ITEM 5.1 Riverwood NationalCITY
0tSe F o
MINNESOTA
DEPARTMENT INFORMATION
Request for
City Council Action
a;RIGJN,ATiNG DEPARTfVIENT, REQUESTOR
ETiGDATEK .:;.
Planning City Planner Licht 22 October 2018
REUIE
City Planner Licht City Administrator/Finance Director Flaherty 5.1— Riverwood National
STRATEGIC VISION
Is a strong organization that is committed to leading the community through innovative
communication.
Has proactively expanded infrastructure to responsibly provide core services.
Is committed to delivery of quality emergency service responsive to community needs and
expectations in a cost-effective manner.
X Is a social community with diverse housing, service options, and employment opportunities.
Is a distinctive, connected community known for its beauty and natural surroundings.
AGENDA ITEM DETAILS
City staff and the Planning Commission recommend approval of PUD Development Stage Plan allowing
construction of one single familv dwelling.
Held by Planning Commission 15 October 2018
Riverwood National was approved as a PUD Development Stage Plan on 8 July 2002 to include 155
dwellings surrounded by an 18 hole golf course. Lot 2, Block 1 Riverwood National 2nd Addition, which is
located abutting Kadler Avenue north of 90th Street, was approved as part of the PUD Development Stage
Plan for construction of a maintenance facility accessory to the golf course.
Ownership of Lot 2, Block 1 Riverwood National 2"d Addition has been separated from the golf course since
2007 making the allowed use specified by the PUD Development Stage Plan not applicable. Various land
uses have been proposed informally to City staff overtime including townhouses, mini -storage, and single
family dwellings. The current property owners, Roger and Sue Kremer, have submitted application for a
PUD Development Stage Plan to allow for development of one single family dwelling upon the subject site.
A public hearing was held by the Planning Commission meeting on 15 October 2018 to consider the
application. A representative of the property owner was present. There were no public comments. The
Planning Commission discussed access to the lot through the City's Wellhouse #4 site, which was addressed
by City staff. The Planning Commission closed the public hearing and voted to recommend approval of the
proposed amendment.
N Planning Report dated 1OOctober 2Ol8
N Findings of Fact and Decision
POSSIBLE MOTION
Motion toapprove aPUD Development Stage Plan for Lot 2,Block 1,RkmrwxoodNab�ona|2 Addition
subject to the conditions outlined he Findings of Fact and Decision as presented.
BUDGET INFORMATION
3601. Thurston Avenue
Anoka, MN 55303
763.231.5840
TPC@PlanningCo.com
The Pianning'Company
PLANNING REPORT
TO: Otsego Planning Commission
FROM: D. Daniel Licht, AICP
REPORT DATE: 10 October 2018
ACTION DATE: 17 November 2018
ITEM 3.1
RE: Otsego — Riverwood National; Lot 2, Block 1 Riverwood National 2nd Add.
TPC FILE: 101.02
BACKGROUND
Riverwood National was approved as a PUD Development Stage Plan on 8 July 2002 to include
155 dwellings surrounded by an 18 hole golf course. Lot 2, Block 1 Riverwood National 2nd
Addition, which is located abutting I<adler Avenue north of 90th Street, was approved as part of
the PUD Development Stage Plan for construction of a maintenance facility accessory to the
golf course. Ownership of Lot 2, Block 1 Riverwood National 2nd Addition has been separated
from the golf course since 2007 making the allowed use specified by the PUD Development
Stage Plan not applicable. Various land uses have been proposed informally to City staff over
time including townhouses, mini -storage, and single family dwellings. The current property
owners, Roger and Sue Kremer, have submitted application for a PUD Development Stage Plan
to allow for development of one single family dwelling upon the subject site. A public hearing
to consider the request has been noticed for the Planning Commission meeting on 15 October
2018.
Exhibits:
Site location map
Site exhibit
ANALYSIS
Comprehensive Plan. The Comprehensive Plan guides the Riverwood National plat for rural
land uses based on the density of the development limited to 155 dwelling units within the 18
hole golf course. The subject site is included in the Sewer District as the residential dwellings
and golf course buildings are serviced by City sewer and water utilities. The Riverwood National
development was approved under policies of the 1998 Comprehensive Plan that are no longer
in place and development such as this outside of the designated west or east sewer districts
would not be allowed. The subject site was planned to be developed with a maintenance
facility that was accessory to the commercial golf course operation. In that the ownership of
the subject site is now separate from the golf course, it is appropriate to consider allowance of
one single family dwelling to provide for a reasonable use of the property as part of the
previously approved Riverwood National development.
Zoning. The subject site is zoned PUD District based on the ordinance and PUD Development
Stage Plan approved by the City Council on 8 July 2002. The commercial elements of the
Riverwood National PUD Development Stage Plan are subject to the performance standards of
the B-3, General Business District. Single family residential lots are subject to the provisions
applicable under the R-4, Single Family Urban District. With the proposed PUD Development
Stage Plan application to allow development of the subject site with a single family dwelling,
City staff recommends applying the requirements of the R-4 District to the subject site for the
proposed residential use.
Surrounding Uses. The subject site is surrounded by the existing and planned land uses shown
in the table below. The proposed single family dwelling to be developed on the subject site will
be less intense than the allowed accessory maintenance facility for the golf course. The
proposed single family dwelling will also be similar in character to existing rural residential
development along the Kadler Avenue corridor.
Direction
Land Use Plan
Zoning Map
Existing Use
North
Rural
PUD District
Golf course
East
Rural
PUD District
Golf course
Single family dwellings
South
Rural
PUD District
City Wellhouse #4
West
Rural
A-1 District
Rural single family
Lot Requirements. Lots within the R-4 District must have a minimum area of 12,000 square
feet and minimum lot width of 75 feet. The subject site is 33,192 square feet (0.76 acres) in
area. The subject has 250 feet of frontage to Kadler Avenue, which would be defined as the
front lot line. The subject site exceeds the minimum lot area and lot width requirements of the
R-4 District.
2
Setbacks. The table below provides the minimum setback requirements applicable to the
subject site under the current PUD Development Stage Plan, as well as those that would apply
under the requirements of the R-4 District:
District
Kadler Ave.
(Front)
North/South
(Side)
East
(Rear)
B-3 District
30ft.
loft.
20ft.
R-4 District
65ft.
loft.
20ft.
Recommended
loft.
loft.
The only difference in setback requirements that would occur as a result in the change of land
use is a 35 foot increase in the minimum setbacl<from Kadler Avenue. Kadler Avenue is
designated by the Transportation Plan as a minor arterial roadway. The 65 foot setback from
Kadler Avenue required for residential uses is intended to provide physical separation to
minimize the effects from the traffic volumes anticipated to be carried on this roadway in the
future.
The R-4 District setbacks are shown in blue on the sketch prepared by City staff attached
hereto. Based on the shape of the subject site, the potential building area is significantly
constrained by the R-4 District setbacks as these requirements were not considered at the time
the lot was platted. In order to provide for a more feasible building envelope for a single
family dwelling, City staff recommends allowing a 10 foot minimum setback from the east
property line, as shown in red on the attached sketch. This property line abuts a wooded
portion of the golf course and reducing the required minimum setback to 10 feet will not have
any negative effect to surrounding properties.
Access. The subject site abuts Kadler Avenue, which is designated as a minor arterial roadway
by the Transportation Plan. Direct lot access to minor arterial streets is prohibited so as not to
interfere with traffic movement or create hazards from turning vehicles along the
transportation corridor. Access to the subject site is provided for by the 2002 PUD
Development Stage Plan through the City's Wellhouse #4 lot to the south via the existing
driveway. This access will also be required to be utilized by the proposed single family dwelling.
The City will continue to maintain the driveway within its lot to ensure access to the City utility
building. The subject site will be responsible for any maintenance beyond the common
property line. The City Attorney will prepare an ingress/egress easement for the subject site to
be recorded with the City's property to formalize the terms of the shared access.
Utilities. Connection points to City sewer and water utilities have been constructed to the
south line of the subject site in anticipation of the planned golf course maintenance facility.
These connection points will also allow for the proposed single family dwelling to be connected
to City sewer and water utilities. Sewer and water connection and availability charges for one
residential equivalent connection (REC) will be required to be paid at the time a building permit
is issued for the proposed single family dwelling.
K
Landscaping. Section 11-19-2.6.1 of the Zoning Ordinance requires new residential dwellings
to provide for planting of two deciduous shade trees. Section 11-19-3.6 of the Zoning
Ordinance also requires that a landscape buffer consisting of a double row of evergreen trees
be planted in the yard abutting Kadler Avenue. City staff recommends that the landscape
requirements of the Zoning Ordinance be made a condition of approval of the PUD
Development Stage Plan to be met at the time a building permit is applied for.
Criteria. Consideration of the PUD Development Stage Plan 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.
2. The proposed use's compatibility with present and future land 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.
4. Traffic generation of the proposed use in relation to capabilities of streets serving the
property.
5. The proposed use can be accommodated by existing public services and facilities and will
not overburden the City's service capacity.
RECOMMENDATION
City staff recommends approval of a PUD Development Stage Plan for Lot 2, Block 1 Riverwood
National 2nd Addition to allow construction of a single family dwelling as a reasonable use of the
property.
POSSIBLE ACTIONS
A. Motion to recommend approval of a PUD Development Stage Plan for Lot 2, Block 1
Riverwood National 2nd Addition subject to the following conditions:
1. The following minimum setbacks shall apply to the subject site:
M
Kadler Ave.
(Front)
North/South
(Side)
East
(Rear)
Principal Bldg.
65ft.
10ft.
10ft,
Accessory Bldg.
20ft.
5ft.
5ft.
M
2. Access to Kadler Avenue shall be prohibited; the City Attorney shall draft an
ingress/egress easement to be recorded with Lot 1, Block 1, Riverwood National
2nd Addition for access to the subject site.
3. The proposed single family dwelling shall connect to City sewer and water
utilities subject to payment of connection and availability charges for one
residential equivalent connection (REC) will be required to be paid at the time a
building permit is issued for the proposed single family dwelling in accordance
with the City fee schedule then in effect.
4. Landscaping shall be planted as follows at the time a building permit is issued for
construction of a single family dwelling:
a. Two deciduous shade trees as required by Section 11-19-2.6.1 of the
Zoning Ordinance.
b. A residential buffer yard as required by Section 11-19-3.13.3.a of the Zoning
Ordinance.
C. The builder shall provide security for installation of the required plantings
as determined by the Zoning Administrator.
B. Motion to recommend the application be denied based on a finding that the request is
inconsistent with the Comprehensive Plan and intent of the Zoning Ordinance.
C. Motion to table.
C. Adam Flaherty, City Administrator/Finance Director
Tami Loff, City Clerk
Andy MacArthur, City Attorney
Ron Wagner, City Engineer
Overview
Legend
Roads
— CSAHCL
CTYCL
— MUNICL
— PRIVATECL
— TWPCL
Highways
® Interstate
State Hwy
US Hwy
City/Township Limits
c
El
0 Parcels
Overview
Legend
Roads
CSAHCL
CTYCL
— MUNICL
— PRIVATECL
— TWPCL
Highways
® Interstate
-- State Hwy
— US Hwy
City/Township Limits
�] c
t
QParcels
0 t�ce F go
MINNESOTA
APPLICANT: Roger and Sue Kremer
16 Oct 18
FINDINGS & DECISION
PUD DEVELOPMENT STAGE PLAN
APPLICATION: Request for a PUD Development Stage Plan for Lot 2, Block 1, Riverwood
National.
CITY COUNCIL MEETING: 22 October 2018
FINDINGS: Based upon review of the application and evidence received, the Otsego City Council
now makes the following findings of fact:
A. The legal description of the property is Lot 2, Block 1, Riverwood National 2 d Addition, City
of Otsego, Wright County, State of Minnesota.
B. The property lies within the Sewer District and is guided for rural land uses by the 2012
Otsego Comprehensive Plan, as amended.
C. The property is zoned PUD, Planned Unit Development District governed by the Ordinance
and PUD Development Stage Plan approved by the City Council on 8 July 2002.
D. The applicant is requesting approval of a PUD Development Stage Plan to allow construction
of one single family dwelling.
E. The Planning Commission and City Council must take into consideration the possible effects
of the request with their judgment based upon (but not limited to) the criteria outlined in
Section 20-3-2.17 of the Zoning Ordinance:
The proposed action's consistency with the specific policies and provisions of the
Otsego Comprehensive Plan.
Finding: The Comprehensive Plan guides the Riverwood National plat for rural land
uses based on the density of the development limited to 155 dwelling units within the
18 hole golf course. The subject site is included in the Sewer District as the
residential dwellings and golf course buildings are serviced by City sewer and water
utilities. The subject site was planned to be developed with a maintenance facility
that was accessory to the commercial golf course operation. In that the ownership of
the subject site is now separate from the golf course, it is appropriate to consider
allowance of one single family dwelling to provide for a reasonable use of the
property as part of the previously approved Riverwood National development.
2. The proposed use's compatibility with present and future land uses of the area.
Finding: The subject site is surrounded by the existing and planned land uses shown
in the table below. The proposed single family dwelling to be developed on the
subject site will be less intense than the allowed accessory maintenance facility for
the golf course. The proposed single family dwelling will also be similar in character
to existing rural residential development along the Kadler Avenue corridor.
Direction
Land Use Plan
Zoning Map
Existing Use
North
Rural
PUD District
Golf course
East
Rural
PUD District
Golf course
Single family dwellings
South
Rural
PUD District
City Wellhouse #4
West
Rural
A-1 District
Rural single family
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 single family dwelling will comply with the requirements of the
Zoning Ordinance.
4. Traffic generation of the proposed use in relation to capabilities of streets serving the
property.
Finding: The traffic generated by the proposed single family dwelling can be
accommodated by existing public streets.
5. The proposed use can be accommodated by existing public services and facilities
and will not overburden the City's service capacity.
Finding: The request will not affect the City's service capacities.
F. The planning report dated 10 October 2018 prepared by the City Planner, The Planning
Company LLC, is incorporated herein.
G. The Otsego Planning Commission opened a public hearing at their regular meeting on 15
October 2018 to consider the application, preceded by published and mailed notice; based
upon review of the application and evidence received, the public hearing was closed and the
Planning Commission recommended 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, subject to the following conditions:
1. The lot shall be subject to the uses and performance standards applicable to the R-4 District.
2. The following minimum setbacks shall apply to the subject site:
Kadler Ave. North/South East
Front Side Rear
Principal Bldg. 65ft. 10ft. 10ft.
Accessory 20ft. 5ft. 5ft.
Bldg.
3. Access to Kadler Avenue shall be prohibited; the City Attorney shall draft an ingress/egress
easement to be recorded with Lot 1, Block 1, Riverwood National 2nd Addition for access to
the subject site.
4. The proposed single family dwelling shall connect to City sewer and water utilities subject to
payment of connection and availability charges for one residential equivalent connection
6
(REC) will be required to be paid at the time a building permit is issued for the proposed
single family dwelling in accordance with the City fee schedule then in effect.
5. Landscaping shall be planted as follows at the time a building permit is issued for
construction of a single family dwelling:
a. Two deciduous shade trees as required by Section 11-19-2.B.1 of the Zoning
Ordinance.
b. A residential buffer yard as required by Section 11-19-3.B.3.a of the Zoning
Ordinance.
C. The builder shall provide security for installation of the required plantings as
determined by the Zoning Administrator.
MOTION BY:
SECOND BY:
ALL IN FAVOR:
THOSE OPPOSED:
Attest:
ADOPTED by the City Council of the City of Otsego this 22nd day of October, 2018.
Tami Loff, City Clerk
CITY OF OTSEGO
By:
Jessica L. Stockamp, Mayor