Item 3.11 Hunter Hills PUD-CUPw�
Otkgo
MINNESOTA
DEPARTMENT INFORMATION
Request for
City Council Action
i /
A
Planning
City Planner Licht
14 December 2020
Consent
City Administrator/Finance Director Flaherty
3.11— Hunter Hills PUD-CUP
STRATEGIC VISION
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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.
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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
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OM E , O /I / i �
City staff recommends approval of a PUD-CUP amendment for the single family villa dwellings within
Hunter Hills.
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No
Held by Planning Commission 7 December 2020
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A preliminary plat and PUD-CUP was approved for Hunter Hills by the City Council on 13 July 2020. The
preliminary plat and PUD-CUP included approvals of 55 and 65 foot wide lots and house designs for single
family villa dwellings. The PUD-CUP approvals also specified a minimum attached garage area for these
single family dwellings of 420 square feet based upon the plans submitted by Lennar Corporation as the
builder within the subdivision.
Lennar is proposing to add additional house models to those being offered for construction upon the single
family villa lots. Lennar has applied for an amendment of the PUD-CUP to reduce the minimum area
required for attached garages from 420 square feet to accommodate the proposed house plan offerings. A
public hearing to consider the application was held by the Planning Commission at their meeting on 7
December 2020.
Mr. Josh Metzer of Lennar was present (via teleconference) as the applicant. There were no public
comments and the public hearing was closed. The Planning Commission discussed the proposed garage
sizes noting that there are options for larger garages with each house plan. Following their discussion, the
Planning Commission voted 5-1 to recommend approval of the application. Findings of fact consistent with
the Planning Commission's recommendation have been drafted for City Council consideration.
T�pc
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 Mayor and City Council
D. Daniel Licht, AICP
2 December 2020
26 December 2020
Otsego — Hunter Hills; Lennar PUD-CUP amendment
101.02
A preliminary plat and PUD-CUP was approved for Hunter Hills by the City Council on 13 July
2020. The preliminary plat and PUD-CUP included approvals of 55 and 65 foot wide lots and
house designs for single family villa dwellings. The PUD-CUP approvals also specified a
minimum attached garage area for these single family dwellings of 420 square feet based upon
the plans submitted by Lennar Corporation as the builder within the subdivision.
Lennar is proposing to add additional house models to those being offered for construction
upon the single family villa lots. Lennar has applied for an amendment of the PUD-CUP to
reduce the minimum area required for attached garages from 420 square feet to accommodate
the proposed house plan offerings. A public hearing to consider the application has been
noticed for the Planning Commission meeting on 7 December 2020.
Exhibits:
Site location map
Site plan dated 07/08/2020
Example house plans (6 sheets)
ANALYSIS
Single Family Villas. Lennar has provided plans for additional slab -on -grade single family
homes to be offered for construction on the 55 foot wide single family villa lots (Lots 1-8, Block
1 and Lots 1-13, Block 2). The proposed single family villa house plans (Biscayne, Cascade,
Sequoia) come with garage options of 2-car, 2-car w/ 2-ft bump, 3-car, and 3-car w/ 2-ft
bump. The Biscayne, Cascade, and Sequoia house plans each come with six exterior
architectural options meaning there are 72 possible options for the initial buyer to choose from.
The house plan details are shown below. Based on the Sequoia 2-car garage house plan, Lennar
is requesting an amendment to allow a garage area minimum of 396 square feet, of which only
18 of the 72 house plan/exterior options (25 percent) would be less than the 420 square foot
minimum approved with the PUD-CUP.
House
Plan
House
Area
Bedrooms
Garage
Garage
Area
Garage
Dimensions
(w/d)
Biscayne
1,830ft.
4
2-car
406sf.
20.Oft. x 19.75ft.
2-car bump
447sf.
20.0ft. x 21.75ft.
3-car
613sf.
30.0ft. x 20.75ft.
3-car bump
654sf.
30.0ft. x 22.75ft.
Cascade
2,049sf.
4
2-car
399sf.
19.5ft. x 20.0ft.
2-car bump
441sf.
19.5ft. x 22.0ft.
3-car
606sf.
29.5ft. x 20.0ft.
3-car bump
648sf.
29.5ft. x 22.0ft.
Sequoia
2,505sf.
4
2-car
396sf.
19.5ft. x 20.0ft.
2-car bump
436sf.
19.5ft. x 22.Oft.
3-car
603sf.
29.5ft. x 20.Oft.
3-car bump
643sf.
29.5ft. x 22.Oft.
The City has allowed single family villa homes to be exempt from the 480 square foot minimum
garage area for single family villa type homes in other subdivisions by PUD-CUP to expand
housing options. Consideration of the requested PUD-CUP amendment is to be based upon,
but not limited to, the criteria established 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: The 2012 Comprehensive Plan guides the subject site for low density
residential uses. Single family villa dwellings expand lifecycle housing options and as an
alternative to traditional single family dwellings consistent with the following policies:
■ Encourage housing styles and development techniques that conserve land
and increase efficiency provided that guided densities are not exceeded.
2
■ Establish single family dwellings as the primary type of housing
maintained and developed within the community through designation of
a variety of single family lot sizes to create potential for added diversity in
the housing supply and create housing opportunities for all segments of
the population.
The requested PUD-CUP amendment allows for a range of options for the area of the
attached garage of the single family villa homes within Hunter Hills. The City has
required single family villa homes in other subdivisions to provide a minimum attached
garage area less than 480 square feet for single family villa type consistent with the
intent to expand housing options.
2. The proposed use's compatibility with present and future land uses of the area.
Comment: The subject site is surrounded by the existing and planned uses shown in the
table below. The character of the proposed development is similar to development of
Arbor Creek to the south of 80th Street consistent with the Future Land Use Plan. The
proposed development will also be compatible with existing rural residential single
family dwellings in the area. The requested PUD-CUP amendment will not affect
compatibility of the single family villa dwellings with surrounding uses.
Direction
Land Use Plan
Zoning Map
Existing Use
North
LD Residential (Large Lot)
A-1 District
Cultivated field
East
LD Residential
LD Residential (Large Lot)
A-1 District
Rural Residential
Farm (Feedlot)
South
LD Residential
A-1 District
R-4 District
Rural residential
Single family
West
MD -HD Residential
A-1 District
Rural Residential
Cultivated field
3. The proposed use's conformity with all performance standards contained within the
Zoning Ordinance and other provisions of the City Code.
Comment: All of the single family villa dwellings will comply with the requirements of
the Zoning Ordinance as well as the amended PUD-CUP.
4. Traffic generation of the proposed use in relation to capabilities of streets serving the
property.
Comment: The requested PUD-CUP amendment will not affect traffic generation within
the approved preliminary plat of Hunter Hills.
3
5. The proposed use can be accommodated by existing public services and facilities and
will not overburden the City's service cap
Comment: The requested PUD-CUP amendment will not affect the City"s service capacity
with respect to the approved preliminary plat of Hunter Hills.
Lot Requirements. The PUD-CUP for the Hunter Hills preliminary plat as approved by the City
Council established minimum lot area and width requirements based on a site plan for varied
lot widths for single family lots of 55 to 65 feet. The proposed PUD-CUP amendment has no
affect on these requirements.
Setbacks. The table below specifies the principal building setback requirements applicable to
the Hunter Hills preliminary plat. The proposed PUD-CUP amendment has no affect on these
requirements and homes constructed on the single family villa lots will comply with these
requirements.
85th Street
80th St j
Interior
Interior
Wetland
Registered
(Collector)
Local St.
Side
Rear
Feedlot
65ft.
25ft. house
7ft.
20ft.
40ft.
1,OOOft.
30ft. garage
Utilities. The proposed amendment of the PUD-CUP will not affect the utility plans approved
by the City Engineer for the preliminary plat.
Grading. The proposed amendment of the PUD-CUP will not affect the grading, drainage and
erosion control plans approved by the City Engineer for the preliminary plat.
RECOMMENDATION
The proposed amendment of the Hunter Hills PUD-CUP requirement for minimum attached
garage area accessory to single family villa dwellings is consistent with the housing policies of
the Comprehensive Plan, intent of the Zoning Ordinance, and past practice for single family villa
dwellings in other subdivisions. City staff recommends approval of application as outlined
below.
M
POSSIBLE ACTIONS
A. Motion to recommend City Council approval of a PUD-CUP amendment for Hunter Hills,
subject to the following conditions:
Single family villa dwellings constructed on Lots 1-8, Block 1; Lots 1-2, Block 2;
Lots 1-9, Block 3; and lots 1-4, Block 4 as shown on the Hunter Hills preliminary
plat shall provide an attached garage with a minimum area of 396 square feet.
B. Motion to recommend the application be denied based on a finding that the request is
inconsistent with the Comprehensive Plan and does not comply with the requirements
of the Zoning Ordinance.
C. Adam Flaherty, City Administrator/Finance Director
Bethany Benting, Deputy City Clerk
Ron Wagner, City Engineer
David Kendall, City Attorney
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MINNESOTA '
APPLICANT: Lennar Corporation
8 Dec 2020
FINDINGS & DECISION
PUD-CUP Amendment
APPLICATION: Request for approval of a PUD-CUP amendment reducing the minimum area of an attached
garage for single family villa dwellings.
CITY COUNCIL MEETING: 14 December 2020
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 Lots 1-8, Block 1; Lots 1 and 2, Block 2; Lots, 1-7, Block 3; Lots
1-4, Block 4; Outlot F; Hunter Hills, City of Otsego, County of Wright, State of Minnesota.
The property lies within the West Sewer District and is guided for low density residential uses by the
2012 Otsego Comprehensive Plan, as amended.
C. The property is zoned R-5, Single and Two Family Residential District.
D. A PUD-CUP and preliminary plat was approved for Hunter Hills on 13 July 2020; The applicant is
requesting amendment of the PUD-CUP to reduce the minimum area required of an attached garage
for single family villa dwellings.
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 11-4-2.F of
the Zoning Ordinance:
The proposed action's consistency with the specific policies and provisions of the Otsego
Comprehensive Plan.
Finding: The 2012 Comprehensive Plan guides the subject site for low density residential
uses. Single family villa dwellings expand lifecycle housing options and as an alternative to
traditional single family dwellings consistent with the following policies:
■ Encourage housing styles and development techniques that conserve land and
increase efficiency provided that guided densities are not exceeded.
■ Establish single family dwellings as the primary type of housing maintained and
developed within the community through designation of a variety of single family
lot sizes to create potential for added diversity in the housing supply and create
housing opportunities for all segments of the population.
The requested PUD-CUP amendment allows for a range of options for the area of the
attached garage of the single family villa homes within Hunter Hills. The City has required
single family villa homes in other subdivisions to provide a minimum attached garage area
less than 480 square feet for single family villa type consistent with the intent to expand
housing options.
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 uses shown in the table
below. The character of the proposed development is similar to development of Arbor Creek
to the south of 80t" Street consistent with the Future Land Use Plan. The proposed
development will also be compatible with existing rural residential single family dwellings in
the area. The requested PUD-CUP amendment will not affect compatibility of the single
family villa dwellings with surrounding uses.
Direction
Land Use Plan
Zoning Map
Existing Use
North
LD Residential (Large Lot)
A-1 District
Cultivated field
East
LD Residential
LD Residential (Large Lot)
A-1 District
Rural Residential
Farm (Feedlot)
South
LD Residential
A-1 District
R-4 District
Rural residential
Single family
West
MD -HD Residential
A-1 District
Rural Residential
Cultivated field
3. The proposed use's conformity with all performance standards contained within the Zoning
Ordinance and other provisions of the City Code.
Finding: All of the single family villa dwellings will comply with the requirements of the Zoning
Ordinance as well as the amended PUD-CUP.
4. Traffic generation of the proposed use in relation to capabilities of streets serving the property.
Finding: The requested PUD-CUP amendment will not affect traffic generation within the
approved preliminary plat of Hunter Hills.
5. The proposed use can be accommodated by existing public services and facilities and will not
overburden the City's service cap
Finding: The requested PUD-CUP amendment will not affect the City's service capacity with
respect to the approved preliminary plat of Hunter Hills.
The planning report 2 December 2020 prepared by the City Planner, The Planning Company LLC, is
incorporated herein.
G. The Otsego Planning Commission conducted a public hearing at their regular meeting on 7 December
2020 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 by a 5-1 vote that the City Council approve the request based on the aforementioned
findings.
K
DECISION: Based on the foregoing information and applicable ordinances, the request is hereby
APPROVED, subject to the following conditions:
1. Dwellings constructed on lots designated for single family villas on the approved site plan for Hunter
Hills shall have an attached garage with a minimum area of 396 square feet.
MOTION BY:
SECOND BY:
ALL IN FAVOR:
THOSE OPPOSED:
ADOPTED by the City Council of the City of Otsego this 141" day of December, 2020.
CITY OF OTSEGO
Bv:
Jessica L. Stockamp, Mayor
Attest:
By:
Bethany Benting, Deputy City Clerk
3