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ITEM 2.1I -r E M --I 3601 Thurston Avenue N, Suite 100 Anoka, MN 56303 Phone: 763.231.6840 Facsin-ille: 763.427.0520 Ir F) 4 TPCOcRanningCo.com PLANNING REPORT TO: Otsego Planning Commission FROM: Daniel Licht, AICP RE: Otsego — Martin Farms Phase 2 (Outlot F) REPORT DATE: 31 January 2013 ACTION DATE: 26 February 2013 TPC FILE: 101.02 — 13.01 BACKGROUND Lennar has submitted application for preliminary plat approval to subdivide Outlot F of Martin Farms into single family lots as the second phase of this development. Outlot F is located northeast of Maclver Avenue and 70#x' Street and is immediately to the south of the previously final platted lots in Martin Farms now being built out. The preliminary plat encompasses 49.8 acres to be subdivided into 132 lots, two outlots and public right- of-way. A public hearing has been noticed for the Planning Commission meeting on 4 February 2013 to consider the application. Exhibits: A. Site Location B. Preliminary Plat Submittal dated 1/11/2013 (9 sheets) ANALYSIS Previous Approvals. Martin Farms was initially developed by Insignia Development LLC. The City Council on 28 July 2003 approved a Zoning Map amendment, an Environmental Assessment Worksheet (EAW) and Phase I preliminary plat applications for the project. A final plat for Phase 1 was approved by the City Council on 8 March 2004. While the subject site was not included in the preliminary or final plate cept as an outlot for future phases of the project, detailed planning and engineering was done to master plan the lot and street design together with preparation of preliminary utility and grading plans to ensure an orderly build out of the overall 306.09 acre neighborhood. The submitted plans for Outlot F with the current application are reviewed in consideration of these preliminary plans prepared with Phase 1. Environmental Review. An EAW was prepared with the review of the Phase 1 applications and it's scope included the planned development of future phases of Martin Farms, including the portion of the site subject to the current application, based on the concept plan that was submitted together with the Phase I preliminary plat. The City Council adopted findings on 28 July 2003 that the proposed project 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. Comprehensive Plan. The 2012 Otsego Comprehensive Plan includes the subject site within the West Sewer District and guides the area for low density residential uses. The proposed subdivision of single family lots is consistent with the future land use designation of the Comprehensive Plan. 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 with the Phase 2 plans as a permitted use. Surrounding Land Uses. The subject site is surrounded by the following existing and/or planned land uses. The single family lots proposed with Phase 2 are consistent with the planned development of Martin Farms and compatible with existing and planned land uses in the area. Direction Land Use Plan Zoning Map Existing Land Use North LD Residential R-6 District Martin Farms Phase 1 East LID Residential A-1 District AgriCUltUre LD/MD Residential South MD/HD Residential R-6 District Agriculture LD/MD Residential Detached townhouses LID Residential Single family dwellings West LD Residential R-6 District Agriculture MD/HD Residential A-1 District Rural Single farnily dwelling Access. The proposed preliminary plat will be accessed via extension of existing streets within Phase 1 at MacKenzie Avenue, Marquette Avenue and Martin Farms Avenue. Martin Farms Avenue will also be constructed to provide access to the overall development from 70th Street. The applicant is required to pay a collector street access fee as a condition of final plat approval. The City is proceeding with plans to improve and construct 70th Street as a collector street from Martin Farms Avenue to Oakwood Avenue in 2014-2015. When complete, this project will provide a much needed east -west connection across Otsego and allow residents in the western part of the City greater access to commercial areas and TH101 for employment commuting. 2 The preliminary plat also provides for extension of future streets to the undeveloped parcels south and east of Phase 2. Temporary CLII-de-sacs will be required at the termini of 72nd Street and 73rd Street at the time of construction and these streets as well as Marlowe Avenue and 71st Street (at two locations) will be posted with signs identifying future street extensions. Streets. All of the lots within Phase 2 will be accessed via public streets, for which the design and construction plans are subject to review and approval by the City Engineer. The proposed public streets are 28 feet wide with concrete curb and gutter within 60 foot rights-of-way. The plans for the proposed public streets are consistent with the requirements of the Engineering Manual. There is one cul-de-sac street shown on the preliminary plat with a 330 foot length and 60 foot radii for the right-of-way at the turn around, which complies with Section 21-7-6 of the Subdivision Ordinance. A five foot concrete sidewalk is provided on one side of all streets consistent with the Engineering Manual and these sidewalks are on the side consistent with the location of the sidewalks in Phase 1 for those streets being extended. There is an issue with the naming of the streets between Phase 1 and 2 of Martin Farms: Martin Farms Avenue is designated on the east side of Phase 1 and also for a short segment in Remington Coves south of 701h Street. N Phase 2 would bring Martin Farms Avenue south to a four-way intersection: o The east leg of this intersection curves south and intersects, 701' street at Martin Farms Avenue in Remington Coves. o The south leg of the intersection turns west and intersects the future se rent of Marlowe Avenue between MacKenzie/Marquette Avenue and 70 t Street (aligned with Zimmer Farms) and then further west to Maclver Avenue. City staff recommends this street be designated as 71s' Street when constructed with a future phase of development. o There is a street segment between Marquette Avenue and Martin Farms Avenue within Phase 2 with no name that City staff recommends be designated as 72nd Street. The cul-de-sac within Phase 2 shown as 72nd Court should be designated as Marquette Court. Lot Requirements. The R-6 District establishes the following minimum lot requirements. The proposed single family lots shown on the preliminary plat all conform to these minimum requirements. 3 Lot Area Lot Width Lot Depth Setbacks Front Side Rear Wetland Interior 9,000sf. (net) 60f#. 1 ON. 3 5ft 1 7ft. 20ft. 4oft. I I Corner 90ft. 30ft. 3 Grading and Drainage Plan. The applicant has submitted grading and drainage plans for Phase 2 that are based on the preliminary grading plans completed with the Phase 1 approvals. Section 20-16-9.E of the Zoning Ordinance requires a 20 foot buffer at the perimeter of all delineated wetlands, which is shown on the submitted grading plan. The construction plans for the final plat must include that the buffer area is to be posted as a no -disturb zone. The developer will also be required to pay a stormwater impact fee at the time of final plat approval. The grading and drainage plans are subject to review and approval by the City Engineer. Drainage and Utility Easements. On 26 May 2009, Section 21-7-15 of the Subdivision Ordinance was amended to require that stormwater basins and wetlands be included within outlots platted and deeded to the City, although the City may still elect to require only drainage and utility easements. Because the grading plan and subdivision design for Martin Farms was master planned with Phase 1, it would be impractical to require that the stormwater basins be included within outlots platted and deeded to the City. As such, all of the stormwater basins, wetlands and wetland buffers are shown to be overlaid by 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. Outlot B must also be overlaid entirely by drainage and utility easements. All drainage and utility easements are subject to review and approval by the City Engineer. Utility Plan. The applicant has submitted utility plans for extension of sanitary sewer and water utilities again based on the preliminary plans prepared with Phase 1. 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. outlets. The preliminary plat illustrates two outlots: Outlot A is a remnant parcel that includes a delineated wetland and which based on the layout of streets lots and the boundaries of the exception parcel to the west is unbuildable. Section 21-7-41 of the Subdivision Ordinance requires that Outlot A be eliminated by combining the area with Lot 1, Block 1 with a drainage and utility easement overlaying the wetland, wetland buffer and any stormwater drainage area. Outlot B includes a wetland and was planned with Phase 1 as private open space owned by the Martin Farms Homeowners Association - A trail was proposed to be constructed through this area between 72nd Street and Marquette Avenue in part to provide access to the HOA recreation facilities located at Marlowe Avenue/72nd Street. The planned private trail is shown on the submitted Phase 2 plans and will be required to be constructed at the time this portion of Phase 2 is final platted. Landscaping. The development of the subject site in consideration of planned and existing land uses does not require plantings/berms as a transitional buffer. Landscaping to be required for the preliminary plat in accordance with Section 20-16- 7.0 of the Zoning Ordinance is limited to provision of two trees per lot, Additionally, Section 20-16-7.D requires a berm/landscaping be installed along the south lot lines of 4 Lot 9, Block 9 and Lot 1, Block 10 abutting loth Street. A landscape plan for this required buffer yard will be required to be submitted with a final plat application. Phasing Plan. A preliminary phasing plan has been submitted showing the anticipated buildout of Phase 2 that generally anticipates extending construction from existing developed areas of Phase 1 south towards 70th Street. The phasing plan is not binding upon the City or the developer but allows for better planning for access and utility extensions as well as other City services. In this regard, the submitted phasing plan illustrates a logical and functional buildout for Phase 2. Park and Trail Dedication. Park and trail dedication requirements for Martin Farms were calculated with Phase I based on the overall project area of 306.09 acres. Outlot D, Martin Farms was dedicated to the City satisfying 6.3 percent of the required dedication. The Future Parks and Trails System Plan included in the Comprehensive Plan does not designate any area within Phase 2 for additional park land acquisition. As such, park and trail dedication requirements for Phase 2 will be satisfied by payment of a cash fee in lieu of land calculated as follows: # of lots x Current Park Trail Dedication Fee x 93.7% = Amount Due Homeowners Association. Lennar has indicated that the proposed Phase 2 lots are to be included as part of the Martin Farms HOA that would include access to the private recreation facilities within the neighborhood. The documents incorporating Phase 2 into the HOA must be submitted with the final plat application and are subject to review and approval of the City Attorney, Final Plat approval. Upon approval of a preliminary plat, the developer must submit application for final plat, which is subject to City staff reviewand 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 Phase 2 is a positive indication of the housing market recovery and Lennar's continued investments in Martin Farms advances the City's development ,goals. Furthermore, the proposed preliminary plat is consistent with the planning done with the Phase I approvals as well as complies with applicable Zoning Ordinance and Subdivision Ordinance requirements. 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 Phase 2 Preliminary Plat subject to the following conditions: 5 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. Street names designated on the preliminary plat shall be revised in accordance with City staff recommendations and designated on the final plat. 3. All lots are subject to the following minimum requirements of the R-6 District: 3. The preliminary plat shall be revised to combine Outlot A with Lot, 1, Block 1. 4. Outlot B shall be overlaid by drainage and utility easement. 5. The developer shall construct at their cost a trail between 72nd Street and Marquette Avenue as shown on the submitted plans at such time as Outlot B is final platted. 6. The builder shall install a minimum of two (2) trees per lot and a landscape plan for installation of the buffer yard on Lot 9, Block 9 and Lot 1, Block 10 as required by Section 20-16-7.D of the Zoning Ordinance shall be submitted with application for final plat approval. 7. The design and construction of all streets is subject to review and approval of the City Engineer. 8. All grading, drainage and erosion control plans and issues are subject to review and approval of the City Engineer. 9. All drainage and utility easements are subject to review and approval by the City Engineer. 10. All utility plans are subject to review and approval by the City Engineer. 11. Park and trail dedication requirements shall be satisfied by payment of a cash fee in lieu of land calculated based on the number of lots multiplied by 93.7 percent of the fee in effect at the time of final plat approval. 6 Lot Area Lot Width Lot Depth Setbacks Front Side Rear Wetland Interior 9P000sf. (net) 60ft. 100ft. 35ft. 7ft. 20ft. 30ft. 40ft. Corner 90ft- 3. The preliminary plat shall be revised to combine Outlot A with Lot, 1, Block 1. 4. Outlot B shall be overlaid by drainage and utility easement. 5. The developer shall construct at their cost a trail between 72nd Street and Marquette Avenue as shown on the submitted plans at such time as Outlot B is final platted. 6. The builder shall install a minimum of two (2) trees per lot and a landscape plan for installation of the buffer yard on Lot 9, Block 9 and Lot 1, Block 10 as required by Section 20-16-7.D of the Zoning Ordinance shall be submitted with application for final plat approval. 7. The design and construction of all streets is subject to review and approval of the City Engineer. 8. All grading, drainage and erosion control plans and issues are subject to review and approval of the City Engineer. 9. All drainage and utility easements are subject to review and approval by the City Engineer. 10. All utility plans are subject to review and approval by the City Engineer. 11. Park and trail dedication requirements shall be satisfied by payment of a cash fee in lieu of land calculated based on the number of lots multiplied by 93.7 percent of the fee in effect at the time of final plat approval. 6 12. Documents incorporating Phase 2 into the Martin Farms HOA must be submitted with the final plat application and are subject to review and approval of the City Attorney. 13. The developer shall submit application for final plat approval and execute a development contract in accordance with the Subdivision Ordinance. 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 7 Martin Farms Phase 2 Date Created: 1114/2013 Overview L J) egend Roads — CSAHCL — CTYCL MU ICL PRIVATECL TWPCL Parcels 7 L —t " I ()0- LLJ O � 4a op uo CL LLJ c JL - CL z II� 4L ir (f cf Cc cc 9 z z, iv 7 I- = iX lu L Ll Ld w w Li 0 > aa: ix a i 0 0 a- C� a- a- a-IC4 w op uo cl ■ Cd +j pq 0 w (U 9 o U) ■ 0 Z IV CD cl k 0 0 9 ;> U cl 2 'D C) C) Lf) 0 C� iji LO T-) Q) 0 0\ Lf) W I L W—.., A) iw P-4 (I- r-1 CL4 ok Pk 12L CL D) is r3 4 t Yj 1y; Vk Cq PLI R r3 4 13 Cq PLI PL,1 0 E Q ow -3, - zt PLI , 4J 1�'- V3 01 51 d VolPLA 0 T -71T IL -CS L J. I rr: fr L 17 C4 LL- W ow L4 Xd —Jw Fj k, 7" At I 16 % a:1 — - - Nk IF VV %o dpp 4 t�v 7 T7 % 'k Zoe JL K o 6% '11 0 1 Sx N 6 q! 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