Item 3.1 Meadows of Otsego 3rd Addition3601 Thurston Avenue
Anoka, MN 55303
763.231.5840
TPC@PlanningCo.com
1
PLANNING REPORT
TO: Otsego Planning Commission
FROM: D. Daniel Licht
REPORT DATE: 13 October 2025
60-DAY DATE: 14 November 2025
RE: Otsego – Meadows of Otsego 3rd Addition; Preliminary Plat
TPC FILE: 101.02
BACKGROUND
US Home Corporation, LLC (d/b/a Lennar) is proposing to subdivide a 10.01 acre parcel located
on the north side of 70th Street (CSAH 38) between Ogren Avenue and Padgett Avenue into 23
single family dwellings and two outlots. The subject property has been planned for
development as part of the Meadows of Otsego subdivision, but was not included in the
previously approved development applications. The current applications include a request for a
Zoning Map amendment and preliminary plat. A public hearing to consider the applications has
been noticed for the Planning Commission meeting on 20 October 2025 at 7:00PM.
Exhibits:
Site Location Map
Wright County Highway Department letter dated October 3, 2025
Preliminary Plat dated 09/15/25 (2 sheets)
Grading & Drainage Plans dated 09/15/25 (6 sheets)
Street & Utility Plans dated 09/15/25 (12 sheets)
Item 3.1
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ANALYSIS
Zoning. The subject property is currently zoned A-1, Agriculture Rural Service District. The
developer requesting a Zoning Map amendment to rezone the preliminary plat to R-5, Single
and Two Family Residential District. Consideration of the Zoning Map amendment is to be
based upon, but not limited to, the criteria established by Section 11-3-2.F of the Zoning
Ordinance:
1. The proposed action's consistency with the specific policies and provisions of the Otsego
Comprehensive Plan.
Comment: The 2023 Otsego Comprehensive Plan includes the subject site within the East
Sewer District and guides the area for Low Density Residential uses at 3.0 dwelling units
per acre or less. The gross density of the proposed 23 single family lots is 2.3 dwelling
units per acre. The proposed subdivision of single family lots served by sanitary sewer
and water utilities is consistent with the 2023 Comprehensive Plan.
2. The proposed use's compatibility with present and future land uses of the area.
Comment: The proposed preliminary plat is surrounded by the following existing and/or
planned land uses shown in the table below.
Direction Land Use Plan Zoning Map Existing Land Use
North Park R-4 District Lefebvre Creek Greenway
East LD Residential A-1 District Rural single family home
South LD Residential A-1 District 70th Street (CSAH 38)/Undeveloped
West LD Residential R-4 District Single family lots (Meadows of Otsego 2nd)
The proposed single family lots within the proposed preliminary plat are consistent with
the existing single family lots within Meadows of Otsego, as well as Boulder Creek to the
north and northeast. The rural residential parcel to the east is planned for Low Density
Residential land use and will likely be zoned to R-5 District to develop with a character
similar to that of the proposed preliminary plat and Boulder Creek. The proposed
preliminary plat is compatible with the existing and planned uses of the area.
3. The proposed use's conformity with all performance standards contained within the
Zoning Ordinance and other provisions of the City Code.
Comment: The proposed preliminary plat will comply with all applicable development
regulations established by the Zoning Ordinance, Subdivision Ordinance, and Engineering
Manual.
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4. Traffic generation of the proposed use in relation to capabilities of streets serving the
property.
Comment The preliminary plat will be accessed from Odean Avenue and 70th Street
(CSAH 38) through Meadows of Otsego and LINBAR Estates Odean Avenue is
designated by the 2023 Comprehensive Plan as residential collector street. The Wright
County Long Range Transportation Plan designates 70th Street (CSAH 38) as a minor
arterial road. Odean Avenue and 70th Street (CSAH 38) have adequate capacity to
accommodate traffic generated by the lots within the preliminary plat.
5. 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 where the City
anticipates provision of services in support of urban development as guided by the
Future Land Use Plan; the proposed preliminary plat can be accommodated by existing
City services.
CSAH 38. The preliminary plat provides for dedication of right-of-way for the north half of 70th
Street (CSAH 38) abutting the subject property. No additional access is proposed 70th Street
(CSAH 38) from within the preliminary plat. Right-of-way dedication for 70th Street (CSAH 38) is
subject to review and approval of Wright County.
Streets. The preliminary plat has two connections to Meadows of Otsego 2nd Addition at 71st
Street and 72nd Street. These streets are extended through the subject property to provide
future connections to the unplatted parcel to the east. A sketch plan for the unplatted parcel is
included with the submitted to illustrate projection of 71st Street and 72nd Street to connect to
Padgett Avenue.
The proposed lots are to be accessed by local public streets that are to be 28 feet wide with
concrete curb and gutter within a 60 foot wide right-of-way. All street design 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
10-8-10.B.13 of the Subdivision Ordinance and the Wright County grid system. We recommend
that Packer Avenue be revised as Ogren Avenue to be shown on the final plat.
A 5 foot concrete sidewalk is to be constructed on one side of all local streets. We recommend
that the sidewalk on 72nd Street be shifted to the south side of the street so as to avoid the
need for City maintenance within Outlot A. All sidewalk construction plans are to be subject to
review and approval of the City Engineer.
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Section 8-8-4 of the City Code outlines street light requirements for the proposed preliminary
plat with low scale light fixtures required at local street intersections and at the midpoint of
blocks longer than 900 feet. The plan for installation of street lights is to be subject to review
and approval of the City Engineer. The developer is responsible for the cost of installation for all
light fixtures and two years of operational costs at the time of final plat approval as provided
for in the Development Contract.
Lot Requirements. Section 11-66-6 of the Zoning Ordinance establishes minimum lot and
setback requirements for the R-5 District shown in the table below. All of the lots comply with
the minimum lot area and width requirements of the R-5 District and have area to
accommodate a single family dwelling within required setbacks. The mean area of all lots within
Meadows of Otsego is 16,230 square feet and the median area is 12,720 square feet.
Lot
Area
Lot
Width
Lot
Depth
Setbacks
Front Side Rear
Interior 9,000sf. 60ft. 100ft. 25ft./
30ft.
Garage
10ft. 20ft.
Corner 90ft. 25ft.
Landscaping. Section 11-19-2.B.1 of the Zoning Ordinance requires single family lots to be
provided at least two trees per lot or a total of 46 trees for the proposed preliminary plat. The
required trees will be planted by the builder for each lot. A security for installation of the trees
is collected at the time a building permit is issued.
Lots 1-3, Block 2 abut 70th Street (CSAH 38). Section 11-19-3 of the Zoning Ordinance requires
the developer to plant a landscape buffer yard in the rear yards abutting 70th Street (CSAH 38).
A landscape plan for the residential buffer yard is required to be submitted with application for
final plat approval and is subject to review and approval of City staff.
Grading Plan. The developer has submitted grading and drainage plans for the proposed
preliminary plat. There are stormwater basins proposed within Outlot A and Outlot B to
manage stormwater for the preliminary plat. There are no wetlands within the subject
property. All grading, drainage, and erosion control issues are subject to review and approval by
the City Engineer. The developer will pay a Stormwater Impact Fee for Lefebvre Creek at the
time of final plat approval.
Utility Plan. Sewer and water utility services are available at the subject site through Meadows
of Otsego 2nd Addition. The developer has submitted utility plans for extension of sanitary
sewer and water utilities to serve the proposed lots. All utility plans are subject to review and
approval of the City Engineer.
The developer will be required to pay Sewer and Water Availability Charges in effect at the time
of final plat approval. Sewer and Water Connection Fees will be collected at the time a building
permit is issued for each lot.
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Easements. Drainage and utility easements are shown to be dedicated at the perimeter of all
lots and over stormwater facilities as required by Section 10-8-12.A of the Subdivision
Ordinance. All drainage and utility easements are subject to review and approval of the City
Engineer.
Outlots. There preliminary plat includes two outlots, both of which are being established to
encompass stormwater basins. The outlots are to be deeded to the City at the time of final plat
approval for stormwater management purposes in accordance with Section 10-8-12.D of the
Subdivision Ordinance.
Park and Trail Dedication. The Parks System Master Plan does not identify acquisition of park
land from the subject property. Park and trail dedication requirements for the preliminary plat
are to 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 in accordance with Section 10-7-15.J of the Subdivision Ordinance.
Development Contract. The City Attorney will prepare a Development Contract related to a
subsequent final plat application to provide for completion of all public improvements,
establishment of required securities, and payment of applicable fees in accordance with Section
10-10-4.A of the Subdivision Ordinance. The Development Contract is to be adopted by
resolution of the City Council concurrent with the final plat approval and executed prior to
recording of the final plat.
RECOMMENDATION
The proposed preliminary plat Meadows of Otsego 3rd Addition is consistent with the policies of
the Comprehensive Plan and complies with the requirements of the Zoning Ordinance and
Subdivision Ordinance. Our office recommends approval of the applications subject to the
conditions outlined below.
POSSIBLE MOTION
Motion to recommend approval of a Zoning Map and preliminary plat for Meadows of Otsego
3rd Addition, 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. Right-of-way dedication for 70th Street (CSAH 38) shall be subject to review and approval
of Wright County.
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3. Plans for street design and construction, street names, street lighting, and sidewalks
shall be subject to review and approval of the City Engineer, and the following:
a. The sidewalk proposed on 72nd Street shall be located on the south side of the
right-of-way.
b. Packer Avenue shall be revised as Ogren Avenue.
4. All lots within the preliminary plat shall comply with the following minimum lot
requirements and setbacks:
Lot
Area
Lot
Width
Lot
Depth
Setbacks
Front Side Rear
Interior 9,000sf. 60ft. 100ft. 25ft./
30ft.
Garage
10ft. 20ft.
Corner 90ft. 25ft.
5. The builder for each lot shall be required to plant two trees within the lot.
6. A landscape plan for Lots 1-3, Block 2 for a residential buffer yard as required by Section
11-19-3.B of the Zoning Ordinance shall be submitted with application for final plat
approval, subject to review and approval of the Zoning Administrator.
7. All grading, drainage, and erosion control plans shall be subject to review and approval
of the City Engineer.
8. A stormwater impact fee for Lefevre Creek shall be paid at the time of final plat
approval.
9. All utility plans shall be subject to review and approval of the City Engineer.
10. Utility Availability Charges shall be paid at the time of final plat approval.
11. Utility Connection Fees shall be paid at the time a building permit is issued for each lot.
12. All easements shall be subject to review and approval of the City Engineer.
13. Outlot A and Outlot B shall be deeded to the City for stormwater management purposes
at the time the final plat is recorded.
14. Park dedication requirements shall be satisfied by payment of a cash fee in lieu of land
at the time of final plat approval.
15. Approval of the preliminary plat shall be valid for one year from the date of City Council
approval.
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16. The developer shall execute a Development Contract approved by the City Council
concurrent with the final plat.
c. Adam Flaherty, City Administrator/Finance Director
Audra Etzel, City Clerk
Ron Wagner, City Engineer
David Kendall, City Attorney
Site Location
Meadows of Otsego 3rd Addition
921 ft
Overview
Legend
Highways
Interstate
State Highway
US Highway
Roads
City/Township Limits
c
t
Parcels
An Equal Opportunity Employer – www.co.wright.mn.us/189/Highway
Wright County
Highway Department
3600 Braddock Ave NE
Buffalo, MN 55313
Phone: (763)682-7383
Email:
HwyAdmin@co.wright.mn.us
CHAD HAUSMANN, P.E.
Highway Engineer
SARA BUERMANN, P.E.
Assistant Hwy. Engineer
CODY SEDBROOK, P.E.
Traffic Engineer
NATE HELGESON
Maintenance
Superintendent
BRIAN JANS
Shop Maintenance
Superintendent
JEREMY CARLSON, P.L.S.
Right-of-Way Agent
JOHN JORDAHL
Design Engineer
MATT MESSERLY, P.E.
Construction Engineer
October 3, 2025
Adam Flaherty
Otsego City Administrator
13400 – 90th St NE
Otsego, MN 55330
RE: Preliminary Plat Review for Meadows of Otsego 3rd Addition, CSAH 38
Plat No. 25.08
Dear Mr. Flaherty,
We have received the application for preliminary plat review for Meadows of Otsego 3rd
Addition located along County State Aid Highway (CSAH) 38. Wright County may have
additional comments prior to signing the plat and as the project progresses to the permitting
and construction phase.
1) The proposed right of way is agreeable to county staff.
2) It is our understanding that no new access is proposed as part of this plat.
3) A Right of Way permit is required for any work within the CSAH 38 right of way.
4) No increase to the peak runoff to the CSAH 38 right of way should result from this
development project.
5) The final plat will need a signature block for the County Highway Engineer.
Please contact us at 763-682-7383 if you have any questions or need further clarification.
Sincerely,
Cody Sedbrook, PE
Traffic Engineer
Cc: Chad Hausmann, Highway Engineer
Sara Buermann, Assistant Highway Engineer
Adam Backes, Permit Tech
Scott Dahlke, Civil Engineering Site Design
CCSurveyor Mail List
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PROJECT LOCATIONSITEMINNESOTATHE MEADOWS OF OTSEGO 3RD ADDITIONGRADING & DRAINAGE PLANSOTSEGO, MNOTSEGO, MNWRIGHT COUNTYSITESITESITECITY ENGINEER APPROVALCIVIL ENGINEERINGSITE DESIGNINDEX OF CIVIL SITE DRAWINGS:16305 36th Avenue N, Suite 600Plymouth, MN 55446SHAWN WENZEL(651) 251-1991shawn.wenzel@lennar.comLENNARMN DIVISIONODEAN AVECSAH 38 (70th ST NE)(Phase 1)(Phase 2)
TYPICAL HO SE PADLEGAL DESCRIPTIONS RVEY DATACIVIL ENGINEERINGSITE DESIGNINDEX OF CIVIL SITE DRAWINGS:16305 36th Avenue N, Suite 600Plymouth, MN 55446SHAWN WENZEL(651) 251-1991shawn.wenzel@lennar.comLENNARMN DIVISION
LEGAL DESCRIPTIONCIVIL ENGINEERINGSITE DESIGNINDEX OF CIVIL SITE DRAWINGS:16305 36th Avenue N, Suite 600Plymouth, MN 55446SHAWN WENZEL(651) 251-1991shawn.wenzel@lennar.comLENNARMN DIVISIONPRO ECT LOCATIONS RVEY DATALEGEND:DEMOLITION NOTES
SWPP NARRATIVEPOLL TION PREVENTION NOTESEROSION CONTROL INSTALLATION SCHED LEEROSION CONTROL MAINTENANCE SCHED LERESPONSI LE PARTYDESIGN CALC LATIONSSWPPP Designer: EROSION CONTROL NOTESOwner:Contractor:Manager:EROSION CONTROL QUANTITIES PHASE TWO:INFILTRATION ASIN NOTESSITE DATA :CIVIL ENGINEERINGSITE DESIGNINDEX OF CIVIL SITE DRAWINGS:16305 36th Avenue N, Suite 600Plymouth, MN 55446SHAWN WENZEL(651) 251-1991shawn.wenzel@lennar.comLENNARMN DIVISIONPRO ECT LOCATIONS RVEY DATAVEGETATION GRO ND COVER RESTORATION
LEGENDCIVIL ENGINEERINGSITE DESIGNINDEX OF CIVIL SITE DRAWINGS:16305 36th Avenue N, Suite 600Plymouth, MN 55446SHAWN WENZEL(651) 251-1991shawn.wenzel@lennar.comLENNARMN DIVISION
127( 7232)68502817$%/(&85%6+$//%(
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PROJECT LOCATIONSITEMINNESOTATHE MEADOWS OF OTSEGO 3RD ADDITIONUTILITY AND STREET IMPROVEMENT PROJECTOTSEGO, MNOTSEGO, MNWRIGHT COUNTYSITESITESITECITY ENGINEER APPROVAL(Phase 1)(Phase 2)CIVIL ENGINEERINGSITE DESIGNINDEX OF CIVIL SITE DRAWINGS:16305 36th Avenue N, Suite 600Plymouth, MN 55446SHAWN WENZEL(651) 251-1991shawn.wenzel@lennar.comLENNARMN DIVISIONODEAN AVECSAH 38 (70th ST NE)
S RVEY DATATILITY NOTES: GENERAL TILITY NOTES STORM SEWER TILITY NOTESCIVIL ENGINEERINGSITE DESIGNINDEX OF CIVIL SITE DRAWINGS:16305 36th Avenue N, Suite 600Plymouth, MN 55446SHAWN WENZEL(651) 251-1991shawn.wenzel@lennar.comLENNARMN DIVISION
HORIZ: 1"=50'VERT: 1"=5'NOTESCIVIL ENGINEERINGSITE DESIGNINDEX OF CIVIL SITE DRAWINGS:16305 36th Avenue N, Suite 600Plymouth, MN 55446SHAWN WENZEL(651) 251-1991shawn.wenzel@lennar.comLENNARMN DIVISION
HORIZ: 1"=50'VERT: 1"=5'CIVIL ENGINEERINGSITE DESIGNINDEX OF CIVIL SITE DRAWINGS:16305 36th Avenue N, Suite 600Plymouth, MN 55446SHAWN WENZEL(651) 251-1991shawn.wenzel@lennar.comLENNARMN DIVISION
HORIZ: 1"=50'VERT: 1"=5'NOTESCIVIL ENGINEERINGSITE DESIGNINDEX OF CIVIL SITE DRAWINGS:16305 36th Avenue N, Suite 600Plymouth, MN 55446SHAWN WENZEL(651) 251-1991shawn.wenzel@lennar.comLENNARMN DIVISION
HORIZ: 1"=50'VERT: 1"=5'NOTESCIVIL ENGINEERINGSITE DESIGNINDEX OF CIVIL SITE DRAWINGS:16305 36th Avenue N, Suite 600Plymouth, MN 55446SHAWN WENZEL(651) 251-1991shawn.wenzel@lennar.comLENNARMN DIVISION
HORIZ: 1"=50'VERT: 1"=5'NOTESCIVIL ENGINEERINGSITE DESIGNINDEX OF CIVIL SITE DRAWINGS:16305 36th Avenue N, Suite 600Plymouth, MN 55446SHAWN WENZEL(651) 251-1991shawn.wenzel@lennar.comLENNARMN DIVISION
HORIZ: 1"=50'VERT: 1"=5'NOTESCIVIL ENGINEERINGSITE DESIGNINDEX OF CIVIL SITE DRAWINGS:16305 36th Avenue N, Suite 600Plymouth, MN 55446SHAWN WENZEL(651) 251-1991shawn.wenzel@lennar.comLENNARMN DIVISION
CIVIL ENGINEERINGSITE DESIGNINDEX OF CIVIL SITE DRAWINGS: 16305 36th Avenue N, Suite 600Plymouth, MN 55446SHAWN WENZEL(651) 251-1991shawn.wenzel@lennar.comLENNARMN DIVISIONLEGAL DESCRIPTIONPROJECT LOCATIONSURVEY DATALEGEND: DEMOLITION NOTES
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Review No. 1
ENGINEERING REVIEW
Residential Subdivision
for the City of Otsego
by
Hakanson Anderson
Submitted to: Honorable Mayor and City Council
cc: Adam Flaherty, City Administrator
Audra Etzel, City Clerk
Dan Licht, City Planner
Dave Kendall, City Attorney
Scott Dahlke, P.E., Civil Engineering Site Design
Josh Metzer, Lennar
Reviewed by: Ronald J. Wagner, P.E.
Date: October 13, 2025
Proposed
Development: The Meadows of Otsego 3rd Addition
Street Location
of Property: A portion of the SE ¼ of the SE ¼ Section 28, T.121, R.23 lying
east of Ogren Ave NE and north of CSAH 38 (70th St NE). PID
118-500-284400.
Applicant: US Homes, LLC
Developer: Lennar
Owners of Record: Citywide Development Inc.
Purpose: The Meadows of Otsego 3nd Addition is a proposed plat of 23 lots
of single-family residential development with 2 outlots on 10.01
acres 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
Count
PAGE 2
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TABLE OF CONTENTS
INFORMATION AVAILABLE
PRELIMINARY PLAT
GRADING AND DRAINAGE PLANS
COVER SHEET
GRADING AND DRAINAGE
SWPPP
UTILITY AND STREET IMPROVEMENT PROJECT
COVER SHEET
OVERALL LAYOUT/NOTES
SANITARY AND WATER UTILITY PLAN
STORM SEWER AND STREET PLAN
SUMMARY AND/OR RECOMMENDATION
PAGE 3
S:\Municipal\Aotsego23xx\2346.03\OT2346.03 RVW1.doc
INFORMATION AVAILABLE
Preliminary Plans for The Meadows of Otsego, dated 7/27/2021, by Civil Engineering Site
Design.
The Meadows of Otsego 3rd Addition Grading Plans 9/15/2025 by Civil Engineering Site
Design
The Meadows of Otsego 3rd Addition Preliminary Plat 9/15/2025 by Civil Engineering Site
Design
The Meadows of Otsego 3rd Addition Utility and Street Plans 9/15/2025 by Civil Engineering
Site Design
Grading Plans for Hansen Heights (The Meadows of Otsego), dated 8/25/2021, by Civil
Engineering Site Design
Landscaping Plan for Hansen Heights (The Meadows of Otsego), dated 7/27/2021, by Civil
Engineering Site Design
Storm Water Management Plan for Hansen Heights (The Meadows of Otsego), dated 7/27/2021,
by Civil Engineering Site Design.
Storm Sewer Design Calculations for Hansen Heights (The Meadows of Otsego), dated
7/27/2021, by Civil Engineering Site Design.
Wetland Delineation Report for Henry Hansen, dated 10/30/18, by AG Wetland Services, Inc.
Additional Information
Minnesota Rules, Chapter 4410 – EAW Requirement
City of Otsego Engineering Manual
City of Otsego Zoning and Subdivision Ordinances
National Wetland Inventory Map
PAGE 4
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PRELIMINARY PLAT
1. No comment
GRADING & DRAINAGE PLANS
Cover Sheet
2. No Comments
Grading and Drainage Plan
3. No Comments
SWPPP
4. Call out the concrete washing area.
UTILITY AND STREET IMPROVEMENT PROJECT
Cover Sheet
5. No Comments
Overall Layout/Notes
6. Provide locations for mailbox clusters. Mailbox locations must be approved by the
Postmaster.
Sanitary and Water Utility Plan
7. Move Hydrant #2 70 ft south between Lots 5 & 6, Block 1.
Storm Sewer & Street Plan
8. Include vertical curve profile data for 71st Street NE at 37+00 (PVI).
9. Sag curve on 72nd Street NE shall achieve a minimum K-value of 37 (30 mph).
10. Crest curve on Packer Ave NE shall achieve a minimum K-value of 19 (30 mph).
SUMMARY AND/OR RECOMMENDATION
We recommend approval contingent upon the above items being addressed.