ITEM 3.2TPC
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
17 September 2020
24 October 2020
Otsego — Riverwood National; Lots 1-17, Block 4
FS1%WIN
ITEM 3_2
The owners of Lots 1-17 Block 4, Riverwood National located north of 92nd Street at Kaiser
Avenue form Riverwood Townhouse Association. Riverwood Townhouse Association has
applied for an amendment to the PUD Development Stage Plan for Riverwood National
approved by the City Council on 8 July 2002 to eliminate the rear yard setback requirement for
Lots 1-17, Block 4, Riverwood National to allow for potential additions to the single family villa
homes, including porches and decks, to the rear of the buildings.
Exhibits:
■ Site location map
■ Site location map (detail)
ANALYSIS
The PUD Development Stage Plan for Riverwood National establishes a 10 foot rear yard
setback for the single family villa lots within the subdivision. Many, if not most, of the single
family villa homes within Lots 1-17, Block 4 have been built to this setback line. Property
owners would like to be able to add on to the rear of the structures with decks or porches but
are unable to do so.
Outlot M is platted at the outside perimeter of Lots 1-17, Block 4 and is owned by Riverwood
Townhouse Association. Outlot M is 5 feet in width at its narrowest point and expands out to
1
more than 70 feet in width near 92nd Street; Outlot M is at least 25 feet wide between Lots 10-
17, Block 4 abutting the rear lot line of the 2 rural single family lots to the east that are accessed
from Kahler Avenue. Other than the 2 rural single family lots, Outlot M abuts Outlot A that is
part of the Riverwood National golf course. Outlot M is also overlaid entirely by drainage and
utility easement
Outlot M functions as common open space for Lots 1-17, Block 4, which provides adequate
minimum separation of the single family villas from the surrounding golf course and adjacent 2
rural single family lots. This allows for the area within Lots 1-17, Block 4 to be considered as
unit lots for the single family villas. Unit lots are the property subdivided for private ownership
of individual townhouse dwellings encompassing the structure with setbacks applied between
buildings or to property lines at the perimeter of the common open space. Therefore, the
request to eliminate the rear yard setback requirement for within Lots 1-17, Block 4 is
consistent with the application of setbacks for townhouses and single family villas platted in a
unit and base lot configuration.
Consideration of the PUD Development Stage Plan amendment is to be based upon, but not
limited to, the criteria outlined by Section 11-4-2.F of the Zoning Ordinance:
The proposed action's consistency with the specific policies and provisions of the Otsego
Comprehensive Plan.
Comment: Use of a unit and base lot approach to subdivisions for townhouse and single
family villa dwellings is consistent with the policy of the 2012 Comprehensive Plan to
"encourage innovation in subdivision design and housing".
2. The proposed use's compatibility with present and future land uses of the area.
Comment: Amending the PUD Development Stage Plan to allow for Lots 1-17, Block 4 to
function as unit lots and Outlot M to function as a common open space base lot will ensure
compatibility with the abutting golf course and 2 rural single family lots abutting the
subject site.
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 use of Lots 1-17, Block 4 will comply with the provisions of the
Zoning Ordinance and Subdivision Ordinance.
4. Traffic generation of the proposed use in relation to capabilities of streets serving the
property.
Comment: The proposed PUD Development Stage Plan amendment will not have any
impact on traffic generation.
2
The proposed use can be accommodated by existing public services and facilities and will
not overburden the City's service capacity.
Comment: The proposed PUD Development Stage Plan amendment will not have any
effect on the City's service capacity.
RECOMMENDATION
City staff recommends approval of the application by Riverwood Townhouse Association as
outlined below.
POSSIBLE ACTIONS
A. Motion to recommend approval of a PUD Development Stage Plan amendment for Lots
1-17, Block 4, Riverwood National subject to the following conditions:
1. There shall be no rear yard setback for Lot 1-17, Block 4 Riverwood National.
2. Outlot M, Riverwood National shall be maintained as common open space by the
homeowners association for Lots 1-17, Block 4.
3. No structures shall be constructed or encroach upon Outlot M, Riverwood
National.
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
Ron Wagner, City Engineer
David Kendall, City Attorney
Site Location Map
Overview
Legend
Roads
— CSAHCL
^— CTYCL
— MUNICL
— PRIVATECL
— TWPCL
Highways
Interstate
— State Hwy
— US Hwy
City/Township Limits
❑ c
❑ t
❑ Parcels
Site Location
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Individual
townhouse unit lot
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Outlot M as
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Overview
Legend
Roads
— CSAHCL
— CTYCL
— MUNICL
— PRIVATECL
— TWPCL
Highways
Interstate
— State Hwy
— US Hwy
City/Township Limits
❑C
❑t
❑❑ Parcels