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Item 3.1ITEM 3_-, TPC The Planning Company FMA N NEW] FITUOTAI TO: FROM: REPORT DATE 60 -DAY DATE: RE: TPC FILE: ;�.CC•• i� 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