ITEM 3.2ITEM 3_2
TPC3601 Thurston Avenue N, Suite 100
Anoka, MN 55303
Phone: 763.231 .5840
Facsimile: 763.427.0520
TPQ@PIanningCoxorn
PLANNING REPORT
TO: Otsego Planning Commission
FROM: D. Daniel Licht, AICP
RE: Otsego — Boulder Creek; M/I Homes PUD -CUP amendment
REPORT DATE: 2 June 2017
ACTION DATE: 16 June 2017
TPC FILE: 101.02
BACKGROUND
Mattamy Homes received preliminary plat approval for Boulder Creek on 14 July 2014 for
development of 360 single family lots. The preliminary plat approval included a PUD -CUP
allowing for specific lot requirements within the development, including 137 lots with a
minimum width of 55 feet. Mattamy Homes has announced their intention to leave the
Minnesota market and is selling the finished lots within Boulder Creek, Boulder Creek 2nd
Addition, Boulder Creek 3rd Addition, and future final plat of Boulder Creek 4th Addition to M/I
Homes (which acquired Hans Hagen Homes) and CalAtlantic Homes.
M/I Homes is acquiring the 55 foot and 75 foot lots within Boulder Creek. M/I Homes has
submitted an application to designate all of the 55 foot wide lots as detached townhomes with
association provided yard maintenance. However, after meeting with existing residents of
Boulder Creek and the Boulder Creek Homeowners' Association, M/I Homes has amended their
application so as only to apply to 31 of the 55 foot wide lots that within Boulder Creek 3rd
Addition and one lot that will be final platted with Boulder Creek 4th Addition. A public hearing
to consider a PUD -CUP amendment for certain 55 foot wide lots within Boulder Creek has been
noticed for the Planning Commission meeting on 5 June 2017.
Exhibits:
• Preliminary Plat Lot Designation Map
ANALYSIS
PUD -CUP. M/1 Homes is proposing to market the 32 lots within Boulder Creek 3`d Addition and
future 4t" Addition as detached townhouses with homeowner association maintained lawn and
sidewalk. Consideration of the PUD -CUP amendment designating these lots as detached
townhomes is to be evaluated based upon, but not limited to, the criteria outlined in 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 Comprehensive Plan guides the subject site for low-to-medium density
residential uses. Detached townhouse dwellings expand housing choice within the City
providing options for those seeking lower individual maintenance requirements but with
the separation of a single family dwelling. Detached townhomes have been found to be
a desirable use within areas guided for low or low-to-medium density residential land
uses that to expand lifecycle options and as an alternative to traditional single family
dwellings consistent with the following policies:
• Encourage housing styles and development techniques that conserve land
and increase efficiency provided that guided densities are not exceeded.
• Establish single family dwellings as the primary type of housing
maintained and developed within the community through designation of
a variety of single family lot sizes to create potential for added diversity in
the housing supply and create housing opportunities for all segments of
the population.
2. The proposed use's compatibility with present and future land uses of the area.
Comment: The preliminary plat and PUD -CUP for Boulder Creek designated the
number and location of 55 foot wide lots integrated within the overall development.
Detached townhouses are effectively single family dwellings and the change in status of
these specific lots being acquired and built upon by M/1 Homes within Boulder Creek 3rd
Addition and future 4th Addition will not alter the character of the neighborhood as they
will comply with the same lot requirements that applied to the previous builder.
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 detached townhomes will comply with all performance
standards of the Zoning Ordinance and conditions of the PUD -CUP.
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4. Traffic generation of the proposed use in relation to capabilities of streets serving the
property.
Comment: The proposed PUD -CUP will not alter the number of proposed dwelling units
within the preliminary plat and thus will not result in an increase in traffic beyond that
planned for with the approval of the preliminary plat.
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 PUD -CUP will not have any effect on the City's service capacity
as the number of dwelling units is unchanged from that approved with the preliminary
plat.
House Plans. The approval of the Boulder Creek preliminary plat and PUD -CUP does not
incorporate specific house designs or unique architectural standards applicable to development
of the lots in Boulder Creek. The only difference between the Zoning Ordinance requirements
from a construction standpoint for a single family dwelling and a detached townhome is in
minimum garage area. An attached garage for a single family dwelling must have a minimum
area of 480 square feet, whereas an attached garage for a detached townhouse must have a
minimum area of 440 square feet. City staff has requested that M/1 submit representative
plans for the homes to be built on these lots for consideration by the Planning Commission.
Landscape Plan. M/1 Homes must provide a template landscape plan for the detached
townhome lots that includes a minimum of two shade trees and foundation plantings to be
installed as each dwelling is constructed.
Homeowners Association. M/1 Homes must submit documents to establish the homeowners
association for these proposed detached townhome lots as either separate from or underneath
the umbrella of the existing homeowners association for Boulder Creek to provide for at least
lawn and snow maintenance of these lots.
RECOMMENDATION
The proposed designation of the 55 foot wide lots within Boulder Creek 3rd Addition and future
4th Addition as detached townhouse dwellings is consistent with the Comprehensive Plan and
complies with the requirements of the Zoning Ordinance. Our office recommends approval of
the application as outlined below.
POSSIBLE ACTIONS
A. Motion to approve a PUD -CUP for M/I Homes designating lots within Boulder Creek 3rd
Addition and future 4th Addition as detached townhomes. subject to the following
conditions:
M/I Homes shall submit homeowners association documents for the designated
detached townhome lots within Boulder Creek 3rd Addition and future 4th
Addition to provide for at least lawn and snow maintenance of these lots,
subject to review and approval of City staff.
2. M/I Homes shall submit a template landscape plan for the detached townhome
lots that includes a minimum of two shade trees and foundation plantings to be
installed as each dwelling is constructed, subject to review and approval of the
Zoning Administrator.
B. Motion to deny the request based on a finding that the application is not consistent
with the policies of the Comprehensive Plan, requirements of the Zoning Ordinance, and
provisions of the Boulder Creek preliminary plat and PUD -CUP.
C. Motion to table.
C. Adam Flaherty, City Administrator/Finance Director
Tami Loff, City Clerk
Andy MacArthur, City Attorney
Ron Wagner, City Engineer
John Rask, M/I Homes
Wayne Soojian, W/I Homes
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