ITEM 3.2ITEM 3_2
3601 Thurston Avenue N, Suite 100
Anoka, MN 55303
Phone: 763.231 .5840
Facsimile: 763.427.0520
TPCTPC(_&PlanningCo.com
PLANNING REPORT
TO: Otsego Planning Commission
FROM: D. Daniel Licht, AICP
DATE: 13 July 2016
ACTION DATE: 20 August 2016
RE: Otsego — Wildflower Meadows Villas
TPC FILE: 101.01
BACKGROUND
Hedberg Homes Inc. is proposing to develop 26 single family detached townhomes on Outlot A,
Wildflower Meadows, located north of 70th Street (CSAH 37) and west of Quenroe Avenue. The
7.09 acre subject site was preliminary platted by Rottlund Homes as approved by the City
Council on 13 March 2006 for development of 114 attached townhouse dwellings. The
proposed development requires application for approval of a preliminary plat and Planned Unit
Development —Conditional Use Permit (PUD -CUP) for subdivision of detached townhouse lots
and access utilizing existing private driveways. A public hearing to consider the application has
been noticed for the Planning Commission meeting on 18 July 2016.
Exhibits
A. Site location map
B. 2006 Wildflower Meadows preliminary plat
C. Applicant narrative dated 6-21-16
D. Example exterior elevations (3 pages)
E. Development plans dated 6/17/16 (9 sheets)
ANALYSIS
Zoning. The subject site is zoned R-7, High Density Residential District. The R-7 District allows
for twin -homes, townhomes (including detached townhomes), and multiple family uses as
permitted uses. The proposed development of detached townhomes access by private drives
is subject to approval of a PUD -CUP. Consideration of the PUD -CUP application is to be based
upon, but not limited to, the criteria outlined in Section 20-4-2.F of the Zoning Ordinance:
1. The proposed action's consistency with the specific policies and provisions of the Otsego
Comprehensive Plan.
Comment: The subject site is guided by the 2012 Comprehensive Plan for Medium/High
Density Residential and the townhouse development approved with the original
Wildflower Meadows preliminary plat reflects this designation. Changing the unit type
from attached townhomes to detached townhomes (with a significant decrease in
density of 88 dwelling units) has no negative effect on City infrastructure. The proposed
detached townhomes also provide an alternative to traditional single family dwellings
that are currently in high demand in the market reflecting changing demographics.
Development of the proposed detached townhomes will expand housing choices within
Wildflower Meadows and the City overall consistent with the goals of the
Comprehensive Plan.
2. The proposed use's compatibility with present and future land uses of the area.
Comment: The subject site is surrounded by the following existing and planned land
uses:
Direction
Land Use Plan
Zoning Map
Existing Use
North
MD/HD Residential
R-7 District
Townhouse
East
LD/MD Residential
A-1 District
Rural single family
South
MD/HD Residential
A-1 District
Single family
West I
Commercial
C-3 District
Convenience gas
The proposed detached townhouse dwellings are a significant decrease in density from
the townhouses approved for the subject site with the Wildflower Meadows preliminary
plat but remain a transitional land use. The area to the south of the subject site was also
approved for development of townhouse uses but the property reverted to A-1 District
zoning after expiration of said approval and a new single family dwelling accessing
Quenroe Avenue has been constructed. Consideration for additional landscaping must
be given to providing screening of the commercial uses planned and under development
to the west of the subject site.
3. The proposed use's conformity with all performance standards contained within the
Zoning Ordinance and other provisions of the City Code.
2
Comment: The proposed development will comply with the requirements of the
Zoning Ordinance, Subdivision Ordinance, and Engineering Manual. Whereas the City
typically requires detached townhouse uses to be platted in a unit and base lot
configuration, the proposed preliminary plat design allows for greater flexibility in
dwelling unit design and siting within the boundaries and in-place infrastructure.
Conditions are to be included as a condition of the PUD -CUP restricting use of the
individual yards so as to function in effect the same as a base lot development.
4. Traffic generation of the proposed use in relation to capabilities of streets serving the
property.
Comment: The subject site is accessed by CSAH 37 designated as a major collector
street and CSAH 42 designated as a minor arterial street by the 2012 Otsego
Comprehensive Plan and Northeast Wright County Transportation Plan. These
roadways have adequate existing and planned capacity to accommodate the proposed
development, especially in consideration of the reduction in density by 88 dwelling units.
5. The proposed use can be accommodated by existing public services and facilities and
will not overburden the City's service capacity.
Comment: The subject site is located within the East Sewer District designated by the
2012 Comprehensive Plan, where the City anticipates provision of urban services,
including utilities, roadways, and infrastructure, necessary to support urban
development. There is adequate available service capacity to support the proposed
development, especially in consideration of the reduction in density by 88 dwelling units.
Building Plans. The developer has submitted three example building elevation designs for the
proposed townhomes but indicating that each of the homes will be custom designed. Note
that the example house elevations illustrate a walkout building, but all of the building pads
shown on the grading plan are to be slab -on -grade structures. To avoid visual monotony, the
developer will be required to specify a minimum of four color packages for siding, brick/stone
wainscoting, trim, and shutters with no color package used for more than 30 percent of the
exterior finish for the total number of dwelling units. A similar requirement for the exterior of
the Rottlund townhome buildings was required with the original preliminary plat and PUD -CUP
approved in 2006. The brick/stone wainscoting should be extended along the entry side of the
garage and forward facing walls surrounding the exterior door of the buildings. Building floor
plans must also be submitted for review by the Planning Commission indicating gross floor area
and an attached garage with a minimum width of 20 feet and minimum area of 400 square feet.
Landscape Plan. The developer has prepared a landscape plan to illustrate plantings proposed
as part of the development as required by Section 20-19-2.B of the Zoning Ordinance. The
landscape plan provides for overstory trees along the private drives at the front and rear of the
proposed detached townhomes as well as a landscape buffer at the rear of the detached
townhomes within Block 2, which have double frontage to private drives and will screen the
rear of these dwellings from view of the existing townhomes to the north. Our office also
recommends revising the landscape plan to provide for evergreen trees at the northeast corner
and the east line of Outlot A to provide screening of the existing and planned commercial area
to the west. The landscape plan must also add details regarding proposed foundation plantings
for each dwelling unit. The types and quantities of proposed plantings indicated on the
landscape plan are appropriate, but the proposed tree sizes must be increased to a minimum
diameter of 2.0 inches for deciduous trees to comply with Section 20-19-2.B.3 of the Zoning
Ordinance.
Access. The individual detached townhouse dwellings are accessed via private drives
intersecting Quenroe Avenue and 72nd Street. Queens Court and 72nd Court are existing
private drives constructed by Rottlund Homes with the first Wildflower Meadows final plat.
The developer will construct the other private drives shown on the preliminary plat as part of
their development of the subject site. The private drives are to be constructed with a 28 foot
wide section with concrete curb and gutter (same as the City's urban public street section)
within a 30 foot wide outlot. The developer will reconstruct the existing Queens Court section
as well as remove eight guest parking stalls at the rear of Lots 1 and 2, Block 2 as part of the
development. The removal of the eight guest parking stalls will not be an issue given the
reduction in density by 88 dwelling units. Furthermore, 72nd Court will only be accessed from
the north side of the private drive and parking can be easily accommodated along the south
side of the roadway. Construction plans for the proposed private drives are to be subject to
review and approval by the City Engineer.
Lot Requirements. The townhouses approved for development with Wildflower Meadows
required a minimum of 5,000 square feet of lot area per dwelling unit. Detached townhouse
units are typically less dense being more consistent with the minimum lot area requirements
for single family dwellings. Asa redevelopment of Wildflower Meadows, the available
development site for the proposed detached townhouse is defined by the site design, existing
buildings pads and the wetland surrounding them. The preliminary plat provides 8,310 square
feet of net lot area per dwelling unit and 10,219 square feet of gross lot area per dwelling unit
exceeding the single family lot requirements of the R-6 District
The City has required that detached townhome developments be platted in a unit and base lot
configuration with the base lot held in common by a homeowners association. The
arrangement is appropriate for townhouse type uses given the typically greater density and
allows for consistent maintenance of shared property, including yards and private drives. The
proposed preliminary plat provides each dwelling with an individual lot, which the developer
indicates is to allow maximum flexibility in the design of each house. Given the net area of
each individual lot, the limited number of dwelling units, and that this is a redevelopment
project, this approach may be acceptable. To ensure that the development continues to
function as a detached townhouse neighborhood, City staff recommends that the following
provisions be included as conditions of the PUD -CUP, recorded as deed restrictions on each lot,
and incorporated as part of the homeowners association regulations:
11
There shall be no detached accessory buildings located on any lot within the preliminary
plat.
2. There shall be no fences erected on any lot within the preliminary plat.
3. There shall be no outdoor storage of recreational vehicles, equipment, trailers, or other
personal property on any lot within the preliminary plat.
Setbacks. The table below illustrates the setback requirements of the applicable to the
townhouse development of Wildflower Meadows and those proposed for the detached
townhomes:
The proposed setbacks are generally consistent with those approved with the original
Wildflower Meadows PUD -CUP and preliminary plat for townhouse development of the subject
site. City staff recommends that the setbacks between buildings be increased to 14 feet to
maintain separation between buildings for access and visual open space.
Park and Trail Dedication. The parcel of land the City is currently developing as Northwood
Park was dedicated with the preliminary plat and first final plat of Wildflower Meadows in
partial satisfaction of park and trail dedication requirements. The balance of the park
dedication requirements for each phase of Wildflower Meadows, including the subject site, is
to by payment of 41.7 percent of the park and trail dedication fee in lieu of land adopted as
part of the City's fee schedule in effect at the time of final plat approval on a per dwelling unit
basis.
Grading Plan. The developer has submitted grading and drainage plans for the proposed
preliminary plat. Section 20-16-5.F.4.a of the Zoning Ordinance requires establishment of a 20
foot vegetative buffer at the delineated edge of all wetlands. There is an existing wetland
along the west portion of the subject site below the retaining wall. A drainage and utility
easement encompassing the wetland and required wetland buffer was dedicated with the first
Wildflower Meadows final plat. This area is included within Outlot A shown on the preliminary
plat and is not effected by the proposed development. All grading, drainage, and erosion
control plans are subject to review and approval of the City Engineer. There is no storm water
area charge applicable to the preliminary plat.
Quenroe Ave./
Wetland
Pvt.
Interior Side
72nd St.
Drive
Principal
Attached
Min.
Bldg.
Garage
Between
Bldgs.
Required
25ft.
40ft.
23ft.
7ft.
5ft.
15ft.
Proposed
25ft.
40ft.
25ft.
7ft.
5ft.
12ft.
The proposed setbacks are generally consistent with those approved with the original
Wildflower Meadows PUD -CUP and preliminary plat for townhouse development of the subject
site. City staff recommends that the setbacks between buildings be increased to 14 feet to
maintain separation between buildings for access and visual open space.
Park and Trail Dedication. The parcel of land the City is currently developing as Northwood
Park was dedicated with the preliminary plat and first final plat of Wildflower Meadows in
partial satisfaction of park and trail dedication requirements. The balance of the park
dedication requirements for each phase of Wildflower Meadows, including the subject site, is
to by payment of 41.7 percent of the park and trail dedication fee in lieu of land adopted as
part of the City's fee schedule in effect at the time of final plat approval on a per dwelling unit
basis.
Grading Plan. The developer has submitted grading and drainage plans for the proposed
preliminary plat. Section 20-16-5.F.4.a of the Zoning Ordinance requires establishment of a 20
foot vegetative buffer at the delineated edge of all wetlands. There is an existing wetland
along the west portion of the subject site below the retaining wall. A drainage and utility
easement encompassing the wetland and required wetland buffer was dedicated with the first
Wildflower Meadows final plat. This area is included within Outlot A shown on the preliminary
plat and is not effected by the proposed development. All grading, drainage, and erosion
control plans are subject to review and approval of the City Engineer. There is no storm water
area charge applicable to the preliminary plat.
Utility Plan. The proposed preliminary plat is to be served by City sanitary sewer and water
utilities. The developer is required to pay utility availability charges for extension of sanitary
sewer and water upon approval of a final plat based on the City fee schedule in effect at that
time. All utility plans are subject to review and approval of the City Engineer.
Easements. The preliminary plat illustrates drainage and utility easements at the perimeter of
each lot as required by Section 21-7-15.A of the Subdivision Ordinance. The drainage and
utility easements have been expanded to encompass storm water pipe at the rear of Lots 5-12,
Block 3 and over storm water basins within Lots 3 and 4, Block 1; Lot 1, Block 2; and Lots 3 and
4, Block 3. Drainage and utility easements must also be dedicated over all of Outlots A, B, and C
as a condition of final plat approval.
Outlots. The preliminary plat includes three outlots summarized below:
Outlot
Purpose
Ownership
A
Wetland/wetland buffer/retaining wall
HOA
B
Private drive
HOA
C
Remnant/driveway easement
HOA
City staff recommends revising the preliminary plat to include the entire retaining wall as well
as the storm water basin at the rear of Lots 3 and 4, Block 2 within Outlot A for long term
ownership and maintenance by a homeowners association.
Homeowners Association. The proposed preliminary plat requires establishment of a
homeowners association to provide for long term ownership of common property including the
retaining wall within Outlot A and private driveways within Outlot B. The homeowners
association documents must address shared ingress/egress over Outlot B with the existing
townhouse dwellings platted with the first Wildflower Meadows final plat. The homeowners
association documents must also include provisions prohibiting outdoor storage of recreational
equipment, detached accessory structures, and all fences.
Final Plat. The developer must submit application for final plat upon approval of a preliminary
plat. Final plat applications are subject to City staff review and approval by the City Council.
The final plat approval includes execution of a development contract to memorialize all of the
conditions of approval and provide for payment of applicable fees.
RECOMMENDATION
The proposed preliminary plat continues the buildout of the Wildflower Meadows
neighborhood with revision of the original development plans. The proposed detached
townhouses respond to current market conditions while being consistent with the City's goals
to provide housing options beyond traditional single family dwellings. Furthermore, these
on
homes will be compatible with the existing and planned uses in the area. Our office
recommends approval of the applications as outlined below.
POSSIBLE MOTIONS
A. Motion to approve a PUD -CUP and preliminary plat for Wildflower Meadows Villas
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.
2. The building plans shall:
a. Specify a minimum of four color packages for siding, brick/stone
wainscoting, trim, and shutters with no color package used for more than
30 percent of the exterior finish for the total number of dwelling units.
b. Extend the brick/stone wainscoting at the front of each structure along
the entry side of the garage and forward facing walls surrounding the
exterior door of the buildings.
C. Provide an attached garage with a minimum width of 20 feet and
minimum area of 400 square feet.
3. The landscape plan shall be revised subject to approval of City staff to:
a. Provide for evergreen trees at the northeast corner and the east line of
Outlot A to provide screening of the existing and planned commercial
area to the west.
b. Add details regarding proposed foundation plantings for each dwelling
unit. T
C. Specify a minimum diameter of 2.0 inches for deciduous trees to comply
with Section 20-19-2.13.3 of the Zoning Ordinance.
4. The following shall be of the PUD -CUP regulating accessory use of the individual
lots to be recorded as deed restrictions on each lot and incorporated as part of
the homeowners association regulations:
a. There shall be no detached accessory buildings located on any lot within
the preliminary plat.
7
b. There shall be no fences erected on any lot within the preliminary plat.
C. There shall be no outdoor storage of recreational vehicles, equipment,
trailers, or other personal property on any lot within the preliminary plat.
5. The following setbacks shall apply to all lots within the preliminary plat:
Quenroe Ave./
Wetland
Pvt.
Interior Side
72nd St.
Drive
principal
Attached
Bldg.
Garage
25ft.
40ft.
25ft.
7ft.
7ft.
Construction plans for proposed private drives shall be subject to review and
approval by the City Engineer.
7. Park and trail dedication requirements shall be satisfied by payment of 41.7
percent of the park and trail dedication fee in lieu of land adopted as part of the
City's fee schedule in effect at the time of final plat approval.
8. All grading, drainage, and erosion control plans shall be subject to review and
approval of the City Engineer.
All utility plans shall be subject to review and approval of the City Engineer.
10 Drainage and utility easements shall be dedicated over all of Outlots A, B, and C
as a condition of final plat approval; all easements shall be subject to review and
approval of the City Engineer.
11. The preliminary plat shall be revised to include the entire retaining wall as well
as the storm water basin at the rear of Lots 3 and 4, Block 2 within Outlot A
12. The developer shall submit documents establishing a homeowners association
with application for final plat approval, subject to review and approval of City
staff.
B. Motion to deny the application based on a finding that the request is inconsistent with
the Comprehensive Plan and does not comply with the requirements of the Zoning
Ordinance, Subdivision Ordinance, or Engineering Manual.
C. Motion to table for further discussion.
Lori Johnson, City Administrator
Tami Loff, City Clerk
Ron Wagner, City Engineer
Andy MacArthur, City Attorney
Joe Blattman, Hedberg Homes Inc.
it1 Z f
NZ
i7rrywo
ywo
P_ _'{,,,4118253000040 F,Q
,-
., �' 118500263100 w
n� U)
M
I,,L
N
118253000'03�OEr 118253000060
s�yyr� W'.011 72ND_ST}NE Y
72ND CT::NE
;118253000010
118289001 ID 1,10
118289000020
® "UPT PNE i
- - 37
,1718500353202;
F
41
1,1.82370309.00 -- 4 — — --
f, � �' SUBJECT SITE
7
,, •� .8.2�880�0009.0
Overview
Legend
Roads
— CSAHCL
— CTYCL
— MUNICL
— PRIVATECL
— TWPCL
Highways
Interstate
— State Hwy
— US Hwy
City/Township Limits
❑ c
❑t
Parcels
- - -
11.827710011010
11828800101.0
9418500351t3�03
1185.00351300
N
461ft,
OF
Overview
Legend
Roads
— CSAHCL
— CTYCL
— MUNICL
— PRIVATECL
— TWPCL
Highways
Interstate
— State Hwy
— US Hwy
City/Township Limits
❑ c
❑t
Parcels
. ........... ..... ......
............ ..
—moi
I
11,
6-21-16
To Planning and City Council Member's
Proposed project: The Villas of Otsego
Scope:
Builder
We are proposing 26 individual slab on grade home sights that was part of Wildflower Meadows
development. With the aging of our population becoming one of the Country's main topics this type of
living is giving homeowner's the ability to have their own home and still enjoy the life style of having a
yard and patio. Over the past couple of years, we have listen to what people are looking for in their
retirement age. The most common things we've heard are larger garages, storage and handicap living.
We are trying to offer them the things that are most important for them. Another item people are
looking for is the freedom from shoveling snow and mowing their yards which will be done by the HOA.
Hedberg Homes Inc. was established in 1985 and has building custom homes ever since. We are not a
large company and try to offer the one on one building experience to the client. Hedberg Homes offers
the latest technology such as viewing their home in 3d before it is ever built and have their project
mange through a cloud based program to help eliminate commutation errors.
Past projects:
10L1
We have successfully done roughly thirty-nine units in the past two to three years in the City of Blaine
following the same development requirements. Our homes are custom designed for every client to
meet their wishes. In the past our prices have ranged from 245k up to 430k just depending upon the
client needs and wants.
Each homeowner owns his/her own lot which is governed by the HOA. The HOA is split off of the
existing HOA for Wildflower Meadows.
Homeowner's will be limited to what they can do in their yards and need approval from the HOA, such
as no fencing, large gardens, over planting of trees or plants. All yards will be maintained by the HOA
including snow removal for walks, drives and road.
Each homeowner needs to provide their own insurance on their home and are not tied into paying for
damage on someone else's property. Homeowner's only need to maintain their home and not worry
about someone else's. HOA with maintain all out lots which includes the roads for the property and
outline in the HOA documents.
4247 117th Ave. Blaine MN 55449 763-242-3067 Lic#1698
hedberghomes@hedberghomes.com Page 1
Architecture of homes
All homes are designed by us with the goal of no two looking the same throughout the development,
but sometimes that can be tough to achieve.
We will offer a style of home with two story's consisting of two bedrooms up and loft options. This style
will look like a one level on the front elevation. One of our popular styles offering clients to have
grandchildren to stay without being in their hair.
We will also offer handicap style homes and design to the need of the client.
Materials used
All homes to have Designer type shingles with a combination on front elevation of vinyl siding and
cultured stone. We really do not have any restrictions on style since we control the design of the home
that puts us as a safe guard to the project. All exterior colors shall be of earth tones.
Storm room
We construct a storm room in all of our homes that backs up to the garage wall which consists of bolting
secured into the concrete floor with steel rods running from the floor up past the wall plates and then
plywood all walls to connect walls together. We know that this is not going to give protection of 100% of
a large storm but we believe it will offer some.
Sale price
Depending upon development costs we are looking at price ranging from 250k and up. Custom design by
the client can raise that pricing
Features in the homes
One of our most popular items that we offer is radiant in floor heating with the gas boiler doubling as
the domestic hot water. It is the most officiant affordable heating system that is on the market and
when the client goes on vacation they not wasting the expense of heating water in the typical type
water heater.
Another popular option is the curb less walk-in shower, no toe tripping curb.
Hedberg Homes Inc. is looking forward to providing a product that we believe will only be growing over the next
ten years as the population becomes older. This type of product gives people the option of not being in a large
three story complex with the freedom of still owning a home of their own.
Respectfully
Jon Blattman
Hedberg Homes Inc
4247 117th Ave. Blaine MN 55449 763-242-3067 Lic#1698
hedberghomes@hedberghomes.com Page 2
0
v
0
U)
4-
0
:i
m
m
0
c o
r C
N
� w c
TSE m
c a co a
C N O O
1o�
O L N O
a � N
T C
N
=oE oju
05.a
N 0 �
T O C N ✓�
� U U y dN
-Z E J5
.J N � O c_
0 E= d m
d = N y O
> N O1L 01!=
=oa= 3
x`O E a
N O w N X
C,O O N L N
O 10 N O 0
0
o c E m9
1-a'Uv Z�
Q` o
y �
z� o
c
room
m �
n wZ4
uN F
Nn
l� y
<h .p
N Tf
tl� v
c p
v
N
w
N C
cam a
U t0 O C
Jill
11`'
N N
E
111 1 i� ,WWWi(`�
o j c
O L
v
CL
E
�E o0
7-9
Jill
11`'
N N C
111 1 i� ,WWWi(`�
axi�vE
O N �
CL
E
�E o0
nC
r
I Gy v
m� °r
-13
n N p
M
t\
V "a
r