ITEM 3.23601 Thurston Avenue N, Suite 100
Anoka, MN 55303
Phone: 763.231 .5840
Facsimile: 763.427.0520
TPCTPC@?Plannin9Co.com
PLANNING REPORT
TO: Otsego Planning Commission
FROM: D. Daniel Licht, AICP
RE: Otsego —Vintage Golf Outlot A; Concept Plan #2
REPORT DATE: 3 June 2016
TPC FILE: 101.02
BACKGROUND
Mr. Travis Glanzer has submitted a second concept plan for development of Outlot A, Vintage
Golf Course with a 12 -unit multiple family building for senior housing. The 1.0 acre parcel is
located northeast of the Vintage Golf Course clubhouse building and north of the golf course
maintenance building. The proposed use is being reviewed as a concept plan in accordance
with Section 20-36-4.0 of the Zoning Ordinance to provide comment to the developer as to the
acceptability of the land use. The City requires that concept plan reviews include a public
hearing before the Planning Commission so that surrounding property owners have an
opportunity to be informed about the project and ask questions or provide comment. A public
hearing to consider the submitted plans has been noticed for the Planning Commission meeting
on 6 June 2016 at 7:OOPM. Concept plan reviews do not convey entitlements and are non-
binding upon the City. If the developer elects to proceed with the project, they will need to
submit application for a development stage application.
Exhibits:
A.
Site Location
B.
Site Plan
C.
Building Elevations
D.
Floor Plans
ANALYSIS
Outlot A. Outlots are established for a variety of reasons including:
1. Remnant parcels too small to develop
2. Parcels reserved for future phases of development
3. Parcels deemed unbuildable due to wetlands, stormwater basins, steep slopes, or
development restrictions.
The original developer of Vintage Golf proposed that the subject site may be developed with a
bed and breakfast use. As there were no plans for the bed and breakfast use submitted at the
time the property the development of the Vintage Golf Course clubhouse was approved, the
City required the property to be platted as an outlot reserved for potential future use. Section
20-16-3.G of the Zoning Ordinance addresses development of outlots as follows:
G. outlots are deemed unbuildable unless replatted as a lot and block in
accordance with the Subdivision Ordinance and no building permit shall
be issued for such properties, except in the case of public park facilities
and essential services.
The provision of the Zoning Ordinance does not mean that all outlots are permanently
deemed unbuildable, unless such a restriction was imposed at the time the outlot was
subdivided. An application to plat an outlot as a Lot/Block may be processed and
approved in accordance with the Subdivision Ordinance establishing a buildable parcel
for development as allowed by the Zoning Ordinance. The status of the subject site
may be changed to a buildable lot/block upon approval of preliminary and final plat
applications.
Comprehensive Plan. The Comprehensive Plan guides the subject site for rural residential land
uses encouraging development of single family dwellings and preservation of permanent open
space to maintain a rural character. Vintage Golf Course and the single family homes platted as
Grenins Mississippi Hills on the east and west sides of the golf course were approved as a rural
open space cluster subdivision with the golf course developed as the permanent open space,
with the clubhouse and maintenance facility approved as part of a subsequent application. At
the time Vintage Golf Course was developed, a bed and breakfast use was suggested adjacent
to the clubhouse and maintenance facilities as being related to the recreation and tourist
elements of the golf course.
Based on the response of the Planning Commission to a previous concept plan for development
of an 18 -unit multiple unit building initially stated to be intended as an extended stay hotel, the
developer has revised their concept plan and proposed land use. The current concept plan
proposes a 12 -unit multiple family dwelling for senior housing. The City Council, acting as the
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Economic Development Commission, has adopted goals for economic development in the City
that includes senior housing with services as a priority. However, the 2012 Comprehensive
Plan further states that development of twin homes, townhouses and multiple family to areas
designated for low -medium density, medium density and high density residential uses
distributed throughout the community by the Land Use Plan. The purpose of this policy is
twofold; first to ensure that urban density development is adequately supported by required
transportation, utilities and, public service infrastructure and second that the urban density
land use is compatible with surrounding land uses. Multiple family dwellings limited to senior
housing is typically considered to be a transitional land use with a lower intensity than an
unrestricted multiple family use. The Planning Commission must consider if the proposed use
is likely to be adequately served by public service capacity available at the subject site and
compatible surrounding land uses balancing the various policies for residential development
adopted as part of the Comprehensive Plan.
Zoning. The subject site is zoned R -C, Residential Rural Cluster Open Space District. The R -C
District does not allow for multiple family dwellings including those limited to senior housing.
Consideration of a development stage application for the proposed land use would require
application to amend the Zoning Map to rezone the subject site to PUD District to allow the
proposed use of the subject site based on specific site and building plans. The City would
impose an occupancy restriction such that at least one resident of each dwelling unit would be
required to be 55 years in age or older at a minimum, which would accommodate people
defined as "active seniors". The Planning Commission may also consider a more restrictive
designation of Senior housing with services as defined by Minnesota Statutes 144D.01, Subp.
4(1):
(1) An establishment providing sleeping accommodations to one or more
adult residents, at least 80 percent of which are 55 years of age or older,
and offering or providing, for a fee, one or more regularly scheduled
health-related services or two or more regularly scheduled supportive
services, whether offered or provided directly by the establishment or by
another entity arranged for by the establishment, or
The narrative provided with the revised concept plan indicates that the developer has had
discussions with two local senior care service provider that they would enter into an agreement
with to provide services at this establishment. City staff has requested more detailed
information regarding the service providers' participation in the project. The developer has
indicated that both potential service providers will attend the public hearing to address
potential questions of the Planning Commission.
Surrounding Land Uses. The table below summarizes the existing and planned land uses
adjacent to the subject site. The subject site exists between the commercial golf clubhouse
and surrounding single family homes to the north and east making the site both an opportunity
for a transitional land use and a potential compatibility issue. If the proposed land use is
considered acceptable, attention must be given in the site design to minimizing potential
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impacts between the subject site and adjacent single family uses through the site plan and
compliance with performance standards.
Direction
Land Use Plan
Zoning Map
Existing Use
North
Rural Residential
R -C District
Single Family
East
LD Residential
R-3 District
Single Family
South
Rural Residential
R -C District
Vintage Golf clubhouse/maintenance
West
Rural Residential
R -C District
Golf course/open space
Building Design. The principal building is oriented and the floor plan designed so that eight of
the 12 units faces west with a view of the golf course. The four dwelling units on the second
floor above the garages face east overlooking the parking lot. The developer has provided a
revised exterior elevation of the proposed principal building. No plans have been provided for
the detached garage structure shown on the concept plan, which will be required to be
submitted with a development stage plan. No exterior materials are identified on the building
elevations. The proposed building should be designed with an appearance and use high-quality
materials consistent with a residential use and compatible with surrounding buildings. The R -C
District allows principal buildings to be constructed to a height of 2.5 stories or 45 feet. The
proposed building has been revised to be two stories in height, within the allowances of the R -C
District and consistent with surrounding single story buildings for Vintage Golf and the adjacent
single family homes.
Landscaping. No landscaping is illustrated on the submitted concept plan other than two trees
at the center of the parking area. Section 20-19-23 requires installation of landscaping within
subject site as part of a development stage plan. Specific attention should be given to
developing a landscape plan that provides a substantial year-round screening and buffer for the
single family homes to the north and east of the subject site. Landscaping should also be
provided to separate the Vintage Golf Course facilities from the subject site visually and screen
the maintenance area.
Lot Requirements. The R -C District requires a minimum lot area of one acre, which is the area
of the subject site. The R -C District requires all lots have a minimum width of 100 feet
measured at the front setback line from public streets The subject site does not have 100 feet
of frontage to a public street as approved under the Vintage Golf Course PUD -CUP making this
requirement not applicable. Also, based on the lack of a defined front lot line, the standard
front, side and rear yard setbacks for the subject site cannot be applied to the subject site. The
principal building is setback 43 feet from the nearest residential property line to the north, and
the closest residential property line to detached garages is the east property line where a 30 -
foot setback has been provided on the concept plan. The setbacks shown on the are intended
to maximize the separation of the proposed buildings from the single family homes to the north
and east:
0
R -C District Setbacks
Yard
Min. Setback
Front
35ft.
Side
15ft.
Rear
50ft.
Access. The concept plan indicates that access to the subject site is to be provided from CSAH
39 through the Vintage Golf Course parking lot. The developer must provide documentation of
the existing ingress/egress easement over Lot 1, Block 1 Vintage Golf allowing access to CSAH
39 across the parking lot as part of a development stage plan. The shared access through the
Vintage Golf Course parking lot is consistent with the 1999 approvals for the Vintage Golf
Course plat so that any potential use of Outlot A did not rely on access from adjacent local
residential streets at the northeast corner of the subject site. Access to CSAH 39 will ensure
that potential traffic from the proposed 12 -unit senior housing building does not utilize local
residential streets accessing surrounding single family dwellings.
Off -Street Parking. Section 20-21-9 of the Zoning Ordinance requires senior housing dwellings
to provide one off-street parking stall per unit or a total of 12 stalls for the proposed use. The
concept plan identifies 14 surface parking stalls and 14 garage parking stalls, including eight
attached to the principal building. The parking stalls are required to be 9 -feet by 20 -feet in
dimension accessed by 24 -foot wide drive aisles. The parking area is also required to be
surfaced with asphalt or concrete and surrounded by concrete curb and gutter.
Exterior Lighting. The submitted concept plan does not include exterior lighting. A
development stage application must include a photometric lighting plan indicating the location
of all exterior light fixtures and illustrating the intensity of the lighting upon the site. All
exterior lighting must comply with Section 20-16-6 of the Zoning Ordinance.
Utilities. A development stage application must include utility plans for sanitary sewer and
water service for the proposed facility. Water will need to be provided via an on-site individual
well and the developer will need to demonstrate as part of a development stage application
that adequate service can be provided to the proposed building both for domestic use and fire
suppression. The subject site has access to sanitary sewer service that was extended to the
single family homes on the east side of Grenins Mississippi Hills via a lift station located at the
northwest corner of the subject site. The subject site has been assessed for availability of the
sanitary sewer utilities, but would be subject to sewer connection fees based on the City's
current fee schedule at the time a building permit is issued. All utility issues are subject to
review and approval of the City Engineer.
Grading Plan. No grading plan has been submitted as part of the revised concept plan
application. A grading plan will be required as part of a development stage application to
identify existing and proposed topography of the site, the ground floor elevation of the
proposed buildings relative to known ground water and adjacent streets, and storm water
management. City staff has researched the issue of existing wetlands upon the property
b:
further based on questions raised regarding the previous concept plan. Aerial photographs
dating as long ago as the 1950s indicate possible wetlands within the subject site. City staff
believes that development of Grenins Mississippi Hills and Vintage Golf, as well as regional
hydrology, may have enhanced these possible wetland areas within the subject site. There is
insufficient information at this time to know the extent to which areas of the site are defined as
protected wetlands. A development stage application would be required to include a wetland
delineation report and evaluation of potential wetland impacts based on compliance with the
requirements of the Wetland Conservation Act of 1991 and the Zoning Ordinance. All grading,
drainage, and erosion control issues are subject to review and approval of the City Engineer.
Easements. Section 21-7-15 of the Subdivision Ordinance requires that 10 -foot wide drainage
and utility easements be provided at the perimeter of all platted lots and over wetlands and
storm water basins. The easements may overlay side lot lines abutting other platted lots. Such
easements would be required to be dedicated to the City with a preliminary and final plat. All
drainage and utility easements are subject to review and approval of the City Engineer.
There is an easement along the north line of the subject site providing City access to the lift
station from 97th Street. The City would look to reconfigure access to the lift station from the
parking lot shown on the concept plan. The alternative lift station access will allow for vacation
of most of the existing access easement and the yard between the subject site and single family
home to the north could be restored and landscaped.
Park Dedication. Platting Outlot A for development triggers park dedication requirements
established in Section 20-7-18 of the Subdivision Ordinance. The 2012 Comprehensive Plan
does not identify a need to acquire additional public park land in the area of the subject site.
As such, park and trail dedication requirements would be satisfied as a cash fee in lieu of land at
the time of final plat approval based on the City's current fee schedule.
RECOMMENDATION
The acceptability of a proposed multiple family senior housing use to be developed through
establishment of a PUD District is a policy decision to be made by the Planning Commission.
The proposed use on this revised concept plan remains a substantial change to a more intensive
land use than was discussed in 1999 when the Vintage Golf Course facilities were approved and
developed. The Comprehensive Plan guides that multiple family uses are to be limited to
development in designated urban areas of the City based on the intensity of the land use and
public service needs. Senior housing is typically a much less intense land use, which may
mitigate potential compatibility issues. Comments on the acceptability of the proposed land
use should focus specifically on consistency with the land uses policies of the Comprehensive
Plan, intended land use within the Rural Residential Preserve Area, and compatibility with the
character of surrounding land uses.
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POSSIBLE ACTIONS
A. Motion to provide the developer favorable comment regarding the proposed concept
plan, subject to the following stipulations:
The proposed development requires application for the following approvals:
Rezoning to PUD District.
b. PUD Development Stage Plan
Preliminary and final plat.
Vacation of existing drainage and utility easements.
2. The proposed use shall be limited to senior housing establishment with services
as defined by Minnesota Statutes 144D.01, Subp. 4(1) and registered with the
Minnesota Department of Health.
3. The principal building and accessory buildings shall use exterior materials of
brick, stone, and/or cement or compressed wood fiberboard consistent that of a
residential structure.
4. A landscape plan shall be submitted that provides for an effective year round
screen and buffer along the north and east property lines and complies with
Section 20-19-2.13 of the Zoning Ordinance.
5. The developer shall provide documentation of the ingress/egress easement
across Lot 1, Block 1, Vintage Golf Course.
6. All off street parking areas shall comply with Section 21 of the Zoning Ordinance.
Exterior lighting shall comply with Section 20-16-6 of the Zoning Ordinance.
8. All utility issues are subject to review and approval of the City Engineer; the
developer shall be required to pay sewer connection charges when a building
permit is issued in accordance with the City's fee schedule in effect at that time.
9 All grading, drainage and erosion control issues are subject to review and
approval of the City Engineer.
10. All easements are subject to review and approval of the City Engineer.
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B. Motion to provide comment that the proposed concept plan is not consistent with the
2012 Comprehensive Plan for development within the Rural Residential Preserve.
C. Motion to table.
Lori Johnson, City Administrator
Tami Loff, City Clerk
Andy MacArthur, City Attorney
Ron Wagner, City Engineer
Travis Glanzer
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To Otsego staff
In review of our original submittal with the planning commission and with our consulting with staff we
would like to submit a plan that is more exact and guiding it to what the neighbors and planning
commission with the councils direction would like it to be.
That being said we believe this is a wonderful site for a SR building. We will work closely with local
professionals (Dan Fair Guardian Angles and Cody with Accurate Health Care of Otsego) to provide the
proper design and care that would make this property an asset to our community.
We have addressed some of the concerns that staff and the community have expressed, we have
reduced the building to a two story building, reduced the number of units, eliminated access to the
public street, we will have a substantial landscaped buffer between any of the residential uses and as a
SR building addressed nearly all the other concerns neighbors had of traffic, children , noise, and so on.
Thanks for the consideration.
Chris Bulow
On behalf of Roger and Sue Kremer and Travis Glanzer
2-0,
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