ITEM 3.1TPC3609 Thurston Avenue N, Suite 900
Anoka, MN 55303
Phone: 763, 23'1.5840
Facsimile: 763.427.0520
TPC0,t,PlanningCo.corn
PLANNING REPORT
TO: Otsego Planning Commission
FROM: D. Daniel Licht, AICP
RE: Otsego — Windsong II
REPORT DATE: 3 June 2016
ACTION DATE: 2 July 2016
TPC FILE: 101.02
BACKGROUND
Windsong II, LLC has submitted plans for development of detached townhomes on 70.53 acres
located west of Kittredge Crossings. The subject site is part of the PUD, Planned Unit
Development District for Kittredge Crossings approved by the City Council on 12 May 2003.
Consideration of the proposed development involves application for a PUD Development Stage
Plan and preliminary plat. A public hearing to consider these applications has been noticed for
the Planning Commission meeting on 6 June 2016 at 7:00 PM.
Exhibits:
A. Site Location
B. Building elevation
C. Building floor plan
D. Windsong II Development Plans dated 05/02/2016 (13 sheets)
E. Landscape Plan dated 5-25-2016 (2 sheets)
F. Alterative Site Plan
ANALYSIS
Zoning. The Kittredge Crossings PUD District established that each phase of Kittredge Crossings
was to be processed by separate PUD Development Stage Plan and preliminary plat applications
with land uses subject to the most similar conventional zoning district. Single family and
detached townhouse uses are governed by the provisions applicable to development within the
R-6, Medium Density Residential District. The proposed detached townhouse dwelling units
are a permitted use within the PUD District. Consideration of the PUD Development Stage Plan
is to be evaluated based upon, but not limited to, the criteria outlined in Section 20-3-2.F of the
Zoning Ordinance:
I. The proposed action's consistency with the specific policies and provisions of the Otsego
Comprehensive Plan.
Comment: The Comprehensive Plan guides the subject site for low density residential
uses. Detached townhomes are an acceptable use within this land use category that
serves to expand housing choice within the City beyond traditional single family
dwellings to provide life cycle housing options consistent with the goals of the
Comprehensive Plan. The proposed development of the subject site with detached
townhouse dwellings is also responsive to the natural environmental characteristics of
the parcel, which has significant wetland areas (and potential wetland areas) that would
severely constrain development of traditional single family lots.
2. The proposed use's compatibility with present and future land uses of the area.
Comment: The table below summarizes the existing and planned land uses
surrounding the subject site. The proposed detached townhouses will be compatible
with the adjacent existing detached townhomes and single family homes. The area to
the west is likely to continue with at least some residential land use based on future
street extensions and will serve as a land use transition area for planned office and
industrial land uses.
Direction
Land Use Plan
Zoning
Existing Use
North
Industrial
A-1 District
Agriculture
East
LD Residential
PUD District
Detached townhome
Single family
Row townhome
South
Office
PUD District
Wetlands
Undeveloped
West
Office
PUD District
Undeveloped
3. The proposed use's conformity with all performance standards contained within the
Zoning Ordinance and other provisions of the City Code.
Comment: The proposed use will comply with the requirements of the Zoning
Ordinance, Subdivision Ordinance, and performance standards established as part of the
PUD Development Stage Plan.
2
4. Traffic generation of the proposed use in relation to capabilities of streets serving the
property.
Comment: The primary access to the subject site will be from 70th Street via Kittredge
Parkway. The Transportation Plan designates 70th Street as a minor arterial roadway
planned as a future extension of CSAH 38 west of CSAH 19 crossing over 1-94 and
intersecting CSAH 37. As a minor arterial roadway, 70th Street has adequate existing and
planned capacity to accommodate traffic generated by the proposed development.
5. The proposed use can be accommodated by existing public services and facilities and will
not overburden the City's service capacity.
Comment: The proposed development is located within the West Sewer District and
adequate utility and other public service infrastructure exists to serve the proposed land
uses.
Building Plan. Atypical building plan has been submitted for the proposed detached
townhouse dwellings The proposed buildings are single story structures with no basement and
approximately 1,700 square feet in area with two bedrooms and two baths. The building floor
plan illustrates a 24 foot x 26 foot garage with space for two vehicles and additional storage.
Exterior materials are not specified by the drawing indicates varied materials, likely including
brick or stone on the base of the front fagade, and architectural details and a front porch entry.
Landscape Plan. The submitted plans include a landscape plan. The landscape plan includes
planting shade trees along the rights-of-way, within rear yards internal to the development and
at the front foundation of each dwelling unit. The landscape plan should be revised to add
additional trees along the north and east plat lines, including some evergreen plantings to
provide screening, where feasible based on the grading plan. The landscape plan must also be
revised to allow for City access to Outlot A between Lots 10 and 11, Block 2 on the preliminary
plat (and Lots 8 and 9 on the alternative site plan). The proposed plant types shown on the
landscape plan are appropriate and the sizes comply with the requirements of Section 20-19-
2.6.3 of the Zoning Ordinance.
Lot Requirements. The proposed preliminary plat includes 54 detached townhouse dwellings.
The developer has provided an alternative site plan based on a final wetland report indicating
that the wetlands in Outlot A and Outlot B may be determined to be incidental wetlands that
are not subject to protection. The alternative site plan would fill these areas to allow for
development of up to 59 detached townhouse dwellings. Detached townhouse uses are
required to provide a minimum of 5,000 square feet per dwelling unit. The area of the subject
site including the unit lots, base lots, and Outlots A -D provides 10, 157 square feet per dwelling
unit. The net area for the dwelling units provided by the preliminary plat is 4,393 square feet
per dwelling unit, which is acceptable for a detached townhouse development given the
wetland areas shown on the preliminary plat for the unit and base lots. Lot area information is
not shown for the alternative site plan, but assuming the wetlands within Outlots A and B are
3
allowed to be impacted, the alternative site plan should provide a minimum of 5,000 net square
feet per dwelling unit.
Setbacks. The table below illustrates the setback requirements of the R-6 District and
Kittredge Crossings PUD District:
Local or Between
Minor Side Rear Bldgs. on Wetland
Collector Street Base Lot
Required 35 ft.- 10 ft. 20 ft. 20 ft. 40 ft.
Proposed 30 ft. 10ft. 20 ft. 15 ft. 20ft.
The proposed preliminary plat utilizes setback requirements consistent with those required for
development of detached townhouses within the R-5 and R-6 Districts in other subdivisions,
including a 30 -foot front yard setback and 15 feet between buildings. Due to the
environmental constraints of the subject site, the front yard setback for Lots 9-11, 14, and 22-
29, Block 2 and Lot 10, Block 3 would be 25 feet to the right-of-way line (with a 16 -foot
boulevard without sidewalk). If the wetlands within Outlot A and B as shown on the
preliminary plat are found to be incidental and may be impacted, we recommend that the
alternative site plan be revised such that all of the dwelling units within Block 2 provide a
minimum front setback of 30 feet.
The proposed preliminary plat includes encroachment into the typical 40 -foot principal building
setback from the delineated edge of a wetland. This issue may be addressed to a large extent
if the wetlands within Outlots A and B are found to be incidental and may be impacted by the
development as the setback requirement would no longer apply. The intent of the wetland
setback is to maintain usable yard area between the principal dwelling for active open space.
Provision of usable yard space is less of a consideration for a detached townhouse development
as all of the open space is held in common by a homeowners association and restricted in terms
of construction of buildings or other uses. The proposed flexibility to reduce the wetland
setback is appropriate for a detached townhouse development and responsive to the
environmental conditions of the subject site and extension of streets based on the existing
pattern of development to the east.
Streets. The proposed preliminary plat includes extension of Kittredge Parkway from its
current terminus at the east plat line through the subject site to the west plat line. Kittredge
Parkway is a minor collector street with an 80 -foot right-of-way and 46 foot wide section. A
five-foot wide concrete sidewalk is to be provided on the north side of the roadway. As a
minor collector street, direct access to the roadway by the proposed detached townhouse
dwelling units is permitted.
The northern portion of the subject site will be accessed by extension of 74th Street at the east
plat line through to the west plat line and Kahl Circle as a cul-de-sac street extending south of
4
the roadway. These streets are designed as local streets with a 60 foot right-of-way and 28
foot wide street section. A sidewalk is provided on the north side of 74th Street. Section 21-7-
6 of the Subdivision Ordinance limits platting of cul-de-sac streets except where necessitated by
environmental conditions and limits their length to not more than 500 feet. The proposed cul-
de-sac has a length of 437 feet and includes a turnaround at the terminus end with a 60 foot
radii. The design of 74th Street and Kahl Circle comply with the requirements of the Subdivision
Ordinance and Engineering Manual.
Park and Trail Dedication. The 2012 Future Parks and Trails Plan does not identify acquisition
of additional land for public parks or trails within the area of the subject site. The subject site
was also not part of the initial Kittredge Crossings preliminary plat that included dedication of
land for Kittredge Park located to the east of the subject site. As such, the park dedication
requirements of Section 20-7-18 of the Subdivision Ordinance will be satisfied as a cash fee in
lieu of land for each dwelling unit based on the fee schedule in effect at the time of final plat
approval.
Signs. The submitted plans do not include any subdivision identification signs. Construction of
any sign identifying the proposed development is subject to the requirements of Section 37 of
the Zoning Ordinance. A sign permit must be approved before any construction of a sign
begins.
Grading Plan. The developer has submitted a grading plan for the proposed detached
townhouse dwellings, which is subject to review and approval of the City Engineer. The subject
site is within the Otsego Creek watershed and the City has established a storm water impact fee
for development within this watershed. The developer will be required to pay the storm water
impact fee based on the fee schedule in effect at the time of final plat approval.
The submitted application includes a wetland delineation report to identify and define the
extent of protected wetlands within the subject site. The wetland delineation report indicates
that the wetlands shown on the submitted plans within Outlot A and Outlot B may be incidental
wetlands created by construction activity that are not subject to protection. A determination
as to whether these areas may be impacted to allow for the development of the alternative site
plan with 59 detached townhouse dwellings is subject to review by a Technical Evaluation Panel
that includes the City, Wright County, and State agencies.
Section 20-16-5.E.4 of the Zoning Ordinance requires that any delineated wetlands be provided
with a 20 foot vegetated buffer. The preliminary plat proposes that the vegetative buffer be
averaged at the perimeter of the wetlands but not less than 10 feet wide. The preliminary plat
indicates that the required wetland buffer area is 48,133 square feet whereas the averaged
wetland buffer as proposed is 58,090 square feet. The proposed averaging of the wetland
buffer is appropriate for areas adjacent to detached townhouse development and functional to
ensure the intended protection of the wetlands.
E
Utility Plan. The developer has submitted a utility plan for extension of sanitary sewer and
water utilities to serve the proposed detached townhouse dwellings. The developer will be
required to pay utility availability charges for each detached townhouse dwelling unit based on
the current fee schedule in effect at the time of final plat approval. The developer is also
required to pay utility connection charges for each detached townhouse dwelling unit based on
the current fee schedule in effect at the time a building permit is issued. All utility plans are
subject to review and approval of the City Engineer.
Easements. Section 21-7-15 of the Subdivision Ordinance requires establishment of drainage
and utility easements at the perimeter of all lots and over all wetlands, wetland buffers, and
storm water basins. The preliminary plat must be revised to dedicate drainage and utility
easements over all of Lot 12, Block 1; Lot 30, Block 2; and Lot 12, Block 3 as the common open
space between the detached townhouse uses that will be owned by a homeowners association.
outlots. The preliminary plat includes five outlots. The table below summarizes the intended
purpose of each outlot and its intended ownership:
Outlot
Function
Ownership
A, B
Wetland/storm water basin
Deed to City
C, D
Wetland/wetland buffer
Deed to City
E
Future phase
Retain by owner
Lot 12, Block 1; Lot 30, Block 2; and Lot 12, Block 3 is the common open space between the
detached townhouse uses that will be owned by a homeowners association. As these areas
are not eligible for further development or appropriate for the location of additional structures,
the preliminary plat is to be revised to designate these parcels as outlots.
RECOMMENDATION
The proposed development of Windsong II is consistent with the policies of the Comprehensive
Plan and requirements of the Kittredge Crossings PUD District, Zoning Ordinance, and
Subdivision Ordinance. Our office recommends approval of the applications as outlined below.
POSSIBLE ACTIONS
A. Motion to recommend City Council approval of a PUD Development Stage Plan and
preliminary plat for Windsong II subject to the following conditions:
1. Approval of the preliminary plat shall not guarantee access to sanitary sewer service.
The City shall only allocate sanitary sewer capacity to approved final plats with signed
development contracts to assure the City of timely development.
0
2. The landscape plan shall be revised subject to review and approval of City staff
to:
a. To add additional trees along the north and east plat lines where feasible
based on the grading plan.
b. Allow for City access to Outlot A between Lots 10 and 11, Block 2 on the
preliminary plat (and Lots 8 and 9 on the alternative site plan).
3. The setbacks applicable to the subject site shall be as shown below except as
identified on the approved PUD Development Stage Plan:
Local or
Between
Minor
Side
Rear
Bldgs. on
Wetland
Collector Street
Base Lot
30 ft.
10ft.
20 ft.
15 ft.
20ft.
4. The alternative site plan shall be revised to
Provide a minimum of 5,000 net square feet per dwelling unit.
b. Maintain a minimum 30 -foot front yard setback for all of the dwelling
units within Block 2.
All streets are subject to review and approval of the City Engineer.
Park and trail dedication requirements shall be satisfied as a cash fee in lieu of
land for each dwelling unit based on the fee schedule in effect at the time of
final plat approval.
7. All signs shall comply with Section 37 of the Zoning Ordinance and require a sign
permit approved by the Zoning Administrator prior to construction.
8. The developer shall pay a storm water impact fee at the time of final plat
approval; all grading, drainage, erosion control, and wetland issues are subject to
review and approval of the City Engineer.
9. The developer shall pay utility availability and connection charges as required by
Chapter 6, Section 1 of the City Code; all utility issues are subject to review and
approval of the City Engineer.
11
10. The preliminary plat shall be revised to dedicated drainage and utility easements
over all of Lot 12, Block 1; Lot 30, Block 2; and Lot 12, Block 3 and designate
these lots as outlots.
11. Outlots A, B, C, and D shall be deeded to the City at the time of final plat
approval.
B. Motion to deny the request based on a finding that the application is not consistent
with the Comprehensive Plan and does not comply with the requirements of the Zoning
Ordinance or Subdivision Ordinance.
C. Motion to table.
Lori Johnson, City Administrator
Tami Loff, City Clerk
Andy MacArthur, City Attorney
Ron Wagner, City Engineer
Tim Flynn, Windsong II, LLC
Charles Alcon, Windsong II, LLC
Marty Campion, Campion Engineering Services, Inc.
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