ITEM 3.9 Martin Farm 3rd Addition'1
OtCI�egoF
MINNESOTA
DEPARTMENT INFORMATION
Request for
City Council Action
ORIGINATING DEPARTMENT:
REQUESTOR:
MEETING DATE:
Planning
City Planner Licht
24 October 2016
PRESENTER(s):
REVIEWED BY:
ITEM #:
Consent Agenda
City Administrator Johnson
3.9 — Martin Farm 3`d Add.
AGENDA ITEM DETAILS
RECOMMENDATION:
City staff recommends approval of a PUD-CUP amendment for Martin Farms 3d Addition allowing
wetland buffer averaging.
ARE YOU SEEKING APPROVAL OF A CONTRACT?
IS A PUBLIC HEARING REQUIRED?
No.
Held by Planning Commission 17 October 2016
BACKGROUND/JUSTIFICATION:
Lennar Corporation received final plat approval for Martin Farms 3rd Addition on 26 October 2015. In
preparing their sales plans for the subdivision, the developer identified that a number of their house
designs (including attached decks or three season porches) would not fit on the lots in consideration of
the required wetland buffer and principal building setback required by Section 20-16-5.F.4 of the Zoning
Ordinance. The developer has applied for a PUD-CUP amendment to allow for averaging the wetland
buffer and setbacks for Lots 1-7, Block 1; Lots 1-6, Block 2; and Outlot A, Martin Farms 3`d Addition.
The Planning Commission held a public hearing to consider the application at their meeting on 17
October 2016. Mr. Paul Tabone of Lennar Corporation was present as the applicant. There were no
public comments. The Planning Commission discussed the wetland buffer and setback requirements at
length and the need to ensure adequate space to accommodate a deck if not constructed when the
house is built. The developer and City staff noted that the existing condition would not allow a deck (or
porch on some of these lots or allow only a six-foot deep deck on others; the proposed wetland buffer
averaging will allow at least a 10 to 12 foot deep deck (or porch) for each of the lots. The Planning
Commission closed the public hearing and voted 7-0 to recommend approval of the PUD-CUP
amendment as presented.
SUPPORTING DOCUMENTS: ❑ ATTACHED ❑ NONE
A. Planning Report dated 12 October 2016
B. Findings of Fact
TPC3601 Thurston Avenue N, Suite 100
Anoka, MN 66303
Phone: 763.231 .6840
Facsimile: 763.427.0520
TPC@PlanningCo.com
PLANNING REPORT
TO: Otsego Planning Commission
FROM: D. Daniel Licht, AICP
RE: Otsego — Martin Farms; 3rd Addition PUD-CUP Amendment
REPORT DATE: 12 October 2016
ACTION DATE: 25 November 2016
TPC FILE: 101.02
BACKGROUND
Lennar Corporation received final plat approval for Martin Farms 3rd Addition on 26 October
2015. In preparing their sales plans for the subdivision, the developer identified that a number
of their house designs (including attached decks) would not fit on the lots in consideration of
the required wetland buffer and principal building setback required by Section 20-16-5.F.4 of
the Zoning Ordinance. The developer has applied for a PUD-CUP amendment to allow for
averaging the wetland buffer and setbacks for Lots 1-7, Block 1; Lots 1-6, Block 2; and Outlot A,
Martin Farms 3rd Addition. A public hearing to consider the application has been noticed for
the Planning Commission meeting on 17 October 2016 at 7:OOPM.
Exhibits:
A. Site Location
B. Wetland Buffer Averaging Exhibit
ANALYSIS
Section 20-16-5.F.4 of the Zoning Ordinance requires all parcels preliminary platted after 14
October 2002 to provide for a 20 foot wide vegetative buffer from the delineated boundary of
all wetlands and a principal building setback the greater of a 40 feet from the delineated
boundary of the wetland or 20 feet from the outside edge of the required vegetation buffer.
The purpose of the vegetation buffer is to provide for a natural filter for improved water quality
for storm water drainage to wetland areas. The principal building setback from the wetland
and/or vegetation buffer is to ensure a usable rear yard for outdoor recreation purposes.
Averaging the wetland buffer has been allowed by the City in the past to provide an
appropriate balance between wetland protection and development based on the unique
conditions of each parcel. Martin Farms is also unique in that additions after the initial final
plat are occurring after the City had changed its policy to require that the wetland buffer be
platted within an outlot deeded to the City. As such, the wetland buffers within the final plats
of Martin Farms 2"d Addition and subsequent final plats include developing lots where the
wetland buffer is established within the platted lots.
The wetland buffer averaging proposed by the developer for lots within Blocks 1 and 2 of
Martin Farms 2"d Addition maintains a minimum depth of 10 feet for the wetland buffer and 10
feet for the principal building setback from the wetland buffer. The area of the existing
wetland buffer is 0.52 acres and the area of the averaged wetland buffer is 0.52 acres for no net
change. The proposed wetland buffer averaging is consistent with the intent of the Zoning
Ordinance. Furthermore, the averaging of the wetland buffer and principal building improves
the buildability of the affected lots within Blocks 1 and 2.
RECOMMENDATION
City staff recommends approval of the application to allow wetland buffer averaging within
Blocks 1 and 2, Martin Farms as proposed.
POSSIBLE ACTIONS
A. Motion to recommend City Council approval of a PUD-CUP amendment allowing
wetland buffer averaging in accordance with the exhibit dated 06/24/16.
B. Motion to deny the request based on a finding that the application does not comply
with the intent and provisions of the Zoning Ordinance.
C. Motion to table.
C. Lori Johnson, City Administrator
Tami Loff, City Clerk
Andy MacArthur, City Attorney
Ron Wagner, City Engineer
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18 October 2016
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FINDINGS OF FACT AND DECISION
APPLICANT: U.S. Home Corporation d/b/a Lennar
APPLICATION: Request for approval a PUD-CUP amendment to allow wetland buffer averaging
for lots within Martin Farms 3rd Addition.
CITY COUNCIL MEETING: 24 October 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 Lots 1-7, Block 1; Lots 1-6, Block 2; and Outlot A,
Martin Farms 3rd Addition.
B. The subject site is guided by the Comprehensive Plan for low density residential uses within
the West Sewer District.
C. The subject site is zoned R-6, Medium Density Residential District.
D. The City Council approved application for preliminary plat and PUD-CUP to subdivide 49.8
acres into 132 single family lots, two outlots and public right-of-way on 11 February 2013 and
a final plat of Martin Farms 3rdAddition was approved by the City Council on 26 October
2015.
E. The lots within Martin Farms V Addition are subject to wetland related buffer and principal
building setbacks as required by Section 20-16-5.F.4 of the Zoning Ordinance. The
developer is requesting approval of a PUD-CUP amendment to allow for averaging of the
wetland buffer and principal building setback as shown on Exhibit A.
F. The Planning Report dated 12 October 2016 prepared by the City Planner, The Planning
Company LLC, is incorporated herein.
G. The Otsego Planning Commission held a public hearing at their regular meeting on 17
October 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 7-0 vote that the City Council approve the
request based on the aforementioned findings.
DECISION: Based on the foregoing information and applicable ordinances, the request is hereby
APPROVED.
MOTION BY:
SECOND BY:
ALL IN FAVOR:
THOSE OPPOSED:
Attest:
ADOPTED by the City Council of the City of Otsego this 24th day of October, 2016.
Tami Loff, City Clerk
CITY OF OTSEGO
By:
Jessica L. Stockamp, Mayor