ITEM 5.2 Wildflower Meadows Villa'W
OtCI�eooF
MINNESOTA
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
5.2 — Wildflower Meadows Villas
AGENDA ITEM DETAILS
RECOMMENDATION:
City staff recommends approval of a preliminary plat and PUD-CUP for Wildflower Meadows Villas.
ARE YOU SEEKING APPROVAL OF A CONTRACT?
M
BACKGROUND/JUSTIFICATION:
IS A PUBLIC HEARING REQUIRED?
Held by Planning Commission 18 July 2016.
Hedberg Homes Inc. is proposing to develop 26 single family detached townhomes on Outlot A,
Wildflower Meadows, located north of 701h Street (CSAH 37) and west of Quenroe Avenue. The 7.09
acre subject site was preliminary platted by Rottlund Homes as approved by the City Council on 13
March 2006 for development of 114 attached townhouse dwellings. The proposed development
requires application for approval of a preliminary plat and Planned Unit Development — Conditional Use
Permit (PUD-CUP) for subdivision of detached townhouse lots and access utilizing existing private
driveways. A public hearing to consider the application was noticed for the Planning Commission
meeting on 18 July 2016.
Mr. Joe Blattman of Hedberg Homes, Inc. was present as the applicant. Mr. Blattman indicated that
they are revising the development plans to eliminate one lot from Block 2 and one lot from Block 3 to
provide for additional space to accommodate three -stall garages for the detached townhomes. One
resident of the existing townhouses had several questions regarding the proposed development plan
and detached townhouse dwellings, which were addressed by the applicant or City staff. A second
resident of one of the nearby single family lots asked the Planning Commission not to provide flexibility
in development standards to allow the developer to add additional lots. With the change to the
preliminary plat noted by Mr. Blattman, all of the lots will exceed the single family lot width
requirements for the traditional single family lots within Wildflower Meadows as approved in 2006.
The Planning Commission discussed the proposed setbacks between buildings and related location of air
conditioners in the side yard. To allow for the option of constructing disability accessible dwelling units,
the Planning Commission agreed to recommend allowing 14 feet between structures versus the 15 feet
required by the original 2006 approvals. The Planning Commission also discussed the minimum area for
the attached garage for each dwelling unit and the developer noted that each slab -on -grade dwelling
unit will have the laundry room or utility room reinforced as "safe room". The public hearing was
closed and the Planning Commission voted 4-0 to recommend approval subject as outlined in the
attached findings of fact.
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 a PUD-CUP and preliminary plat for Wildflower Meadows Villas subject to the
stipulations outlined in the findings of fact and decision dated July 19, 2016.
BUDGET INFORMATION
FUNDING: I BUDGETED: ❑ YES
NA
ACTION TAKEN
❑ NO
❑ APPROVED AS REQUESTED ❑ DENIED ❑ TABLED ❑ OTHER (List changes)
COMMENTS:
TPC3601 Thurston Avenue N, Suite 100
Anoka, MN 66303
Phone:763.231.5840
Facsimile: 763.427, 0520
TPCgPlanningCo.com
PLANNING REPORT
TO: Otsego Planning Commission
FROM: D. Daniel Licht, AICP
DATE: 13 July 2016
ACTION DATE: 20 August 2016
RE: , Otsego — Wildflower Meadows Villas
TPC FILE: 101.01
BACKGROUND
Hedberg Homes Inc. is proposing to develop 26 single family detached townhomes on Outlot A,
Wildflower Meadows, located north of 701h Street (CSAH 37) and west of Quenroe Avenue. The
7.09 acre subject site was preliminary platted by Rottlund Homes as approved by the City
Council on 13 March 2006 for development of 114 attached townhouse dwellings. The
proposed development requires application for approval of a preliminary plat and Planned Unit
Development — Conditional Use Permit (PUD-CUP) for subdivision of detached townhouse lots
and access utilizing existing private driveways. A public hearing to consider the application has
been noticed for the Planning Commission meeting on 18 July 2016.
Exhibits
A. Site location map
B. 2006 Wildflower Meadows preliminary plat
C. Applicant narrative dated 6-21-16
D. Example exterior elevations (3 pages)
E. Development plans dated 6/17/16 (9 sheets)
ANALYSIS
Zoning. The subject site is zoned R-7, High Density Residential District. The R-7 District allows
for twin -homes, townhomes (including detached townhomes), and multiple family uses as
permitted uses. The proposed development of detached townhomes access by private drives
is subject to approval of a PUD-CUP. Consideration of the PUD-CUP application is to be based
upon, but not limited to, the criteria outlined in Section 20-4-2.F of the Zoning Ordinance:
1. The proposed action's consistency with the specific policies and provisions of the Otsego
Comprehensive Plan.
Comment: The subject site is guided by the 2012 Comprehensive Plan for Medium/High
Density Residential and the townhouse development approved with the original
Wildflower Meadows preliminary plat reflects this designation. Changing the unit type
from attached townhomes to detached townhomes (with a significant decrease in
density of 88 dwelling units) has no negative effect on City infrastructure. The proposed
detached townhomes also provide an alternative to traditional single family dwellings
that are currently in high demand in the market reflecting changing demographics.
Development of the proposed detached townhomes will expand housing choices within
Wildflower Meadows and the City overall consistent with the goals of the
Comprehensive Plan.
The proposed use's compatibility with present and future land uses of the area.
Comment: The subject site is surrounded by the following existing and planned land
uses:
Direction
Land Use Plan
Zoning Map
Existing Use
North
MD/HD Residential
R-7 District
Townhouse
East
LD/MD Residential
A-1 District
Rural single family
South
MD/HD Residential
A-1 District
Single family
West
Commercial
C-3 District
Convenience gas
The proposed detached townhouse dwellings are a significant decrease in density from
the townhouses approved for the subject site with the Wildflower Meadows preliminary
plat but remain a transitional land use. The area to the south of the subject site was also
approved for development of townhouse uses but the property reverted to A-1 District
zoning after expiration of said approval and a new single family dwelling accessing
Quenroe Avenue has been constructed. Consideration for additional landscaping must
be given to providing screening of the commercial uses planned and under development
to the west of the subject site.
The proposed use's conformity with all performance standards contained within the
Zoning Ordinance and other provisions of the City Code.
2
Comment: The proposed development will comply with the requirements of the
Zoning Ordinance, Subdivision Ordinance, and Engineering Manual. Whereas the City
typically requires detached townhouse uses to be platted in a unit and base lot
configuration, the proposed preliminary plat design allows for greater flexibility in
dwelling unit design and siting within the boundaries and in -place infrastructure.
Conditions are to be included as a condition of the PUD-CUP restricting use of the
individual yards so as to function in effect the some as a base lot development.
4. Traffic generation of the proposed use in relation to capabilities of streets serving the
property.
Comment: The subject site is accessed by CSAH 37 designated as a major collector
street and CSAH 42 designated as a minor arterial street by the 2012 Otsego
Comprehensive Plan and Northeast Wright County Transportation Plan. These
roadways have adequate existing and planned capacity to accommodate the proposed
development, especially in consideration of the reduction in density by 88 dwelling units.
The proposed use can be accommodated by existing public services and facilities and
will not overburden the City's service capacity.
Comment: The subject site is located within the East Sewer District designated by the
2012 Comprehensive Plan, where the City anticipates provision of urban services,
including utilities, roadways, and infrastructure, necessary to support urban
development. There is adequate available service capacity to support the proposed
development, especially in consideration of the reduction in density by 88 dwelling units.
Building Plans. The developer has submitted three example building elevation designs for the
proposed townhomes but indicating that each of the homes will be custom designed. Note
that the example house elevations illustrate a walkout building, but all of the building pads
shown on the grading plan are to be slab -on -grade structures. To avoid visual monotony, the
developer will be required to specify a minimum of four color packages for siding, brick/stone
wainscoting, trim, and shutters with no color package used for more than 30 percent of the
exterior finish for the total number of dwelling units. A similar requirement for the exterior of
the Rottlund townhome buildings was required with the original preliminary plat and PUD-CUP
approved in 2006. The brick/stone wainscoting should be extended along the entry side of the
garage and forward facing walls surrounding the exterior door of the buildings. Building floor
plans must also be submitted for review by the Planning Commission indicating gross floor area
and an attached garage with a minimum width of 20 feet and minimum area of 400 square feet.
Landscape Plan. The developer has prepared a landscape plan to illustrate plantings proposed
as part of the development as required by Section 20-19-2.B of the Zoning Ordinance. The
landscape plan provides for overstory trees along the private drives at the front and rear of the
proposed detached townhomes as well as a landscape buffer at the rear of the detached
townhomes within Block 2, which have double frontage to private drives and will screen the
rear of these dwellings from view of the existing townhomes to the north. Our office also
recommends revising the landscape plan to provide for evergreen trees at the northeast corner
and the east line of Outlot A to provide screening of the existing and planned commercial area
to the west. The landscape plan must also add details regarding proposed foundation plantings
for each dwelling unit. The types and quantities of proposed plantings indicated on the
landscape plan are appropriate, but the proposed tree sizes must be increased to a minimum
diameter of 2.0 inches for deciduous trees to comply with Section 20-19-2.6.3 of the Zoning
Ordinance.
Access. The individual detached townhouse dwellings are accessed via private drives
intersecting Quenroe Avenue and 72" d Street. Queens Court and 72nd Court are existing
private drives constructed by Rottlund Homes with the first Wildflower Meadows final plat.
The developer will construct the other private drives shown on the preliminary plat as part of
their development of the subject site. The private drives are to be constructed with a 28 foot
wide section with concrete curb and gutter (same as the City's urban public street section)
within a 30 foot wide outlot. The developer will reconstruct the existing Queens Court section
as well as remove eight guest parking stalls at the rear of Lots 1 and 2, Block 2 as part of the
development. The removal of the eight guest parking stalls will not be an issue given the
reduction in density by 88 dwelling units. Furthermore, 72"d Court will only be accessed from
the north side of the private drive and parking can be easily accommodated along the south
side of the roadway. Construction plans for the proposed private drives are to be subject to
review and approval by the City Engineer.
Lot Requirements. The townhouses approved for development with Wildflower Meadows
required a minimum of 5,000 square feet of lot area per dwelling unit. Detached townhouse
units are typically less dense being more consistent with the minimum lot area requirements
for single family dwellings. As a redevelopment of Wildflower Meadows, the available
development site for the proposed detached townhouse is defined by the site design, existing
buildings pads and the wetland surrounding them. The preliminary plat provides 8,310 square
feet of net lot area per dwelling unit and 10,219 square feet of gross lot area per dwelling unit
exceeding the single family lot requirements of the R-6 District
The City has required that detached townhome developments be platted in a unit and base lot
configuration with the base lot held in common by a homeowners association. The
arrangement is appropriate for townhouse type uses given the typically greater density and
allows for consistent maintenance of shared property, including yards and private drives. The
proposed preliminary plat provides each dwelling with an individual lot, which the developer
indicates is to allow maximum flexibility in the design of each house. Given the net area of
each individual lot, the limited number of dwelling units, and that this is a redevelopment
project, this approach may be acceptable. To ensure that the development continues to
function as a detached townhouse neighborhood, City staff recommends that the following
provisions be included as conditions of the PUD-CUP, recorded as deed restrictions on each lot,
and incorporated as part of the homeowners association regulations:
0
There shall be no detached accessory buildings located on any lot within the preliminary
plat.
There shall be no fences erected on any lot within the preliminary plat.
3. There shall be no outdoor storage of recreational vehicles, equipment, trailers, or other
personal property on any lot within the preliminary plat.
Setbacks. The table below illustrates the setback requirements of the applicable to the
townhouse development of Wildflower Meadows and those proposed for the detached
townhomes:
Quenroe Ave./
Wetland
Pvt.
Interior Side
72nd St
Drive
principal
Attached
Min.
Bldg.
Garage
Between
Bldgs.
Required
25ft,
40ft.
23ft.
7ft.
5ft.
15ft.
Proposed
25ft.
40ft.
25ft.
7ft.
5ft.
12ft.
The proposed setbacks are generally consistent with those approved with the original
Wildflower Meadows PUD-CUP and preliminary plat for townhouse development of the subject
site. City staff recommends that the setbacks between buildings be increased to 14 feet to
maintain separation between buildings for access and visual open space.
Park and Trail Dedication. The parcel of land the City is currently developing as Northwood
Park was dedicated with the preliminary plat and first final plat of Wildflower Meadows in
partial satisfaction of park and trail dedication requirements. The balance of the park
dedication requirements for each phase of Wildflower Meadows, including the subject site, is
to by payment of 41.7 percent of the park and trail dedication fee in lieu of land adopted as
part of the City's fee schedule in effect at the time of final plat approval on a per dwelling unit
basis.
Grading Plan. The developer 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. There is an existing wetland
along the west portion of the subject site below the retaining wall. A drainage and utility
easement encompassing the wetland and required wetland buffer was dedicated with the first
Wildflower Meadows final plat. This area is included within Outlot A shown on the preliminary
plat and is not effected by the proposed development. All grading, drainage, and erosion
control plans are subject to review and approval of the City Engineer. There is no storm water
area charge applicable to the preliminary plat.
Utility Plan. The proposed preliminary plat is to be served by City sanitary sewer and water
utilities. The developer is required to pay utility availability charges for extension of sanitary
sewer and water upon approval of a final plat based on the City fee schedule in effect at that
time. All utility plans are subject to review and approval of the City Engineer.
Easements. The preliminary plat illustrates drainage and utility easements at the perimeter of
each lot as required by Section 21-7-15.A of the Subdivision Ordinance. The drainage and
utility easements have been expanded to encompass storm water pipe at the rear of Lots 5-12,
Block 3 and over storm water basins within Lots 3 and 4, Block 1; Lot 1, Block 2; and Lots 3 and
4, Block 3. Drainage and utility easements must also be dedicated over all of Outlots A, B, and C
as a condition of final plat approval.
Outlots. The preliminary plat includes three outlots summarized below:
Outlot
Purpose
Ownership
A
Wetland/wetland buffer/retaining wall
HOA
B
Private drive
HOA
C
Remnant/driveway easement
HOA
City staff recommends revising the preliminary plat to include the entire retaining wall as well
as the storm water basin at the rear of Lots 3 and 4, Block 2 within Outlot A for long term
ownership and maintenance by a homeowners association.
Homeowners Association. The proposed preliminary plat requires establishment of a
homeowners association to provide for long term ownership of common property including the
retaining wall within Outlot A and private driveways within Outlot B. The homeowners
association documents must address shared ingress/egress over Outlot B with the existing
townhouse dwellings platted with the first Wildflower Meadows final plat. The homeowners
association documents must also include provisions prohibiting outdoor storage of recreational
equipment, detached accessory structures, and all fences.
Final Plat. The developer must submit application for final plat upon approval of a preliminary
plat. Final plat applications are 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
The proposed preliminary plat continues the buildout of the Wildflower Meadows
neighborhood with revision of the original development plans. The proposed detached
townhouses respond to current market conditions while being consistent with the City's goals
to provide housing options beyond traditional single family dwellings. Furthermore, these
0
homes will be compatible with the existing and planned uses in the area. Our office
recommends approval of the applications as outlined below.
POSSIBLE MOTIONS
A. Motion to approve a PUD-CUP and preliminary plat for Wildflower Meadows Villas
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. The building plans shall:
a. Specify a minimum of four color packages for siding, brick/stone
wainscoting, trim, and shutters with no color package used for more than
30 percent of the exterior finish for the total number of dwelling units.
b. Extend the brick/stone wainscoting at the front of each structure along
the entry side of the garage and forward facing walls surrounding the
exterior door of the buildings.
C. Provide an attached garage with a minimum width of 20 feet and
minimum area of 400 square feet.
3. The landscape plan shall be revised subject to approval of City staff to:
a. Provide for evergreen trees at the northeast corner and the east line of
Outlot A to provide screening of the existing and planned commercial
area to the west.
b. Add details regarding proposed foundation plantings for each dwelling
unit. T
C. Specify a minimum diameter of 2.0 inches for deciduous trees to comply
with Section 20-19-2.13.3 of the Zoning Ordinance.
4. The following shall be of the PUD-CUP regulating accessory use of the individual
lots to be recorded as deed restrictions on each lot and incorporated as part of
the homeowners association regulations:
a. There shall be no detached accessory buildings located on any lot within
the preliminary plat.
7
There shall be no fences erected on any lot within the preliminary plat.
There shall be no outdoor storage of recreational vehicles, equipment,
trailers, or other personal property on any lot within the preliminary plat.
5. The following setbacks shall apply to all lots within the preliminary plat:
Quenroe Ave./
72"d St.
Wetland
Pvt.
Drive
Interior Side
principal
Attached
Bldg.
Garage
25ft.
40ft.
25ft.
7ft.
7ft.
6. Construction plans for proposed private drives shall be subject to review and
approval by the City Engineer.
7. Park and trail dedication requirements shall be satisfied by payment of 41.7
percent of the park and trail dedication fee in lieu of land adopted as part of the
City's fee schedule in effect at the time of final plat approval.
8. All grading, drainage, and erosion control plans shall be subject to review and
approval of the City Engineer.
9. All utility plans shall be subject to review and approval of the City Engineer.
10 Drainage and utility easements shall be dedicated over all of Outlots A, B, and C
as a condition of final plat approval; all easements shall be subject to review and
approval of the City Engineer.
11. The preliminary plat shall be revised to include the entire retaining wall as well
as the storm water basin at the rear of Lots 3 and 4, Block 2 within Outlot A
12. The developer shall submit documents establishing a homeowners association
with application for final plat approval, subject to review and approval of City
staff.
Motion to deny the application based on a finding that the request is inconsistent with
the Comprehensive Plan and does not comply with the requirements of the Zoning
Ordinance, Subdivision Ordinance, or Engineering Manual.
C. Motion to table for further discussion.
Lori Johnson, City Administrator
Tami Loff, City Clerk
Ron Wagner, City Engineer
Andy MacArthur, City Attorney
Joe Blattman, Hedberg Homes Inc.
Overview
Legend
Roads
— CSAHCL
— CTYCL
— MUNICL
— PRIVATECL
-- TWPCL
Highways
Interstate
— State Hwy
— US Hwy
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6-21-16
To Planning and City Council Member's
Proposed project: The Villas of Otsego
Scope:
Builder
We are proposing 26 individual slab on grade home sights that was part of Wildflower Meadows
development. With the aging of our population becoming one of the Country's main topics this type of
living is giving homeowner's the ability to have their own home and still enjoy the life style of having a
yard and patio. Over the past couple of years, we have listen to what people are looking for in their
retirement age. The most common things we've heard are larger garages, storage and handicap living.
We are trying to offer them the things that are most important for them. Another item people are
looking for is the freedom from shoveling snow and mowing their yards which will be done by the HOA.
Hedberg Homes Inc. was established in 1985 and has building custom homes ever since. We are not a
large company and try to offer the one on one building experience to the client. Hedberg Homes offers
the latest technology such as viewing their home in 3d before it is ever built and have their project
mange through a cloud based program to help eliminate commutation errors.
Past projects:
We have successfully done roughly thirty-nine units in the past two to three years in the City of Blaine
following the same development requirements. Our homes are custom designed for every client to
meet their wishes. In the past our prices have ranged from 245k up to 430k just depending upon the
client needs and wants.
HOA
Each homeowner owns his/her own lot which is governed by the HOA. The HOA is split off of the
existing HOA for Wildflower Meadows.
Homeowner's will be limited to what they can do in their yards and need approval from the HOA, such
as no fencing, large gardens, over planting of trees or plants. All yards will be maintained by the HOA
including snow removal for walks, drives and road.
Each homeowner needs to provide their own insurance on their home and are not tied into paying for
damage on someone else's property. Homeowner's only need to maintain their home and not worry
about someone else's. HOA with maintain all out lots which includes the roads for the property and
outline in the HOA documents.
4247 117th Ave. Blaine MN 55449 763-242-3067 U01698
hedberghomes@hedberghomes.com Page 1
Architecture of homes
All homes are designed by us with the goal of no two looking the same throughout the development,
but sometimes that can be tough to achieve.
We will offer a style of home with two story's consisting of two bedrooms up and loft options. This style
will look like a one level on the front elevation. One of our popular styles offering clients to have
grandchildren to stay without being in their hair.
We will also offer handicap style homes and design to the need of the client.
Materials used
All homes to have Designer type shingles with a combination on front elevation of vinyl siding and
cultured stone. We really do not have any restrictions on style since we control the design of the home
that puts us as a safe guard to the project. All exterior colors shall be of earth tones.
Storm room
We construct a storm room in all of our homes that backs up to the garage wall which consists of bolting
secured into the concrete floor with steel rods running from the floor up past the wall plates and then
plywood all walls to connect walls together. We know that this is not going to give protection of 100% of
a large storm but we believe it will offer some.
Sale price
Depending upon development costs we are looking at price ranging from 250k and up. Custom design by
the client can raise that pricing
Features in the homes
One of our most popular items that we offer is radiant in floor heating with the gas boiler doubling as
the domestic hot water. It is the most officiant affordable heating system that is on the market and
when the client goes on vacation they not wasting the expense of heating water in the typical type
water heater.
Another popular option is the curb less walk-in shower, no toe tripping curb.
Hedberg Homes Inc. is looking forward to providing a product that we believe will only be growing over the next
ten years as the population becomes older. This type of product gives people the option of not being in a large
three story complex with the freedom of still owning a home of their own.
Respectfully
Jon Blattman
Hedberg Homes Inc
4247117th Ave. Blaine MN 55449 763-242-3067 Lic#1698
hedberghomes@hedberghomes.com Page 2
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Review No. 1
�- - Hal<anson
!■ 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
Brent Pobuda, Katricia, LCC & Hedberg Homes, Inc.
Brian Krystofiak, P.E. Carlson McCain
Reviewed by: Ronald J. Wagner, P.E.
Brent M. Larson, P.E.
Date: July 14, 2016
Proposed
Development: The Villas in Otsego
Street Location A portion of Section SWl/4 of the SE 1/4 of Section 26, T121, R23
Of Property: North of CSAH 37 (70th Street) and West of Quenroe Avenue
Applicant: Brent Pobuda
Developer: Katricia, LCC and Hedberg Homes, Inc.
2221 108"' Lane, NE
Blaine, MN 55449
Owners of Record: Katricia, LCC and Hedberg Homes, Inc.
Purpose: The Villas in Otsego is a proposed 26 lot detached townhome
residential development within the Wildflower Meadows plat 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
EXISTING CONDITIONS
PRELIMINARY PLAT
SUBDIVISION CONFIGURATION, LOT SIZE, DENSITY
STREET/TRAFFIC/ACCESS
REMOVALS
PRELIMINARY SITE AND UTILITY PLAN
PRELIMINARY EROSION CONTROL AND GRADING PLAN
SURFACE WATER MANAGEMENT
WETLANDS
OTHER CONSIDERATIONS
SUMMARY AND/OR RECOMMENDATION
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INFORMATION AVAILABLE
Preliminary Plan submittal for The Villas in Otsego, dated 6/17/16, by Carlson McCain
Storm Sewer Design Calculations for The Villas in Otsego, dated 6115116, by Carlson McCain
Stormwater Management Plan for The Villas in Otsego, dated 6/17/16, by Carlson McCain
Wildflower Meadows
Construction Plans for Wildflower Meadows, 4/10/07 revision, by Pioneer Engineering
Final Grading Plans for Wildflower Meadows, 4/10/07 revision, by Pioneer Engineering
Storm Sewer Design for Wildflower Meadows, 4/10/07 revision, by Pioneer Engineering
Hydrology Report for Pinnacle Crossing, 10/30/06 revision, by Pioneer Engineering
Preliminary Plat of Pinnacle Crossing, 1/13/06 revision, by Pioneer Engineering
Phase 1 Environmental Site Assessment, 2/4/04 revision, by Braun Intertec Corp.
Geotechnical Report for Pinnacle Crossing, 1/29/04 revision, by Braun Intertec Corp.
Wetland Delineation Report for Pinnacle Crossing, 11/6/03 revision, by Pioneer Engineering
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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PRELIMINARY PLANS
Cover Sheet (Sheet 11
We recommend the Final Plat be named "Villas in Otsego".
2. Provide Developer contact information.
3. Streets shall be named as follows:
a. Street A = 71" Street NE
b. Street B = Quast Avenue NE
4. Provide an approval signature line for Ronald J. Wagner, City Engineer.
Existing Conditions (Sheet 2)
Existing zoning classifications for land in and abutting the subdivision.
6. Show buildings and label widths of existing streets, etc within 150'.
7. Location, size, and elevations of existing sewers, watermain, culverts, and other
underground facilities within 150'.
8. The normal and 100 year elevation for the wetland to the west shall be labeled.
9. Show the sei vices to the existing multi -family townhomes fiom off of 72nd Street,
10. Label existing street grades including Quenroe Avenue.
PreliminM Plat (Sheet 3)
it. The plat is proposed PUD single-family detached townhomes. The lot setbacks, widths,
lengths and sizes are subject to Council approval.
12. The existing private streets of Queens Court and 72nd Court as well as additional private
drives are proposed to serve the new lots. Queens Court is proposed to have the
bituminous surface completely removed with the proposed improvements. Written
permission from the current Horne Owners Association responsible for these streets is
required.
13. 2 new entrances are proposed to access the public streets of 72" d Street and Quenroe
Avenue. Both entrances will require altering the existing curb and gutter and some
bituminous to make these connections.
14. The proposed Outlot B proposes to cover the private streets as well as much of the public
water, sanitary and storrn sewer. This Outlot shall be covered with a drainage and utility
easement dedicated to the City.
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15. Additional drainage and/or utility easements are needed beyond Outlot B to cover the
storm and sanitary sewer and watermain. A minimum of 10' on each side of all pipe
shall be covered by easements. (Stone sewer in NE coiner of L8,B2 and storm sewer
along south side of 72nd Court and west side of Quast Avenue).
16. The horizontal curves do not meet the minimum requirement required by the City of
Otsego. 90 degree intersection required a 90' radius or shall meet a 30 mph design
speed.
Removals Sheet 4)
17. The removal of the curb and gutter at Quast Avenue is missing from the plans. A detail
or more information is necessary for how this new connection is to be made.
18. The hydrant at the intersection of 71st Street and Quenroe Ave will be in the way of the
new connection and shall be relocated.
19. The unused storm sewer stubs from the existing storm structures shall be removed or at
least plugged inside the manholes.
Preliminary Site And Utility Plan (Sheet 5)
20. Depict the service locations for each lot.
21. Provide proposed rim and invert elevations as well as all pipe types and sizes for all
utilities.
22. See Comment #20.
23. Typically contractors will not want to tie into and pressure test against an existing valve
such as the one at 71" Street and Quenroe Ave. If the existing valve is to be used it
should be called to the contractors attention in the plans. 2 back to back valves will ne be
allowed. If a new valve is to be installed the existing valve shall be opened and the top 4'
of the valve box shall be removed.
Grading and Erosion Control Plan (Sheet 7)
24. Label the grades of the existing streets.
25. The normal and 100 year elevation for the wetland to the west shall be labeled.
26. Label the emergency overflow (EOF) elevations in the street gutter. The high point along
Quast Avenue appears to be and EOF and may require some of the garage floor
elevations to be raised. i.e. we calculate an EOF — 895.7. A minimum of 1.5' of
freeboard fiom this is required therefore Lots 1-4, Block 3 minimum garage floor
elevations shall be 897.2.
27. Label the high points in the rear yards of Lots 7-11, Block 3 as EOFs.
28. Final plans will require profiles for each street with vertical curve information.
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SURFACE WATER MANAGMENT
29. The developers engineer has requested that the City accept a reduced infiltration volume
(0.5" over the new impervious area vs. 1.0" over the new impervious area). This is not
only a City requirement but the MPCA NPDES permit requirement as well and must be
met.
30. The maintenance of the infiltration basins shall be the responsibility of the Home Owners
Association. The maintenance of these basins shall be addresses in the development
agreement.
31. It shall be verified that all storm water calculations are using the ATLAS 14 rainfalls.
32. Inlet spread calculations shall be submitted. It appears that additional catch basins may
be needed along 71st Street. Streets are allowed to flood to 2/3 of the drive lane during a
10 yr storm.
WETLANDS
33. See comment #9 though no wetland impacts are proposed.
OTHER CONSIDERATIONS
34. Final plans will require a septate development plan and separate development tabulation
shall be provided. The development plans shall label proposed lot corner elevations, the
Lots and Blocks, Garage Floor Elevation, Lowest Floor Elevation, and Lowest Opening
Elevation.
35. Final street section is to be determined by a Geotechnical Engineer. The geotechnical
report shall be provided.
36. Many additional details will be required with the final plans, i.e. storm sewer catch basin
and manholes, hydrants, services, curb and gutter.
SUMMARY AND/OR RECOMMENDATION
We recommend approval contingent on the above comments being addressed.
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July 19, 2016
-11...
R, t
f��A
FINDINGS OF FACT AND DECISION
APPLICANT: Hedberg Homes, Inc.
APPLICATION: Request for approval of a Preliminary Plat/PUD-CUP for 24 detached townhouses
to be known as Wildflower Meadows Villas.
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 A, Wildflower Meadows, City of Otsego, Wright
County, State of Minnesota.
B. The subject site is guided by the Comprehensive Plan for medium -to -high density residential
land uses within the East Sewer District.
C. The subject site is zoned R-7, High Density Residential District.
D. The City Council approved a preliminary plat and PUD-CUP for the subject site on 13 March
2006.
E. The applicant is proposing a preliminary plat/PUD-CUP and 24 detached townhomes to be
known as Wildflower Meadows Villas.
F. 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:
The proposed action's consistency with the specific policies and provisions of the
Otsego Comprehensive Plan.
Finding: The subject site is guided by the 2012 Comprehensive Plan for Medium/High
Density Residential and the townhouse development approved with the original
Wildflower Meadows preliminaryplat reflects this designation. Changing the unit type
from attached townhomes to detached townhomes (with a significant decrease in
density of 88 dwelling units) has no negative effect on City infrastructure. The proposed
detached townhomes also provide an alternative to traditional single family dwellings
that are currently in high demand in the market reflecting changing demographics.
Development of the proposed detached townhomes will expand housing choices within
Wildflower Meadows and the City overall consistent with the goals of the
Comprehensive Plan.
2. 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 planned land
uses:
Direction
Land Use Plan
Zoning Map
Existing Use
North
MD/HD Residential
R-7 District
Townhouse
East
LD/MD Residential
A-1 District
Rural single family
South
MD/HD Residential
A-1 District
Single family
West
Commercial
C-3 District
Convenience gas
The proposed detached townhouse dwellings are a significant decrease in density from
the townhouses approved for the subject site with the Wildflower Meadows preliminary
plat but remain a transitional land use. The area to the south of the subject site was
also approved for development of townhouse uses but the property reverted to A-1
District zoning after expiration of said approval and a new single family dwelling
accessing Quenroe Avenue has been constructed. Consideration for additional
landscaping must be given to providing screening of the commercial uses planned and
under development to the west of the subject site.
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. Whereas the
City typically requires detached townhouse uses to be platted in a unit and base lot
configuration, the proposed preliminary plat design allows for greater flexibility in
dwelling unit design and siting within the boundaries and in -place infrastructure.
Conditions are to be included as a condition of the PUD-CUP restricting use of the
individual yards so as to function in effect the same as a base lot development.
4. Traffic generation of the proposed use in relation to capabilities of streets serving the
property.
Finding: The subject site is accessed by CSAH 37 designated as a major
collector street and CSAH 42 designated as a minor arterial street by the 2012 Otsego
Comprehensive Plan and Northeast Wright County Transportation Plan. These
roadways have adequate existing and planned capacity to accommodate the proposed
development, especially in consideration of the reduction in density by 88 dwelling
units.
5. The proposed use can be accommodated by existing public services and facilities and
will not overburden the City's service capacity.
Finding: The subject site is located within the East Sewer District designated by
the 2012 Comprehensive Plan, where the City anticipates provision of urban services,
including utilities, roadways, and infrastructure, necessary to support urban
development. There is adequate available service capacity to support the proposed
development, especially in consideration of the reduction in density by 88 dwelling
units.
G. The Planning Report dated 13 July 2016 prepared by the City Planner, The Planning Company
LLC, is incorporated herein.
H. The Engineering Review dated July 14, 2016 prepared by the City Engineer, Hakanson
Anderson Inc., is incorporated herein.
2
The Otsego Planning Commission held a public hearing at their regular meeting on 18 July
2016 to consider the application, preceded by published and mailed notice. Based upon review
of the application and evidence received, the Otsego Planning Commission closed the public
hearing and recommended by a 4-0 vote that the City Council approve the request based on
the aforementioned findings.
DECISION: Based on the foregoing information and applicable ordinances, the application is
hereby APPROVED 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. The building plans shall:
a. Specify a minimum of four color packages for siding, brick/stone wainscoting, trim,
and shutters with no color package used for more than 30 percent of the exterior
finish for the total number of dwelling units.
b. Extend the brick/stone wainscoting at the front of each structure along the entry side
of the garage and forward facing walls surrounding the exterior door of the buildings.
C. Provide an attached garage with a minimum width of 22 feet and minimum area of
480 square feet.
3. The landscape plan shall be revised subject to approval of City staff to:
a. Provide for evergreen trees at the northeast corner and the east line of Outlot A to
screen the existing and planned commercial area to the west.
b. Add details regarding proposed foundation plantings for each dwelling unit. T
Specify a minimum diameter of 2.0 inches for deciduous trees to comply with Section
20-19-2.B.3 of the Zoning Ordinance.
4. The following shall be of the PUD-CUP regulating accessory use of the individual lots to be
recorded as deed restrictions on each lot and incorporated as part of the homeowners
association regulations:
a. There shall be no detached accessory buildings located on any lot within the
preliminary plat.
There shall be no fences erected on any lot within the preliminary plat.
C. There shall be no outdoor storage of recreational vehicles, equipment, trailers, or
other personal property on any lot within the preliminary plat.
5. The following setbacks shall apply to all lots within the preliminary plat:
Quenroe Ave./
Wetland
Pvt.
Interior Side(1)
72nd St.
Drive
Principal
Attached
Btwn.
Bldg.
Garage
Bldgs.
3
20ft. 1 40ft. 1 25ft. 1 10ft. I 5ft. 1 15ft.
1. The setback between buildings may be reduced to 14ft. for a dwelling
designed as disability accessible, that which side yard shall be clear of all
obstructions.
6. Construction plans for proposed private drives shall be subject to review and approval by the
City Engineer.
7. Park and trail dedication requirements shall be satisfied by payment of 41.7 percent of the
park and trail dedication fee in lieu of land adopted as part of the City's fee schedule in effect
at the time of final plat approval.
8. All grading, drainage, and erosion control plans shall be subject to review and approval of the
City Engineer.
9. All utility plans shall be subject to review and approval of the City Engineer.
10 Drainage and utility easements shall be dedicated over all of Outlots A, B, and C as a
condition of final plat approval; all easements shall be subject to review and approval of the
City Engineer.
11. The preliminary plat shall be revised to include the entire retaining wall as well as the storm
water basin at the rear of Lots 3 and 4, Block 2 within Outlot A
12. The developer shall submit documents establishing a homeowners association with
application for final plat approval, subject to review and approval of City staff.
MOTION BY:
SECOND BY:
ALL IN FAVOR:
THOSE OPPOSED:
ADOPTED by the City Council of the City of Otsego this 2511 day of July, 2016.
CITY OF OTSEGO
By:
Jessica L. Stockamp, Mayor
Attest:
Tami Loff, City Clerk