Item 3.1ITEM 3_-,
TPC
The Planning Company
FMA N NEW] FITUOTAI
TO:
FROM:
REPORT DATE
60 -DAY DATE:
RE:
TPC FILE:
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3601 Thurston Avenue
Anoka, MN 55303
763.231.5840
TPC@PlanningCo.com
Otsego Planning Commission
D. Daniel Licht, AICP
3 December 2020
5 January 2021
Otsego — Kittredge Crossings 7th Addition PUD amendment
101.02
Kittredge Crossings 7th Addition final plat and PUD Development Stage Plan was proposed by
Darrel A. Farr Development and approved by the City Council on 15 September 2005. Kittredge
Crossings 7th Addition includes 56 townhouse dwellings within 10 back-to-back buildings
located at the southwest quadrant of Kalland Avenue and 74th Street as a second phase of the
back-to-back townhomes platted in Kittredge Crossings Yd Addition. TC Homes, Inc. acquired
the 6 building unit lots in 2018 that were vacant after the failure of Darrel A. Farr Development.
TC Homes, Inc. has constructed four of the six buildings. It was brought to the City's attention
in September 2020 that the four buildings do not comply with the 25 foot setback required
from the garage faces to the back of curb of the private drive established with the PUD
Development Stage Plan for Kittredge Crossings 71h Addition. These four buildings are
complete and cannot be changed to comply with the setback requirement and will continue as
non -conforming structures due to an administrative error by the City.
TC Homes, Inc. is requesting consideration of an amendment of the Kittredge Crossings 7th
Addition PUD Development Stage Plan to reduce the required setback from the garage face to
the private drive for the remaining two buildings. The setback is proposed to be reduced from
25 feet to 16 feet. The alternative action would be for TC Homes, Inc. to revise their building
plans to comply with the established setback requirements. A public hearing to consider the
request has been noticed for the Planning Commission meeting on 7 December 2020.
Exhibits:
■ Site Location Map
■ Site Plan
ANALYSIS
Setbacks. Buildings within Kittredge Crossings 7th Addition are subject to the following lot
setbacks established for the Kittredge Crossings PUD District. The site and building plans
approved on 15 September 2005 for Kittredge Crossings 7th Addition conformed to these
requirements.
Front
Side
Rear
Between
Bldgs. on
private
Wetland
Arterial
Local or
or
Minor
Base Lot
Drives
Major
Collector
Collector
65 ft.
35 ft.
10 ft.
20 ft.
20 ft.
25 ft.
40 ft.
Unit/Base Lot. Kittredge Crossings 7th
Addition is platted in a unit and base lot
configuration whereby a lot is established
for the property underneath and at the
perimeter of a building, or individual units
within a building, which is within the
surrounding property that includes common
yards and private drives known as the base
lot. The setback requirements for a unit
and base lot subdivision are not measured
based on the unit lot boundaries, thus the
specification of setbacks applicable between
buildings and between the buildings and
private drives within the base lot.
Revised Building Design. TC Homes, Inc. presented its own building plans for the six vacant
unit lots for building permit review. Note that five of the townhouse dwelling units within the
building to be constructed at the northwest corner of the base lot will be accessed from the
private drive to the west within Kittredge Crossings 3rd Addition. The proposed buildings are
within the established unit lots but it was not identified that the building footprint was wider
and the setbacks to the back -of -curb from the garage face was not verified. TC Homes, Inc. is
requesting that the setback between the private drive and garage face for the remaining two
buildings (14 units) be reduced to 16 feet.
2
Off -Street Parking. Section 11-21-9 of the Zoning Ordinance requires townhouse dwellings to
provide two off-street parking stalls per dwelling unit. These are provided for within the
attached garage of each townhouse dwelling.
The purpose of the 25 foot setback is to allow space on the driveway apron to park a vehicle
outside the garage while maintaining visibility along the private drive for other vehicles or
pedestrians. The table below outlines the length of common vehicles relative to the ability to
park on the driveway apron with the requested 16 foot setback:
2020/21 Vehicles
Length
Volkswagen Golf
14.Oft.
Honda CR -V
15.2ft.
Toyota Camry
16.1ft.
Ford Explorer
16.6ft.
Chrysler Pacifica
17.0ft.
Chevrolet Suburban
18.8ft.
Ford F-150 SuperCab
19.3ft.
Ford 1-150 SuperCrew
20.3ft.
The proposed 16 foot setback between the garage face and back -of -curb of the private drive is
the typical depth of a compact car stall. The table above shows that a midsize sedan or larger
vehicle would be likely to overhang the curb. The private drives are 28 feet in width so a
vehicle overhanging the curb is will not obstruct access. However, if the setback reduction is
approved, City staff recommends that parking on the shorter driveways be prohibited and the
private drives be posted as fire lanes, which would provide an enforcement mechanism for the
homeowners association and/or the City.
There are 17 existing guest parking stalls within the base lot, which can be expanded to 26
parking stalls with modifications of the private drive curb lines as shown on the site plan. The
two westerly north -south driveways could be extended and striped at the terminus end to
provide 6 additional off-street parking stalls. Additionally, there is space for 22 parking stalls
along the south side of 741h Street abutting the north line of the base lot. The site plan shows
construction of sidewalk from the private drives to 74th Street to provide access to these
parking stalls. City staff would recommend that on -street parking on 74th Street between
Kahler Circle and Kalland Avenue be posted as a no parking zone from 2:OOAM to 6:OOAM to
prevent over -night parking. The number of potential off-street and on -street parking stalls
available for guest parking within the development is more than 0.5 stalls per dwelling unit,
which is consistent with the parking generation for townhouse dwellings. This does not include
the 34 spaces that would be available on the driveway apron for the townhouse buildings that
were constructed in compliance with the 25 foot setback requirement.
RECOMMENDATION
TC Homes, Inc. is requesting an amendment of the PUD Development Stage Plan for Kittredge
Crossings 7th Addition to correct an administrative error made in the review of their building
plans. The setback requirement that is the subject of the requested amendment was
established with primary intent to ensure functionality of the private drives and off-street
parking within the townhouse development. TC Homes is proposing to address these issues by
providing additional off-street guest parking stalls and utilizing available on -street parking along
74th Street. Our office recommends approval of the application as outlined below.
POSSIBLE ACTIONS
A. Motion to recommend approval of a PUD Development Stage Plan amendment for
Kittredge Crossings 7th Addition, subject to the following conditions:
1. The minimum setback between the garage face and back -of -curb of the private
drive shall be 16 feet.
2. There shall be no parking allowed upon the driveway between the building and
back -of -curb of a private drive for any building setback less than 25 feet.
3. TC Homes, Inc. shall construct additional guest parking stalls as shown on the site
plan and extend/stripe additional guest parking stalls on the two westerly north -
south private drives, subject to review and approval of the City Engineer.
4. The City Council shall adopt a resolution designating the private drives within the
base lot as fire lanes except for designated off-street parking stalls.
5. The City Council shall adopt a resolution establishing a No Parking Zone from
2:OOAM to 6:OOAM each day for 74' Street between Kahler Circle and Kalland
Avenue.
B. Motion to recommend the application be denied based on a finding that the request is
inconsistent with the intent of the Zoning Ordinance and Kittredge Crossings PUD
District.
C. Motion to table.
C. Adam Flaherty, City Administrator/Finance Director
Bethany Benting, Deputy City Clerk
Ron Wagner, City Engineer
David Kendall, City Attorney
0
Site Location Map
Overview
Legend
Roads
— CSAHCL
CTYCL
MUNICL
PRIVATECL
— TWPCL
Highways
Interstate
State Hwy
US Hwy
City/Township Limits
1:1 C
El t
Parcels
Torrens
W
IV
J
L
-717N7A
D. DANIEL LICHT
From: Jim DeRocher <JDerocher@greinerconstruction.com>
Sent: Monday, November 30, 2020 1:59 PM
To: DDL@planningco.com
Cc: Jesse Boyer
Subject: Public Hearing 12/7/2020
I have a hard time believing that the City of Otsego will let the building of these townhomes to continue without the
proper setback that all the other builders have to abide by ! What's it going to take ? A child getting killed because the
truck wouldn't fit in the driveway ? Two wrongs in this instance will not make a right. It's hard to believe the city would
allow them to continue. There's a lot of traffic on these roads a accident is going to happen ! Why can't they change the
design of these townhomes to accommodate the code ? Also your site location map is rather confusing on what they
propose on building ! Has the association been notified ? Who's responsible in the case there is a accident ? The City ?
The Association ?
Jim DeRocher
1 Superintendent
Greiner Construction
612.499.6826 cell
612.338.1696 corporate
www.greinerconstruction.com