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Item 3.1 Villas at Kittredge Crossings- JP Brooks Concept Plan3601 Thurston Avenue Anoka, MN 55303 763.231.5840 TPC@PlanningCo.com 1 PLANNING REPORT TO: Otsego Planning Commission FROM: D. Daniel Licht REPORT DATE: 3 September 2025 RE: Villas at Kittredge Crossings; JP Brooks Concept Plan TPC FILE: 101.02 BACKGROUND Otsego Finest Homes, LLC, received City Council approval of a Comprehensive Plan amendment, PUD District amendment, PUD Development Stage Plan, and preliminary plat of a Phase 1 of 26 twin home and single family villa dwelling units on the west portion of subject site Outlot H, Kittredge Crossings. A second phase of 56 additional twin home and detached single family villa dwellings was planned for the east portion of the property, but never submitted application for PUD Development Stage Plan and preliminary plat approval. One two-family dwelling was constructed to date from this original plan. Centra Homes entered into an agreement to acquire the unbuilt lots to continue construction dwelling units within the development and submitted application for amendment of the PUD Development Stage Plan and preliminary plat to address a change to single family villa buildings and exterior changes. The Centra Homes applications were approved by the City Council at their meeting on 14 August 2023. Centra Homes has built six single family villa dwellings within the subdivision before backing out on the purchase of the remaining 14 unit lots. JP Brooks Builders is now proposing to acquire the remaining undeveloped portions of Villas at Kittredge Crossings as well as Outlot G and Outlot O Kittredge Crossings. JP Brooks has submitted a Concept Plan to develop the 25.1 acres with 199 to 203 townhouses configured as row, quad, or back-to-back dwelling units. The Concept Plan has been submitted for review by the Planning Commission and City Council as part of the due diligence upon the part of the developer to gauge the acceptability of the proposed land uses. No entitlement for development is given as part of a PUD Concept Plan review, only informal comment. A public hearing to consider the PUD Concept Plan has been noticed for the Planning Commission meeting on 15 September 2025 at 7:00PM. Item 3.1 2 Exhibits: Site Location Map Concept Plan #1 (203 units) Concept Plan #2 (100 units) Representative architectural elevations ANALYSIS Comprehensive Plan. The 2023 Comprehensive Plan guides the subject site for Mixed Use land uses that may include retail commercial and/or residential dwellings up to 43 dwelling units per acre. The proposed PUD Concept Plan providing for development of townhouse land uses at the southeast quadrant of Kittredge Crossings provides for a desirable, orderly transition between surrounding residential uses and more intensive commercial uses guided to the east to abut LaBeaux Avenue (CSAH 19). Surrounding Uses. There are existing back-to-back townhouses along the north line of Outlot O, Kittredge Crossings and twin homes to the east of Kalland Avenue and north of 73rd Street. The mix of proposed row, quad, and back-to-back form townhouse dwellings will be compatible with the existing residential uses in the area, including the one two family and six single family villa homes built within the Villas of Kittredge Crossing at the corner of Kittredge Parkway and 71st Street. Building Plans. The concept plan reorients the proposed buildings such that the primary dwelling entry and garage door are on the same elevation. This change effects primarily the rear loaded dwellings approved for the lots along Kittredge Parkway and Kalland Avenue where the front of the building faced outward toward the public streets with vehicle access at the rear from an interior private driveway. JP Brooks has submitted architectural renderings of the building designs proposed to be constructed within the subject property, including those abutting Kittredge Parkway and Kalland Avenue with increased architectural details on the rear of the structures visible from the public street. The exterior design and finish of the proposed townhomes is subject to review by the Planning Commission and approval of the City Council. Density. Townhouse uses within the Kittredge Crossings PUD District are required to provide a minimum of 5,000 square feet of lot area per dwelling unit. The area of the undeveloped parcels is 25.1 acres or 1,093,356 square feet. The area per dwelling unit for 203 and 199 dwelling units shown on the two PUD Concept Plans is 5,385 square feet and 5,494 square feet, respectively. The density of the proposed PUD Concept Plans complies with the provisions of the Kittredge Crossings PUD District. Setbacks. The following table outlines the setbacks required by the Kittredge Crossings PUD District. The front facing buildings shown on the two PUD Concept Plans comply with these setback requirements. 3 70th Street Other Streets Private Drive Wetland Between Bldgs. 65ft. 25ft. 25ft 40ft. 14ft. Access. The proposed townhouse dwellings within the undeveloped portion of Villas of Kittredge Crossings include a mix of private drives and public street access. In particular, the seven row townhouses west of Kalland Avenue have direct access to the public street whereas the previously approved plan and Concept Plan #1 use a parallel north-south private drive to the rear of the dwelling units for access. The townhouse dwellings within Outlot G and Outlot O, Kittredge Crossings are all accessed from shared private drives off of public streets, except for the two units of a quad home building at the northwest corner of Kalland Avenue and 71st Street and two driveways for four back-to-back townhomes south of Kalland Avenue at the north end of Outlot G. City staff generally prefers the access arrangement shown on Concept Plan #1 with fewer direct driveways to Kalland Avenue. However, City staff also does not believe that the number of direct accesses to Kalland Avenue shown on Concept Plan #2 will cause major congestion or conflict issues. 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 and one on the south side of 71st Street extending just past the private driveway east of Kittredge Parkway. A trail has been constructed from Kittredge Parkway to Kalland Avenue on the north side of 70th Street, which extends trail access all the way to LaBeaux Avenue (CSAH 19) and the City’s overall trail system. City staff recommends that the following additional sidewalks be required with the proposed PUD Concept Plan along: The north line of Outlot A from Kalland Avenue to the east side of the easterly private drive (Concept Plan #1) The east line of Outlot A, Villas of Kittredge Crossings (both Concept Plans) The west/north line of Outlot G, Kittredge Crossings The east line of Outlot O, Kittredge Crossings Utility Plan. The subject site is within the West Sewer District and sewer and water utilities are available to the property. The developer will need to submit a revised utility plan for connection to sewer and water utilities for the revised dwelling units within Villas of Kittredge Crossings as well as connections for the other proposed dwellings within Outlot G and Outlot O, Kittredge Crossings. All utility plans shall be subject to review and approval of the City Engineer. 4 The developer paid utility availability charges at the time of final plat approval for Villas of Kittredge Crossings, which will be credited for the six unbuilt dwelling units. Additional utility availability charges will be required for additional dwelling units not previously final platted. 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. Grading Plan. The developer has not submitted a grading plan at this time, which will be required with application for preliminary plat approval. The wetland within Outlot O, Kittredge Crossings and required wetland buffer will need to be platted in an outlot and deeded to the City for stormwater management purposes at the time of final plat approval. The developer will also pay a Stormwater Impact Fee for Otsego Creek based on the net area of the subject site, less a credit for areas already final platted as townhouse base lot for Villas of Kittredge Crossings. 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 the Villas of Kittredge Crossings townhouse base lot at the time of final plat, which will need to be vacated and replaced by new easements reflecting the revised preliminary plat. All easements are subject to review and approval of the City Engineer. Park Dedication. Park and trail dedication requirements for subdivision of Kittredge Crossings and the Villas of Kittredge Crossings were satisfied by combination of land dedication and payment of cash fees in lieu of land. Replatting the Villas of Kittredge Crossings will include a credit for the six vacant unit lots. The other 193 to 197 lots will be subject to payment of a proportional cash fee in lieu of land at the time of final plat approval. 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 replatting the development 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. Details regarding building design, building orientation, and access are subject to review and comment by the Planning Commission and City Council. POSSIBLE ACTIONS A. Motion to recommend support of a PUD Concept Plan for the JP Brooks Builders, subject to the following conditions: 5 1. The proposed development shall require application for, but not limited to, the following: a. PUD Development Stage Plan. b. Preliminary Plat. c. Final Plat. d. Vacation of existing drainage and utility easements. 2. Architectural design and exterior finishes of the proposed townhouse buildings are subject to review by the Planning Commission and approval of the City Council; and a. No one color package shall be used for more than 30 percent of the total number of buildings and the same color package shall not be used for abutting buildings. 3. There shall be a minimum of 5,000 square feet of gross lot area per dwelling unit within a preliminary plat of the subject property. 4. The buildings within the preliminary plat shall comply with the following setback requirements: 70th Street Other Streets Private Drive Wetland Between Bldgs. 65ft. 25ft. 25ft 40ft. 14ft. 5.Direct access to public streets shall be subject to review by City staff and the Planning Commission and approval of the City Council. 6. A preliminary plat of the subject property shall include sidewalks adjacent to: a. The north line of Outlot A from Kalland Avenue to the east side of the easterly private drive (Concept Plan #1) b. The east line of Outlot A, Villas of Kittredge Crossings (both Concept Plans) c. The west/north line of Outlot G, Kittredge Crossings d. The east line of Outlot O, Kittredge Crossings 6 7. All utility plans shall be subject to review and approval of the City Engineer. 8.Utility availabity charges, less credits for final platted lots to be replatted, shall be paid at the time of final plat approval. 9. Utility connection charges shall be paid at the time a building permit is issued. 10. The wetland within Outlot O, Kittredge Crossings and required wetland buffer shall be platted in an outlot and deeded to the City for stormwater management purposes. 11. All grading, drainage, and stormwater management issues shall be subject to review and approval of the City Engineer. 12. Stormwater Impact Fees, less any credit for final platted areas being replatted, shall be paid at the time of final plat approval. 13. Existing drainage and utility easements shall be vacated upon recording of a final plat for the subject property. 14. All easements shall be subject to review and approval of the City Engineer. 15. Park dedication requirements, less credits for lots previously final platted, shall be paid as a cash fee in lieu of land in accordance with the proportional rate established for Kittredge Crossings. 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 Property Location JP Brooks Builder Concept Plan 921 ft Overview Legend Highways Interstate State Hwy US Hwy Roads City/Township Limits c t Parcels Torrens Kittredge Crossing Properties Otsego, MN Concept Sketch Plan Phone (952) 937-5150 Fax (952) 937-5822 Toll Free (888) 937-5150 12701 Whitewater Drive Minnetonka, MN 55343 westwoodps.com Westwood Professional Services, Inc. Kittredge Crossing Properties Otsego, MN Concept Sketch Plan Phone (952) 937-5150 Fax (952) 937-5822 Toll Free (888) 937-5150 12701 Whitewater Drive Minnetonka, MN 55343 westwoodps.com Westwood Professional Services, Inc.