Item 3.1 Otsego_VillasKC_1stAdd_rep3601 Thurston Avenue
Anoka, MN 55303
763.231.5840
TPC@PlanningCo.com
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PLANNING REPORT
TO: Otsego Planning Commission
FROM: D. Daniel Licht
REPORT DATE: 14 December 2023
60-DAY DATE: 14 January 2023
RE: Otsego – Villas at Kittredge Crossings 2nd Addition
TPC FILE: 101.02
BACKGROUND
Otsego Finest Homes, LLC received City Council approval on 22 March 2021 to allow
development of 26 twin home and detached single family villas on the west portion of Outlot H,
Kittredge Crossings. Centra Homes, Inc. has entered the development as the builder for the
proposed dwelling units. Centra Homes is proposing to removed nine twin home buildings and
substitute single family villa dwellings due to market conditions, leaving only one twin home
building that was constructed by the prior builder as a model home. The change reduces the
number of dwelling units from 26 to 22. The revised PUD Development Stage Plan and
preliminary plat requires processing an amendment of the prior approvals. A public hearing to
consider the proposed amendments has been noticed for the Planning Commission meeting on
18 December 2023.
Exhibits:
Site Location Map
Existing Conditions
Preliminary/Finat Plat
Preliminary Grading and Drainage Plan
Utility Plan
Item 3.1
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ANALYSIS
Land Use. The 2023 Comprehensive Plan guides the subject site for Medium Density
Residential land uses described as single family villa, row townhouse, or back-to-back
townhomes having a development density of 4.0 to 8.0 dwelling units per acre. The proposed
amendment of the PUD Development Stage Plan and preliminary plat to provide for all
detached single family villa dwellings reduces the density of the development from 7.9 dwelling
units per acre to 6.7 dwelling units per acre and is consistent with the Comprehensive Plan.
Surrounding Uses. The table below summarizes surrounding land uses adjacent to the subject
site. The change to detached single family villa dwellings as shown on the revised preliminary
plat revision will be compatible with Kittredge Park and similar in character to the existing
housing developed within Kittredge Crossings.
Direction Land Use Plan Zoning Map Existing Use
North Park
Office
PUD District Kittredge Park
Undeveloped
East Office PUD District Undeveloped
South Albertville -- Undeveloped
West Park INS District City park
Building Plans. The developer received approval on 14 August 2023 for the single family villa
dwellings to be constructed by Centra Homes, Inc. within the development. The proposed
amendment of the PUD Development Stage Plan and preliminary plat does not affect the
building plans.
Landscaping. There is a row of shade trees along Kittredge Parkway within the subject site that
were planted at the time Kittredge Crossings was initially developed. There are also plantings
that were placed surrounding the Kittredge Crossings monument sign at the intersection of
Kittredge Parkway and 70th Street at the southwest corner of the subject site. This existing
landscaping is to be preserved based on the location of the dwelling units as shown on the
approved as well as the proposed preliminary plat. The approved PUD Development Stage Plan
included a landscape plan for the subject site that provides for installation of new trees along
71st Street, Kalland Avenue, in the buffer yard along 70th Street, and typical planting plan for the
foundation of each building that complies with Section 11-19-3 of the Zoning Ordinance, which
is not affected by the preliminary plat amendment.
Lot Area. Townhouse uses within the R-6 District are required to provide a minimum of 5,000
square feet of lot area per dwelling unit. The area of the subject site is 3.28 acres or 142,789
square feet. The area per dwelling unit for the revised plan preliminary plat is 6,490 square
feet per dwelling unit, which complies with the lot requirements of the R-6 District. Note that
the area of Outlot A will be replated as part of phase 2 of the development to the east.
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Setbacks. The table below outlines the setbacks applicable to the PUD Development Stage Plan
and revised preliminary plat based on the requirements of the Kittredge Crossings PUD District
and R-6 District. All of the proposed building sites for the revised preliminary plat comply with
these setback requirements.
70th
Street
Kittredge
Parkway/
71st
Street
Private
Drive
Wetland Between
Bldgs.
65ft. 5ft. 25ft. 25ft 40ft. 14ft.
Access. The reduction in the number of dwelling units lessens traffic generation within the
area of the development. The primary access to Kittredge Crossings is via 70th Street west of
CSAH 19. The Transportation Plan designates 70th Street as a minor arterial roadway, which
has capacity to carry the traffic that will be generated by the proposed development of the
subject site. Within Kittredge Crossings, the subject site abuts Kittredge Parkway and 71st
Street. Access to the dwelling units proposed within the revised preliminary plat is to be from
71st Street directly to the units along the north portion of the subject site or via a private drive
internal to the subject site, which is consistent with the prior approvals.
Sidewalks/Trails. There is a sidewalk abutting the subject site on the east side of Kittredge
Parkway. On 71st Street, there is sidewalk on the north side of the street across from the
subject site. The approved preliminary plat includes construction of a 10-foot wide bituminous
trail along the north side of 70th Street between Kittredge Parkway and Kalland Avenue as
recommended by the Parks Master Plan.
The trail has not been constructed to date due to design challenges with the existing rural
section of 70th Street and in-place utilities. City staff met with Centra Homes, Inc. on 13
December 2023 to discuss construction punch list items for the development, which includes
completion of the trail. Centra Homes, Inc. will provide revised plans for the trail in conjunction
with a revised overall grading plan. The construction of the trail is to be delayed until the
second phase of development when the additional grading work will be completed.
Utility Plan. The subject site is within the West Sewer District and sewer and water utilities are
available to the property. The developer has submitted a revised utility plan for connection to
sewer and water utilities for the single family villa dwellings. Abandonment of utility
connections required for the prior twin home buildings that are not to be utilized for the
proposed single family villa dwellings will be subject to review and approval of the City
Engineer.
The developer paid utility availability charges at the time of final plat approval for Villas of
Kittredge Crossings and the proposed revisions to the preliminary plat do not cause additional
impacts. Utility connection charges will be required to be paid at the time a building permit is
issued for each dwelling unit in accordance with the City Code and fee schedule in effect at that
time.
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Easements. Section 10-8-12.A of the Subdivision Ordinance establishes requirements for
drainage and utility easements to be dedicated to the City. A drainage and utility easement
was established over all of Lot 27, Block 1 Villas at Kittredge Crossings at the time of final plat
approval that is to be vacated and replaced by easements dedicated over Lot 16, Block 1 Villas
at Kittredge Crossings 2nd Addition. Outlot A, Villas of Kittredge Crossings 2nd Addition will also
be overlaid by a temporary drainage and utility easement until such time as Phase 2 is platted.
All easements are subject to review and approval of the City Engineer.
Grading Plan. The developer has submitted a preliminary grading plan based on the revised
preliminary plat. All grading issues are subject to review and approval of the City Engineer. The
developer, as a condition of the final plat approval for Villas of Kittredge Crossings, has paid a
Stormwater Impact Fee for Otsego Creek based on the net area of the subject site.
Outlot A. The replatting of the development includes a remnant parcel as Outlot A resulting
from Lots 14 and 15, Block 1 Villas of Kittredge Crossing 2nd Addition now being single family
villa dwellings. Outlot A, Villas of Kittredge Crossings 2nd Addition will be retained by the
developer for a future phase of development with Outlot A, Villas of Kittredge Crossings.
Park Dedication. Park and trail dedication requirements for subdivision of the subject site were
satisfied by combination of land dedication and payment of a cash fee in lieu of land with the
Villas of Kittredge Crossings final plat approval. The preliminary plat amendment does not
cause additional park system impacts
Homeowners Association. The developer established a Homeowners Association to provide
for ownership and maintenance of Lot 27, Block 1 Villas of Kittredge Crossings, which is the
common open space and private driveway for Phase 1. Documents revising the Homeowners
Association in accordance with the plat establishing the base lot as Lot 16, Block 1 Villas of
Kittredge Crossings 2nd Addition must be submitted and are to be subject to review and
approval of City staff.
RECOMMENDATION
The revised plans for Villas at Kittredge Crossings are consistent with the character of
development that has occurred within Kittredge Crossings, comply with the polices of the
Comprehensive Plan and conform to the requirements of the Zoning Ordinance and Subdivision
Ordinance. City staff recommends approval of the applications subject to conditions as
outlined below.
POSSIBLE ACTIONS
A. Motion to recommend approval of a PUD Development Stage Plan and preliminary plat
for Villas of Kittredge Crossings 2nd Addition and vacation of existing drainage and utility
easements, subject to the following conditions:
Villas at Kittredge Crossings 2nd Addition
921 ft
Overview
Legend
Roads
CSAHCL
CTYCL
MUNICL
PRIVATECL
TWPCL
Highways
Interstate
State Hwy
US Hwy
City/Township Limits
c
t
Parcels
Torrens
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1. The site and buildings shall be developed as previously approved and in
accordance with the plans on file with the City, except as modified herein or
approved by City staff.
2. The PUD Development Stage Plan for the Villas at Kittredge Crossings 2nd
Addition shall be subject to the following minimum setback requirements:
70th
Street
Kittredge
Parkway
71st
Street
Private
Drive
Wetland Between
Bldgs.
65ft. 5ft. 25ft. 25ft 40ft. 14ft.
3. The submitted plans shall be revised to provide for a trail along 70th Street within
the subject site to be completed with development of Phase 2.
4. All utility plans shall be subject to review and approval of the City Engineer.
5. Utility connection charges have been satisfied with the final plat approval of the
Villas of Kittredge Crossings.
6. All easements shall be subject to review and approval of the City Engineer.
7. All grading, drainage, erosion control, and wetland issues shall be subject to
review and approval of the City Engineer.
8. Stormwater impact fees have been satisfied with the final plat approval of the
Villas of Kittredge Crossings.
9. Park dedication requirements have been satisfied with the final plat approval of
Villas of Kittredge Crossings.
10. The developer shall submit documents revising the Homeowners Association to
address Lot 16, Block 1, subject to review and approval by City staff.
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
Audra Etzel, City Clerk
Ron Wagner, City Engineer
David Kendall, City Attorney