ITEM 5.1 Martin Farms:k
CITY OF
Otego
MINNESOTA
DEPARTMENT INFORMATION
Request for
City Council Action
,O`RIGiNATING DEPARfNIENT, , �',;�
`�REQUESTOR: 1 .?,
. MEETING DATE�>.
Planning
City Planner Licht
8 May 2017
PRESENTER{) "'�
REUIEUVED._BY:
City Planner Licht
City Administrator Flaherty
5.1—Martin Farms
AGENDA ITEM DETAILS
Citv staff recommends approval of a prelimina
No
at and PUD -CUP for Martin Farms 4th
Held by Planning Commission 1 Mav 2017
Lennar Corporation has submitted an application for development of 18.57 acres at the northwest corner
of MacIver Avenue and 70th Street for 38 single family lots and two outlots. 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 and lot requirements. A
public hearing was held by the Planning Commission meeting on 1 May 2017. Mr. Paul Tabone of Lennar
was present and indicated they will be grading the site this year to make ready additional lots if strong
sales of their villa detached townhouse homes continues in Martin Farms on the east side of MacIver
Avenue. There were no public comments. The Planning Commission discussed the proposed lot widths
and house sizes but had no concerns with the proposed development. The public hearing was closed and
the Planning Commission voted 6-0 to recommend approval of the applications.
• Planning Report dated 2 May 2017
• Engineering Review dated April 26, 2017
• Findings of Fact and Decision
POSSIBLE MOTION
;PLEASE WORb"M' OTION,AS YOU:iIVOULD LIK 1T°TO APPEAR IN THE MINUTES;
Motion to approve a preliminary plat and PUD -CUP for Martin Farms 4th Addition Phase 2 subject to the
conditions listed in the findings of fact and decision as presented.
BUDGET INFORMATION
FUNDING:: BUDGETED:
NA NA
3601 Thurston Avenue N, Suite 100
Anoka, MN 55303
Phone: 763.231 .5840
Facsimile: 763.427.0520
TPCTPCg Plan ningCo.com
PLANNING REPORT
TO: Otsego Planning Commission
FROM: Daniel Licht, AICP
RE: Otsego — Martin Farms 41h Addition Phase 2; Preliminary Plat/PUD-CUP
REPORT DATE: 2 May 2017
ACTION DATE: 10 June 2017
TPC FILE: 101.02
BACKGROUND
Lennar Corporation has submitted an application for development of 18.57 acres at the
northwest corner of MacIver Avenue and 701h Street for 38 single family lots and two outlots.
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 and lot requirements. A public hearing has been noticed for the Planning
Commission meeting on 1 May 2017 to consider the applications.
Exhibits:
A. Site Location
B. Martin Farms 4th Addition Phase 2 Preliminary Plat Submittal dated 04/05/17
ANALYSIS
Comprehensive Plan. The 2012 Otsego Comprehensive Plan includes the subject site within
the West Sewer District and guides the area for high density residential uses. The original
concept plan for Martin Farms proposed that the subject site would be developed with multiple
family uses. However, the proposed subdivision of single family lots based on the lot
requirements of the R-6 District is consistent goals of the Comprehensive Plan that housing in
Otsego be primarily single family neighborhoods.
Zoning. The subject site was zoned R-6, Residential Medium Density Residential District with
the initial preliminary plat of Martin Farms 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 subject site is also with in a Shoreland Overlay District of a Natural
Environment lake located south of 70th Street. The density analysis completed with the initial
preliminary plat of Martin Farms showed that the proposed subdivision would comply with the
provisions of the Shoreland Overlay District and the proposed Martin Farms 4th Addition Phase
2 preliminary plat lowers density further.
Environmental Review. An EAW was prepared with the review of the initial Martin Farms
development applications and its scope addressed 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 and also 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 is accessed from 70th Street, which is designated by the 2012
Comprehensive Plan as a minor arterial street. Although aligned with the intersection to the
south side of 70th Street, this access may be limited to right-in/right out in the future as it is less
than one-half mile from the intersection of MacIver Avenue and 70th Street. Additional access
to the subject site will be provided via connection of Larabee Avenue to Martin Farms 4th
Addition to the north, which will have two accesses from MacIver Avenue. The preliminary Plat
also provides that Street 6 is extended to the west plat line to provide future access for
redevelopment of the Meyer Addition. The developer will be required to pay the
transportation fee for MacIver Avenue at the time of final plat approval.
Streets. All of the lots within the preliminary plat will be accessed via public streets. The
proposed public streets are 28 feet wide with concrete curb and gutter within 60 foot rights-of-
way. A five-foot concrete sidewalk is provided on one side of all streets. There are two cul-de-
sac streets will irregular designs and islands. The cul-de-sac streets must be revised to the
design specifications and requirements of the Engineering Manual. All street designs and
construction plans are subject to review and approval by the City Engineer. Street names will
be established at the time of final plat approval in accordance with Section 21-7-7.Q of the
Subdivision Ordinance and the Wright County grid system and are subject to approval of City
staff.
Lot Requirements. The R-6 District establishes the following minimum lot requirements:
The developer is requesting flexibility under the PUD -CUP for Martin Farms to allow lots to have
less than 9,000 square feet in area, corner lots to have less than 90 feet in width, and a
minimum lot width of 55 feet for interior lots. Given that the mean area of the proposed lots is
11,888 square feet or close to the larger minimum 12,000 square foot lot requirement of the R-
4, Single Family Urban District and the developer has existing house designs that fit these lots
within required setbacks, the requested flexibility is appropriate.
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. Section 20-19-3.8 of the Zoning Ordinance also
requires a berm/landscaping be installed along the lot lines along MacIver Avenue and 70th
Street for Lots 1-10, Block 2 and Lots 5-15, Block 3. A landscape plan illustrating the required
buffer yard that complies with the Zoning Ordinance must be submitted with application for
final plat approval.
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.
3
Lot
Area
Lot
Width
Lot
Depth
Setbacks
Front
Side
Rear
Wetland
MacIver Ave./
70th Street
R-6
Interior
9,000sf.
(net)
60ft.
100ft.
25ft. house
30ft. garage
7ft.
20ft.
40ft.
65ft.
Corner
90ft.
The developer is requesting flexibility under the PUD -CUP for Martin Farms to allow lots to have
less than 9,000 square feet in area, corner lots to have less than 90 feet in width, and a
minimum lot width of 55 feet for interior lots. Given that the mean area of the proposed lots is
11,888 square feet or close to the larger minimum 12,000 square foot lot requirement of the R-
4, Single Family Urban District and the developer has existing house designs that fit these lots
within required setbacks, the requested flexibility is appropriate.
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. Section 20-19-3.8 of the Zoning Ordinance also
requires a berm/landscaping be installed along the lot lines along MacIver Avenue and 70th
Street for Lots 1-10, Block 2 and Lots 5-15, Block 3. A landscape plan illustrating the required
buffer yard that complies with the Zoning Ordinance must be submitted with application for
final plat approval.
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.
3
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 as
shown on the grading plan, which is acceptable provided that a minimum 10 foot width is
maintained.
Section 21-7-15 of the Subdivision requires that storm water basins and wetlands be included
within outlots platted and deeded to the City. Outlots A and B as shown on the preliminary pat
will be deeded to the City consistent with this requirement. 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.
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 Phase 2 preliminary plat is consistent with the policies of the
Comprehensive Plan and requirements of the Zoning Ordinance and Subdivision Ordinance.
City staff recommends approval of the application subject to the stipulations outlined below.
POSSIBLE ACTIONS
A. Motion to recommend City Council approval of the Martin Farms 4th Addition Phase 2
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 capacity to approved final plats
with signed development contracts to assure the City of timely development.
4
2. The cul-de-sac design of Streets 5 and 6 shall be revised to comply with the
requirements of the Engineering Manual; 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:
Lot
Width
Lot
Depth
Setbacks
Front
Side
Rear
Wetland
Arterial/
Collector
Interior 55ft.
100ft.
25ft.
30ft. garage
7ft.
20ft.
40ft.
65ft.
Corner 80ft.
4. A landscape plan for the buffer yard required by Section 20-19-3.13 of the Zoning
Ordinance shall be submitted with application for final plat and is subject to
review and approval of City staff.
5. 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.
6. All grading, drainage, and erosion control issues shall be subject to review and
approval of the City Engineer.
7. All utility issues shall be subject to review and approval of the City Engineer.
8. All easements are subject to review and approval of the City Engineer.
9. Outlots A and B 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. Adam Flaherty, City Administrator/Finance Director
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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Review No. 1
I—Halcanson
d]Anderson
ENGINEERING REVIEW
Residential Subdivision
for the City of Otsego
Submitted to: Honorable Mayor and City Council
cc: Adam Flaherty, 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:
April 26, 2017
Proposed
Development:
Martin Farms 4th Addition, Phase 2
Street Location
A portion of Section SE 1/4 of Section 25, T121, R24.
Of Property:
North of 701h Street NE and West of Maciver Avenue NE
A portion of Outlot B Martin Farms 4th Addition
Applicant:
Paul Tabone
Developer:
Lennar Corporation
16305 36th Ave. N
Suite 600
Plymouth, MN 55446
Owners of Record: Lennar Corporation
Purpose: Martin Farms 4th Addition Phase 2 is a proposed 38 lot single-
family residential development on 18.57 + acres within Outlot B of
Martin Farms 4th Addition 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
PRELIMINARY GRADNG AND EROSION CONTROL PLAN
PRELIMINARY UTILITY PLAN
STREET PROFILES
DETAILS
PRELIMINARY LANDSCAPE PLAN
SURFACE WATER MANAGEMENT
WETLANDS
OTHER CONSIDERATIONS
SUMMARY AND/OR RECOMMENDATION
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INFORMATION AVAILABLE
Preliminary Plat Plans for Martin Farms 4th Addition: Phase 2. 4/05/17 by Westwood
Professional Services, Inc.
Preliminary Plat Plans for Martin Farms 4th 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 Farms 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
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PRELIMINARY PLANS
Cover Sheet (Sheet 1)
1. No comments.
Existing Conditions (Plat Sheet 2)
2. The existing zoning classifications of the land abutting the subdivision are required.
3. The existing watermain sizes and sanitary sewer are not labeled.
4. Label existing street widths.
5. Label NWL and 100 -yr HWL elevations for the existing ponds and wetlands.
6. Storm water shown on 701h Street which does not exist.
7. Building, driveways and culverts shown on south side of 70th St that do not exist.
8. Some utilities are shown within Martin Farms 4th Addition that do not exist.
Preliminary Plat Sheet 3)
9. Drainage and Utility Easements of Block 1 Lot 8 and 9 should be part of Outlot A. Any
storm ponds must be in Outlots deeded to City and not within D&U of lots.
10. 2nd line to south of delineated wetland line should be labeld 40' Principal Building
setback.
11. The street centerline information including horizontal curves shall be labeled. All
horizontal curves and tangents shall meet City of Otsego minimum lengths.
12. Cul-de- sac shall meet City of Otsego Engineering Guidelines Standard Plate 108
Preliminary Gradin Drainage and Erosion Control Plan (Sheets 4)
13. Proposed culvert under Larabee Ave connecting Outlot A wetland to Outlot B wetland
shall be shown and shall be part of this project if it proceeds before the area to the north.
Preliminary Utility Plan Sheet 5)
14. Label the water and sewer mains as proposed to the north of this area. This area is
dependent upon those utilities being installed.
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Street Profiles (Sheet 6)
15. 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)
16. Faircloth Skimmer Discharge System with Outlet Structure is not an approved system for
developments in Otsego. See City of Otsego Engineering Manuel for Storm Water
Standard plates
SURFACE WATER MANAGEMENT
17. Storm sewer design calculations and inlet spread calculations shall be submitted with final
plans.
18. 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
19. Please submit the wetland delineation report.
OTHER CONSIDERATIONS
20. 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
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W
OtCI�egoF
MINNESOTA V
APPLICANT: U.S. Home Corporation d/b/a Lennar
May 2, 2017
FINDINGS & DECISION
PRELIMINARY PLAT/PUD-CUP
APPLICATION: Request for preliminary plat approval for Martin Farms 411 Addition Phase 2.
CITY COUNCIL MEETING: 8 May 2017
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 18.57 acres
into 38 single family lots, two 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. 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.
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/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 access via 70th Street and Maclver Avenue,
which are designated by the 2012 Comprehensive Plan as as a minor arterial street
and residential collector street, respectively. 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 Reports dated 26 April 2017 and 2 May 2017 prepared by the City Planner, The
Planning Company LLC., are incorporated herein.
G. The Engineering Review dated April 26, 2017 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 on 1
May 2017 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 6-0 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. The cul-de-sac design of Streets 5 and 6 shall be revised to comply with the requirements of
the Engineering Manual; all right-of-way, street section plans, and street names are subject to
review and approval of the City Engineer.
3. All single family (detached townhouse) lots within the preliminary plat shall be subject to the
following lot requirements:
t
idth
T
Lot
Depth
Setbacks
Front
Side
Rear
Wetland
Arterial/
Collector
Interior 55ft.
100ft.
25ft.
30ft.
garage
7ft.
20ft.
40ft.
65ft.
Corner 80ft.
4. A landscape plan for the buffer yard required by Section 20-19-3.B of the Zoning Ordinance
shall be submitted with application for final plat and is subject to review and approval of City
staff.
5. 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.
6. All grading, drainage, and erosion control issues shall be subject to review and approval of
the City Engineer.
7. All utility issues shall be subject to review and approval of the City Engineer.
8. All easements shall be subject to review and approval of the City Engineer.
9. Outlots A and B shall be deeded to the City at the time of final plat approval.
MOTION BY:
SECOND BY:
ALL IN FAVOR:
THOSE OPPOSED:
Attest:
ADOPTED by the City Council of the City of Otsego this 8t" day of May, 2017.
Tami Loff, City Clerk
3
CITY OF OTSEGO
By:
Jessica L. Stockamp, Mayor