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ITEM 4.2TPC The Planning Company PLANNING REPORT TO: FROM: REPORT DATE: ACTION DATE: RE: TPC FILE: BACKGROUND 3601 Thurston Avenue Anoka, MN 55303 763.231.5840 TPC@PlanningCo.com Otsego Planning Commission D. Daniel Licht, AICP 26 November 2019 11 January 2020 Otsego — Kittredge Crossings; Outlots H and 0 Concept Plan 101.01 ITEM 4.2 Otsego Unique Apartments LLC has submitted a revised concept plan for development Oulot 0, Kittredge Crossings. The subject site is located at the northwest corner of Kalland Avenue and 7111 Street within the Kittredge Crossings development. The proposed development includes a 72 to 76 unit multiple family apartment building and 8 unit row townhouse building. The revised concept plan also illustrates 10 townhouse units on the west side of Outlot H, Kittredge Crossings abutting Kittredge Parkway, north of 70th Street. The developer had previously submitted a concept plan for development of a 72 unit apartment building on Outlot 0, Kittredge Crossings that was not supported by the Planning Commission or City Council. Following this meeting, the developer revised the layout of the site plan and made improvements to the building architecture in response from the concept plan review comments. The developer also hosted a neighborhood meeting on 20 November 2019 to present the revised concept plan to the Kittredge Crossings neighborhood and obtain feedback. The revised concept plan is being processed in accordance with Section 11-36-4.0 of the Zoning Ordinance to provide comment to the developer as to the acceptability of the land use. The City requires that concept plan reviews include a public hearing before the Planning Commission so that surrounding property owners have an opportunity to be informed about the project and ask questions or provide comment. A public hearing to consider the PUD Concept Plan application has been noticed for the Planning Commission meeting on 2 December 2019 at 7:OOPM. Concept plan reviews do not convey entitlements and are non-binding upon the City. If the developer elects to proceed with the project, they will need to submit application for additional zoning and subdivision approvals. These applications also include a requirement for a public hearing, so there is additional opportunity for public input regarding the development proposal. Exhibits: ■ Site Location Map ■ Kittredge Crossings PUD Master Plan ■ Revised Concept Plan dated 11.26.2019 (11 sheets) ANALYSIS Comprehensive Plan. The 2012 Comprehensive Plan incorporated the land uses adopted as part of the Kittredge Crossings PUD Master Plan. The intent of the Kittredge Crossing PUD Master Plan as approved on 12 May 2003 is to provide for single family, detached townhomes, townhomes, and apartment land uses mixed with office and retail uses. The development of Kittredge Crossings is consistent with the following polices of the Comprehensive Plan: ■ Cluster land complementary uses and activities shall be clustered into functionally related sub -units of the community as determined by physical barriers, homogeneous land use characteristics and service area boundaries. ■ Accomplish transitions between different land uses in an orderly manner that so as not to create negative impacts on adjoining developments; changes in types of land use shall occur either at mid -block points, so that similar uses front on the some street, or at borders of areas separated by physical barriers. ■ Maintain a balance in the availability of quality housing choices throughout the City based on benchmarks established by the City's Land Use Plan and Housing Plan; the City shall periodically define the type and amount of new housing that is to be built to maintain consistency with established benchmarks. ■ Recognize the need to develop of a variety of twin homes, townhouses, and multiple family dwellings to supplement conventional single family homes giving due consideration to local market demands and desired community character. ■ Guide areas for medium and high density residential land use so as not to be concentrated in any one area of the community or over such acreages at any one location as to create potential land use compatibility, transportation, utility or service delivery issues. 2 Promote development of twin homes, townhouses and multiple family dwellings adjacent to areas targeted for commercial development to provide ancillary market support. To proceed with development of the proposed apartment and townhouse land uses, applications to amend the Future Land Use Plan would need to be submitted concurrent with other zoning and subdivision applications. Decisions regarding amendments to the Comprehensive Plan are policy decisions to be made by the City Council in consideration of the recommendations of the Planning Commission. Justification to amend the Comprehensive Plan to allow uses not guided for must be found to be consistent with long-term community goals and not based solely on short-term market demand. To this end, all development proposals are to be analyzed on an individual basis from a physical, economic, and social standpoint within the context of the entire community to determine appropriate uses. The Planning Commission and City Council have broad discretion to determine if a proposed amendment of the Future Land Use Plan is consistent with the City's development goals, compatible with the surrounding area, and adequately served by public infrastructure. Zoning. Outlots H and O, Kittredge Crossings are zoned PUD, Planned Unit Development District. The PUD District for Kittredge Crossings assigned land uses and zoning requirements for sites within the development based on a PUD Master Plan. The 2 outlots are both designated for office uses on the PUD Master Plan with development to be allowed in accordance of the uses and standards of the B-4, Business Office District. The following table identifies the uses allowed within the B-4 District: Permitted Uses Conditional Uses Vocational/post-secondary education Assembly/manufacturing Commercial printing Breweries Conference centers Daycare Data centers Distilleries Fitness centers and health clubs Minor auto repair Indoor commercial recreation Motor fuel station Research and development facilities Warehousing (including self -storage) Micro -distilleries Offices Radio/television stations Small breweries Wholesale showrooms Residential dwellings as shown on the concept plan for Outlots H and O, Kittredge Crossings are not an allowed use within the B-4 District. The proposed residential dwellings require applications to amend the PUD Master Plan for Kittredge Crossings to allow for development of Outlots H and O, Kittredge Crossings with residential dwellings. Under a PUD District, the most closely related conventional zoning district is considered to be presumptively appropriate in terms of performance standards for a proposed use. Row style townhouses such as shown on the west portion of Outlot H, Kittredge Crossings are allowed as permitted uses within the R-6 District. For the apartment and townhouse uses within Outlot 0, Kittredge Crossings, the provisions of the R-7, High Density Residential District are most applicable. Traffic Generation. Public concern was expressed during the previous concept plan review and the neighborhood meeting for the revised concept plan regarding the level of traffic on Kalland Avenue. The primary concern regarding traffic was at peak morning and afternoon times for Kaleidoscope Charter School located to the north. All of the residential dwellings within Kittredge Crossings except the townhouses east of Kalland Avenue or the two buildings immediately north of the subject site have the ability to access their homes from Kittredge Parkway if necessary. Kittredge Parkway is a residential minor collector street serving the west half of Kittredge Crossings and Kalland Avenue is a commercial/industrial collector street that provides access to the east half of Kittredge Crossings and to Kaleidoscope Charter School north of Kittredge Crossings. As a commercial/industrial street, Kalland Avenue (and Kittredge Parkway) is 44 feet wide with two vehicle lanes and shoulders with capacity to accommodate 6,000 to 8,000 vehicles per day, which exceeds the traffic generated by Kaledoscope Charter School and full - build out of Kittredge Crossings. Both Kittredge Parkway and Kalland Avenue intersect 70th Street along the south line of Kittredge Crossings. The Comprehensive Plan designates 70th Street as a minor arterial roadway. The Cities of Otsego and Albertville partnered with MN/DoT on rehabilitation of 70th Street in 2019 to improve the condition of the roadway to accommodate up to 10,000 vehicle trips per day consistent with the level of residential, commercial, and industrial traffic expected to utilize a minor arterial roadway. Future street extensions from Kittredge Crossings are planned as development of surrounding parcels occurs. To the east of Kittredge Crossings, 73rd Street is to be extended to intersect CSAH 19. Kalland Avenue is to be extended north towards 80th Street, with an extension east of Kalland Avenue to 77th Street. Kittredge Parkway is to be extended west from its current terminus to intersect Kadler Avenue at 73rd Street. The City Engineer has determined that traffic generated by the proposed residential uses on Outlot H and 0, Kittredge Crossings is within the capacity of existing streets in the area. Outlot O, Kittredge Crossings (Kalland Avenue/71St Street): ■ Surrounding Uses. The table below summarizes surrounding land uses adjacent to the subject site. Direction Land Use Plan Zoning Map Existing Use North Med/High Density Residential PUD District Back-to-back townhouses East Med/High Density Residential Office PUD District Twin homes Undeveloped South Office PUD District Undeveloped West Park INS District City park 11 The site plan locates the proposed apartment building at the southeast corner of Outlot O, Kittredge Crossings near the intersection of Kalland Avenue and 71St Street. The concept plan also incorporates an 8 unit row townhouse building at the northwest corner of the site as a transition between the existing townhouse uses to the north- northwest and the proposed apartment building. There is a large open space and off- street parking between the proposed apartment building and townhouse area. The proposed apartment use would be compatible with adjacent medium -to -high density housing and Kittredge Crossings Park. The proposed apartment and townhouse uses also provide for a desirable land use transition to planned office uses to the east of Kalland Avenue and south of 71St Street. ■ Building Exteriors. The revised architectural drawings for the proposed apartment building indicate a modern design with large windows and varied materials including brick, stone, and wood. The building concept indicates that the dwelling units on the first floor have walk out patios and upper floors have balconies. Section 11-17-4.C.3 of the Zoning Ordinance requires multiple family buildings to provide an exterior finish with minimum of 50 percent of the combined area of all elevations of brick or brick CMU, stucco, and/or natural or artificial stone; and except for brick or brick CMU, stucco, natural or artificial stone, rock face block, or cement or wood fiber board, no single elevation is to have more than 25 percent of one type of exterior finish. No architectural drawing for the row townhouse building has been provided. Section 11-17-4.C.2 of the Zoning Ordinance requires townhouse uses to have 25 percent of the front elevation as brick or stone. The remainder of the front elevation and all other elevations must use not more than 25 percent of any other material for the remainder of the building exterior to encourage either greater use of brick and stone or at least a variety of building materials. A PUD Development Stage Plan application must include building elevations specifying a schedule of exterior finishes for the apartment building and row townhouse building that comply with the requirements of the Zoning Ordinance. Building Height. The existing B-4 District standards governing the site allows buildings to be up to 4 stories or 48 feet in height, whereas buildings within R-7 District are limited to 3 stories or 35 feet. The illustrations of the proposed apartment building depict a 3 story structure with a pitched roof. The site plan indicates that there is to be below grade parking garage that may affect the overall height of the building depending on groundwater elevation. The proposed development will be required to comply with the height limits of the R-7 District to be verified at the time of an application for a PUD Development Stage Plan. Dwelling Units. The revised concept plan indicates there is to be 72 to 78 apartment units and the 8 unit row townhouse building. A floor plan or summary of floor area and the number of bedrooms by unit for the apartment building or townhouse building has 5 not been provided with the revised concept plan. Section 11-17-6.B of the Zoning Ordinance specifies minimum floor areas for each dwelling unit type. Floor plans must be submitted with a PUD Development Stage Plan application to verify that the area of the apartments comply with the requirements of the Zoning Ordinance. ■ Lot Area. Multiple family uses within the R-7 District are required to have a minimum lot area of 20,000 square feet and 2,500 square feet of lot area per apartment dwelling unit and 5,000 square feet of lot area for each townhouse unit in accordance with Section 11-68-6.A of the Zoning Ordinance. Section 11-68-7 of the Zoning Ordinance provides adjustments for lot area per dwelling unit for multiple family uses applicable to the subject site based on provision of underground parking, bedrooms per dwelling unit, and proximity to commercial districts. The proposed number of apartment and townhouse dwelling units requires a minimum lot area of 4.4 acres, which complies with the lot area requirements of the R-7 District. The proposed development of Outlot O, Kittredge Crossings would also be subject to the building coverage and floor area ratio limits established by Section 11-68-8.A of the Zoning Ordinance. ■ Setbacks. The table below indicates the setback requirements of the existing B-4 District and proposed R-7 District that would apply to the subject site. ■ Access. The proposed development of Outlot O, Kittredge Crossings is to be accessed by a driveways to 711t Street, which is a local commercial roadway. The proposed access for development of Outlot O, Kittredge Crossings from 71St Street removes the traffic that would be generated by the apartment and townhouse uses from the section of Kalland Avenue north of 73,d Street that would experience the most congestion at peak times for Kaledoscope Charter School. Persons going to/from the subject site would have the option to use either Kalland Avenue or Kittredge Parkway to disperse traffic during peak times. Section 11-21-6.13 of the Zoning Ordinance requires that the site accesses be setback at least 90 feet from street intersections and at least 50 feet between individual driveways. Off -Street Parking. Section 11-21-8 of the Zoning Ordinance requires apartment uses to provide 2 parking stalls per dwelling unit. With 72 to 76 dwelling units, 144 to 152 parking stalls are required. The concept plan shows 78 parking stalls enclosed below the apartment building and 40 surface parking stalls, and 10 proof of parking stalls. The concept plan needs to identify area for another 16 stalls. The townhouse building is required to provide an attached 2 car garage for off-street parking. Guest parking can be provided for as part of a shared surface parking lot with the apartment building. 6 Kalland 71St St. West North Wetland Ave. B-4 District 30ft. 30ft. 20ft./ 40ft. 50ft. from residential R-7 District 35ft. 35ft. 10ft. 1 20ft. 40ft. ■ Access. The proposed development of Outlot O, Kittredge Crossings is to be accessed by a driveways to 711t Street, which is a local commercial roadway. The proposed access for development of Outlot O, Kittredge Crossings from 71St Street removes the traffic that would be generated by the apartment and townhouse uses from the section of Kalland Avenue north of 73,d Street that would experience the most congestion at peak times for Kaledoscope Charter School. Persons going to/from the subject site would have the option to use either Kalland Avenue or Kittredge Parkway to disperse traffic during peak times. Section 11-21-6.13 of the Zoning Ordinance requires that the site accesses be setback at least 90 feet from street intersections and at least 50 feet between individual driveways. Off -Street Parking. Section 11-21-8 of the Zoning Ordinance requires apartment uses to provide 2 parking stalls per dwelling unit. With 72 to 76 dwelling units, 144 to 152 parking stalls are required. The concept plan shows 78 parking stalls enclosed below the apartment building and 40 surface parking stalls, and 10 proof of parking stalls. The concept plan needs to identify area for another 16 stalls. The townhouse building is required to provide an attached 2 car garage for off-street parking. Guest parking can be provided for as part of a shared surface parking lot with the apartment building. 6 The dimensions of the parking stalls must comply with Section 11-21-7.13 of the Zoning Ordinance. Section 11-21-7.0 of the Zoning Ordinance requires that off-street parking areas be surfaced with concrete or asphalt. Section 11-21-7.D of the Zoning Ordinance requires that concrete curb be placed at the perimeter of off-street parking areas and islands within the area. The site plan to be required to be submitted with a PUD Development Stage Plan application must include construction details for the off-street parking area as required by the Zoning Ordinance. Exterior Lighting. Section 11-16-6.0 of the Zoning Ordinance establishes performance standards for exterior lighting so as to prevent glare from being cast to adjacent properties or public streets. Light fixtures must be installed with a 90 degree horizontal cut-off to direct light down to the ground. Light poles are to be limited to 25 feet in height. The intensity of light cast at the property lines cannot exceed 0.4 foot candles. The developer must submit a photometric lighting plan with a PUD Development Stage Plan application indicating the type, location, height, and intensity of all proposed exterior light fixtures that complies with the requirements of the Zoning Ordinance. ■ Waste Storage. Section 11-18-4.0 of the Zoning Ordinance requires that any waste containers to be stored outdoors be kept within an enclosure to screen the area from view of public streets and adjacent properties. The enclosure is required to be constructed of materials consistent with that used on the principal building and be at least 6 feet in height with a latching gate for access. The enclosure is to be subject to review and approval of the Zoning Administrator. Outlot H, Kittredge Crossings (Kittredge Parkway/70th Street): Surrounding Uses. The table below summarizes land uses surrounding Outlot H, Kittredge Crossings. Kittredge Parkway, abutting the west side of Outlot H, Kittredge Crossings, is the gateway into the residential portion of the development. Development of row townhouses as shown on the concept plan would be consistent with the character of this area within Kittredge Crossings. Direction Land Use Plan Zoning Map Existing Use North Park PUD District City park East Office PUD District Undeveloped South City of Albertville NA Undeveloped West Park INS District City park Building Plans. No architectural drawing for the row townhouse, twin home, or detached townhouse buildings proposed within Outlot H, Kittredge Crossings has been provided. City staff is recommending that the concept plan be revised such that driveway access to these buildings be via a private drive to the east side of the buildings. This would create an opportunity to have the proposed dwelling units front to Kittredge Parkway to provide an attractive streetscape at the entry to the residential portion of the development. Section 11-17-4.C.2 of the Zoning Ordinance requires townhouse, 7 twin home, or detached townhouse uses to have 25 percent of the front elevation as brick or stone. The remainder of the front elevation and all other elevations must use not more than 25 percent of any other material for the remainder of the building exterior to encourage either greater use of brick and stone or at least a variety of building materials. Building height is limited to be up to 3 stories or 35 feet for the proposed townhouses versus the 4 stories or 48 feet allowed for an office/warehouse type use under current B-4 District standards. Each townhouse dwelling must provide an attached 2 car garage. Lot Area. Townhouse dwellings within the R-6 District are required to have a minimum lot area of 5,000 square feet of lot area per dwelling unit in accordance with Section 11- 67-6.A.3 of the Zoning Ordinance. The proposed 10 townhouse dwelling units requires a minimum lot area of 1.15 acres. City staff estimates the upland area within Outlot H, Kittredge Crossings west of the wetland to be just more than 2 acres indicating sufficient area for the proposed townhomes. ■ Setbacks. The table below indicates the setback requirements of the existing B-4 District and proposed R-6 District that would apply to the subject site. City staff recommends that the setbacks from Kittredge Parkway be reduced to 5 to 10 feet to move the buildings closer to the right-of-way and allow a private drive for access on the east side of the buildings. The buildings would need to provide a minimum 25 to 30 foot setback from the garage face to the private drive. Access. The concept plan shows the proposed townhomes within Outlot H, Kittredge Crossings having direct access by individual driveways to Kittredge Parkway. Kittredge Parkway is a minor collector street. Section 10-8-4.N allows the City to prohibit access to minor collector streets where it determines to be necessary. As Kittredge Parkway intersects 70th Street to the south of the proposed townhouses, City staff is concerned that vehicles backing into Kittredge Parkway from these dwellings would create conflict with traffic on Kittredge Parkway, particularly with those vehicles turning from 701h Street to north Kittredge Parkway. City staff recommends that the concept plan be revised to provide for a private drive on the east side of the proposed townhouse buildings accessed from 711t Street for access. Landscaping. The concept plan illustrates generalized site landscaping within Outlots H and O, Kittredge Crossings. Section 11-19-2.B.2 of the Zoning Ordinance requires the developer to submit a landscape plan with application for PUD Development Stage Plan approval that provides for installation of plantings at the perimeter of the subject site at points adjoining Kittredge Pwy. 701t St. East 71St St. Wetland B-4 District 30ft. 30ft. 20ft. 30ft. 40ft. R-6 District 25ft. 65ft. 10ft. 25ft. 40ft. City staff recommends that the setbacks from Kittredge Parkway be reduced to 5 to 10 feet to move the buildings closer to the right-of-way and allow a private drive for access on the east side of the buildings. The buildings would need to provide a minimum 25 to 30 foot setback from the garage face to the private drive. Access. The concept plan shows the proposed townhomes within Outlot H, Kittredge Crossings having direct access by individual driveways to Kittredge Parkway. Kittredge Parkway is a minor collector street. Section 10-8-4.N allows the City to prohibit access to minor collector streets where it determines to be necessary. As Kittredge Parkway intersects 70th Street to the south of the proposed townhouses, City staff is concerned that vehicles backing into Kittredge Parkway from these dwellings would create conflict with traffic on Kittredge Parkway, particularly with those vehicles turning from 701h Street to north Kittredge Parkway. City staff recommends that the concept plan be revised to provide for a private drive on the east side of the proposed townhouse buildings accessed from 711t Street for access. Landscaping. The concept plan illustrates generalized site landscaping within Outlots H and O, Kittredge Crossings. Section 11-19-2.B.2 of the Zoning Ordinance requires the developer to submit a landscape plan with application for PUD Development Stage Plan approval that provides for installation of plantings at the perimeter of the subject site at points adjoining other property, the immediate perimeter of the structure, and the perimeter of parking areas. The types and sizes of proposes plantings are to comply with Section 11-19-3 of the Zoning Ordinance. An in -ground irrigation system is also required for all lawn and landscaped areas by Section 5-2-3.C.1 of the City Code. Outlots. The subject sites are platted as outlots for future phases of development within Kittredge Crossings. Section 11-16-3.G of the Zoning Ordinance prohibits construction on parcels platted as an outlot. The developer will need to apply for preliminary/final plat approval to change the status of the subject sites to a lot and block for development. Grading Plan. A PUD Development Stage application will require submission of a grading and erosion control plan along with calculations for stormwater drainage. Stormwater is required to be treated for water quality and rate controlled such that runoff from the site is the same or less than in a pre -development condition. As a condition of final plat approval, the developer must pay a Stormwater Impact Fee for Otsego Creek based on the net area of the subject site. There is an area at the southwest corner of Outlot O, Kittredge Crossings and at the center of Outlot H, Kittredge Crossings that appear to be wetlands. A wetland delineation will need to be completed to determine the type and boundaries of the wetlands. Section 11-16-5.F.4 of the Zoning Ordinance requires a 20 foot natural buffer area and 40 foot principal building setback from the delineated edge of all wetlands. Wetlands and the required 20 foot buffer are required to be platted as outlots and deeded to the City by Section 10-8-12.D of the Subdivision Ordinance. Utility Plan. The subject site is within the West Sewer District and sewer and water utilities are available at the subject site. A PUD Development Stage application will require submission of a utility plan for connection to sewer and water utilities. The developer must pay utility availability charges for the subject site at the time of final plat approval and utility connection charges at the time a building permit is issued in accordance with the City Code and fee schedule in effect at that time. Easements. Section 10-8-12.A of the Subdivision Ordinance requires drainage and utility easements be dedicated to the City at the perimeter of all lots and overlaying utilities or storm water facilities. Easements as required by the Subdivision Ordinance must be shown on a preliminary and final plat of the subject site. All easements are subject to review and approval of the City Engineer. Park Dedication. Final platting of the subject site for development requires satisfaction of park dedication requirements established by Section 10-8-15 of the Subdivision Ordinance. Land for Kittredge Crossings Park was dedicated to the City with the initial Kittredge Crossings final plat satisfying 43.4 percent of the required land dedication. Park and trail dedication requirements for the subject site are to be satisfied by payment of a cash fee in lieu of land based on the number of dwelling units at 56.6 percent of the cash fee in effect at the time of final plat approval. 0 Development Agreement. Section 10-10-4 of the Subdivision Ordinance requires the developer to provide construction and warranty securities for the public improvements within a final plat. The City may also require securities for private improvements as part of the development of the subject site in accordance with Section 11-9-7 of the Zoning Ordinance. Performance requirements and securities are to be outlined within a development agreement. The development agreement will be drafted by the City Attorney and is subject to approval of the City Council at the time of consideration of the final plat. RECOMMENDATION The Kittredge Crossings PUD Master Plan guides development of a range of residential, commercial, and office uses. The concept plan for development of townhouse uses on Outlot H, Kittredge Crossings and apartment and townhouse uses on Outlot 0, Kittredge Crossings is consistent with the intent of the Kittredge Crossings PUD Master Plan, would be compatible with surrounding land uses, and is supported by existing transportation and utility infrastructure. If the Planning Commission concurs with this conclusion, City staff recommends providing favorable comment to the developer regarding their proposal as outlined below. POSSIBLE ACTIONS A. Motion to recommend support for the proposed PUD Concept Plan subject to the following conditions: 1. The proposed development shall require the following applications to be processed in accordance with the provisions of the City Code: Comprehensive Plan amendment revising the Future Land Use Plan to guide the subject site for medium -to -high density land uses. b. PUD District amendment to allow townhouse uses within Outlot H, Kittredge Crossings subject to the requirements of the R-6 District. PUD District amendment to allow multiple family dwelling and townhouse uses within Outlot 0, Kittredge Crossings subject to the requirements of the R-7 District. d. PUD Development Stage Plan. e. Preliminary plat. Final plat. 10 The exterior finish of the principal building(s) shall comply with Section 11-17-4.0 of the Zoning Ordinance. The lot area and setback requirements applicable to Outlot H, Kittredge Crossings shall be as provided for in Section 11-67-6 of the Zoning Ordinance except as may be modified by a PUD Development Stage Plan to provide a building forward streetscape. 4. The lot area and setback requirements applicable to Outlot 0, Kittredge Crossings shall be as provided for in Section 11-68-6 and Section 11-68-7 of the Zoning Ordinance. The lot coverage, height, and floor area ratio of the proposed principal building(s) within Outlot 0, Kittredge Crossings shall comply with the requirements of Section 11-68-8 of the Zoning Ordinance. 6. The proposed dwelling units shall comply with the minimum floor area requirements of Section 11-17-6 of the Zoning Ordinance. Access: Access to Outlot H, Kittredge Crossings shall be revised to be served by a private drive from 7111 Street. b. Access to Outlot 0, Kittredge Crossings shall be revised to be served by a driveway from 71St Street. All driveways shall comply with Section 11-21-6 of the Zoning Ordinance. 8. The number of off-street parking stalls shall comply with Section 11-21-8 of the Zoning Ordinance; 9. The design and construction of off-street parking areas shall comply with Section 11-21-7 of the Zoning Ordinance. 10. A photometric lighting plan indicating the type, location, height, and intensity of all exterior light fixtures that complies with Section 11-16-6.0 of the Zoning Ordinance shall be required. 11. An enclosure that complies with Section 11-18-4.0 of the Zoning Ordinance shall be required for any exterior storage of waste containers. 12. A landscape plan that complies with Section 11-19-2.B of the Zoning Ordinance and Section 5-2-3.C.1 of the Code shall be required. 11 13. All wetland delineation, grading, drainage, and erosion control issues shall be subject to review and approval of the City Engineer; the developer shall pay a storm water impact fee for Otsego Creek at the time of final plat approval. 14. All utility issues shall be subject to review and approval of the City Engineer; the developer shall pay utility availability charges at the time of final plat approval; the builder shall pay utility connection charges at the time a building permit is issued. 15. Park dedication requirements shall be satisfied by payment of a cash fee in lieu of land at the time of final plat approval. 16. The preliminary and final plat shall dedicate drainage and utility easements as required by Section 10-8-12.A of the Subdivision Ordinance. 17. Wetlands and wetland buffers shall be platted as outlots and deeded to the City in accordance with Section 10-8-12.D of the Subdivision Ordinance. 18. The developer shall enter into a development agreement with the City as drafted by the City Attorney and approved by the City Council as a condition of final plat approval. B. Motion to not support the concept plan based on a finding that the request is inconsistent with the Comprehensive Plan and Kittredge Crossings PUD District and PUD Master Plan. C. Motion to table. C. Adam Flaherty, City Administrator/Finance Director Tami Loff, City Clerk Andy MacArthur, City Attorney Ron Wagner, City Engineer 12 Overview Legend Roads — CSAHCL -- CTYCL — MUNICL — PRIVATECL — TWPCL Highways Interstate State Hwy US Hwy City/Township Limits ❑ c ❑ t IEl Parcels a fit! a tilt ' �I A i LLrs-3 m sly. i e !I I9� iv 5LI, = g K o o.'•li r gYay� 8 d _ ' �• Y,;,- ..max r. a '� : :,'�=V'r.:J:;':o:?v; i :; ri .e... .. •� i iii � �, �- S �.::,:�,,.R �A Y ii lit, ;�.1}mak U."C' 4is A.��J,�7�LLu��7��II� i'1`R7 ?['.f53f I ammu� 3.C��'GP7:(1 - (•� �i• �3•.+.�yir.�F� ~. 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