zoning and Subdivision Ordinances National Wetland Inventory Map PAGE 3 C:\Users\Tami.OTSEGOV\ppData\Local\Microsoft\Windows\INetCache\Content.0utlook\1 HD3FVW1\ot2326 RVW1.doc PRELIMINARY PLANS Cover Sheet (Sheet 1) Provide benchmark(s) to be used for construction. All elevations shall be based on the NGVD 1929 Adj Datum. 2. Provide an approval signature line for Ronald J. Wagner, City Engineer. 3. Plans shall be signed by the Engineer/Surveyor. Existing_ Conditions (Plat (Sheet 2) 4. The existing zoning classifications of the land abutting the subdivision are required. 5. The existing watermain running through the property is 16" diameter. 6. Label existing street widths. 7. Label NVJL and 100-yr HWL elevations for the existing ponds and wetlands. The 12" CMP culvert under Maciver Avenue is no longer there and should be removed. Preliminary Plat Sheet 3) 9. The plat is proposed PUD single-family detached townhomes. The lot setbacks, widths, lengths and sizes are subject to Council approval. 10. 71 '/Z Street shall be 72nd Street NE. And Limmer Avenue shall be;ughing Street NE. 11. The street centerline information including horizontal curves shall be labeled. All horizontal curves and tangents shall meet City of Otsego minimum lengths. PrelimigM Grading and Erosion Control Plan (Sheets 4) 12. A temporary cul-de-sac is required at the end of 73rd Street NE and Larabee Avenue NE. 13. Label an Emergency Overflow (EOF) between Lot 2 and 3, Block 5. The max. elevation should be 950.7 to work with all proposed house elevations. 14. A minimum 1.5' of freeboard is required from the EOFs to the low openings. Lot 7 & 8, Block 5 shall have a minimum lowest opening of 945.9, Lot 9, Block 4 shall be 951.1, Lots 4 & 5, Block 2 shall be 947.0. 15. It is unclear if the area to the south of the "Limmer Avenue" intersection at Maciver Avenue is intended to be a storm pond. No outlets are shown for this depression. PAGE 4 C:\Users\Tami.OTSEGO\AppData\Local\Microsoft\Windows\INetCache\Content.Outlook\1HD3FVW1\ot2326 RVW1.doc Preliminar�ty Plan (Sheet 5) 16, The easements shown on the utility plan do not all agree with those shown on the preliminary plan. Many storm sewer pipes do not have sufficient easement to cover the proposed pipe. A minimum 20' easement centered on.the pipe is required. 17. Drainntile with stubs for future sump connections will be required along the rear property lines for all homes more than one lot width away from a storm structure. (i.e. rear yards of Block 5). 18. Label the Block numbers on the utility plans. Street Profiles (Sheet 6) 19. All vertical curves shall meet the minimum design standards for a 30 mph design speed, i.e. minimum length of 90 feet or K-values of 37 for sag curves or 19 for crest curves. Details (Sheet 8) 20. No comments SURFACE WATER MANAGEMENT 21. Storm sewer design calculations and inlet spread calculations shall be submitted with final plans. 22. The stormwater management calculations appear to meet all current City and NDPES requirements for dead storage (including 2.5" NURP) and pre vs post discharge rates. Hydraulic type "D" soils have been identified for this site therefore infiltration is not required. WETLANDS 23. Please submit the wetland delineation report. OTHER CONSIDERATIONS 24. A septate development plan and separate development tabulation shall be provided. The Lot, Block, Garage Floor Elevation, Lowest Floor Elevation, and Lowest Opening Elevation shall be provided. SUMMARY AND/OR RECOMMENDATION We recommend approval contingent on the above comments being addressed. PAGE 5 C:\Users\Tami.OTSEGOWppData\Local\Microsoft\Windows\I NetCacWContent.0utlook\1HD3FVW1\ot2326 RVWi.doc .0 0tCITe F o MINNESOTA CDP APPLICANT: U.S. Home Corporation d/b/a Lennar July 19, 2016 FINDINGS & DECISION PRELIMINARY PLAT/PUD-CUP APPLICATION: Request for preliminary plat approval for Martin Farms 4th Addition. CITY COUNCIL MEETING: 25 July 2016 FINDINGS: Based upon review of the application and evidence received, the City Council of the City of Otsego now makes the following findings of fact: A. The legal description of the property is Outlot B, Martin Farms located within the City of Otsego, County of Wright, State of Minnesota. B. The subject site is guided by the Comprehensive Plan for low density and medium -to -high density residential uses within the West Sewer District. C. The subject site is zoned R-6, Medium Density Residential District. D. The applicant has submitted application for preliminary plat approval to subdivide 49.8 acres into 99 single family lots, five outlots and public right-of-way. E. The Planning Commission and City Council must take into consideration the possible effects of the PUD-CUP with their judgment based upon (but not limited to) the criteria outlined in Section 20-4-2.F of the Zoning Ordinance: 1 N The proposed action's consistency with the specific policies and provisions of the Otsego Comprehensive Plan. Finding: 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. The proposed use's compatibility with present and future land uses of the area. Finding: 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 East LD Residential LD/MD Residential R-4 District R-6 District Single family South Albertville Albertville Single family West LD Residential A-1 District R-3 District Agriculture Single Family 1 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. 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 development will comply with the requirements of the Zoning Ordinance, Subdivision Ordinance, and Engineering Manual and performance standards adopted or modified as a condition of the PUD-CUP approval. 4. Traffic generation of the proposed use in relation to capabilities of streets serving the property. Finding: The preliminary plat provides has two accesses to Maclver Avenue, which is designated by the 2012 Comprehensive Plan as a residential collector street. Future access will be available from 70'h Street, designated as a minor arterial street by the 2012 Comprehensive Plan, at such time as Outlot D is subdivided. These roadways have adequate existing and planned capacity to accommodate traffic generated by the proposed development. 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 development is located within the West Sewer District where the City anticipates provision of urban services to support land uses planned by the 2012 Comprehensive Plan and existing service capacity exists for the proposed use. F. The Planning Report dated 13 July 2016 prepared by the City Planner, The Planning Company LLC., is incorporated herein. G. The Engineering Review dated July 14, 2016 prepared by the City Engineer, Hakanson Anderson Associates, Inc. is incorporated herein. H. The Otsego Planning Commission conducted a public hearing at their regular meeting on18 July 2016 to consider the application, preceded by published and mailed notice; upon review of the application, and other evidence, the public hearing was closed and the Planning Commission recommended by a 4-0 vote that the City Council approve the Zoning Map amendment based on the findings outlined above. DECISION: Based on the foregoing information and applicable ordinances, the proposed Zoning Map amendment 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. All right-of-way, street section plans, and street names are subject to review and approval of the City Engineer. 3. All single family lots within the preliminary plat shall be subject to the following lot requirements: K Lot Area Lot Width Lot Depth Setbacks Front Side Rear Wetland (1) Maclver Ave. Interior 8,138sf. 65ft. 100ft. 25ft./Bldg. 30ft./ garage 7ft. 20ft. 40ft. 65ft. Corner 87ft. 1. Wetland setbacks for lots within Block 1 shall be in accordance with the wetland buffer exhibit approved with the PUD-CUP. 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. Secondary dwelling units within a principal building shall be allowed subject to approval of the Zoning Administrator in compliance with the following performance standards: a. The design and construction of the principal building is not a two-family dwelling as defined by the Zoning Ordinance. b. 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. C. 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. e. The property shall have one postal address. f. 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. 3 S. 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. 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. 15. The developer shall construct a five-foot wide sidewalk or eight -foot wide trail between 73rd Street and 74th Street within the Right -of -Way on the west side of Maclver Avenue; said sidewalk or trail is to be allowed as publicly accessible / privately maintained by easement to the Martin Farms Homeowners Association, which shall be responsible for all maintenance, including repair and replacement as needed, of the sidewalk or trail. MOTION BY: SECOND BY: ALL IN FAVOR: THOSE OPPOSED: ADOPTED by the City Council of the City of Otsego this 25th day of July, 2016. Attest: Tami Loff, City Clerk CITY OF OTSEGO By: Jessica L. Stockamp, Mayor 4