Item 4.1 Kittredge Crossings PUD Concept Plan JP Brooks Builders
Request for
City Council Action
DEPARTMENT INFORMATION
ORIGINATING DEPARTMENT REQUESTOR: MEETING DATE:
Planning City Planner Licht 22 September 2025
PRESENTER(s) REVIEWED BY: ITEM #:
City Planner Licht City Administrator/Finance Director Flaherty
City Engineer Wagner
4.1 – JP Brooks PUD Concept Plan
STRATEGIC VISION
MEETS: THE CITY OF OTSEGO:
Is a strong organization that is committed to leading the community through innovative communication.
X Has proactively expanded infrastructure to responsibly provide core services.
Is committed to delivery of quality emergency service responsive to community needs and expectations in a
cost-effective manner.
X Is a social community with diverse housing, service options, and employment opportunities.
Is a distinctive, connected community known for its beauty and natural surroundings.
AGENDA ITEM DETAILS
RECOMMENDATION:
City staff recommends the City Council support a PUD Concept Plan.
ARE YOU SEEKING APPROVAL OF A CONTRACT? IS A PUBLIC HEARING REQUIRED?
No Yes, was held by Planning Commission 15 September 2025
BACKGROUND/JUSTIFICATION:
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 of 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 PUD 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 was held by the
Planning Commission at their meeting on 15 September 2025 at 7:00PM. Mr. Paul Tabone of JP Brooks was present,
agreed with the report by City staff, and provided a presentation both on the PUD Concept Plan and on JP Brooks.
The public hearing was attended by several residents of the existing dwellings in Kittredge Crossings and Windsong who
asked questions and raised concerns about the proposed development. The majority of these issues were addressed by
City staff. Draft minutes of the Planning Commission meeting have been included with the Request for Council Action for
reference. The public hearing was closed.
The Planning Commission discussed several items regarding the proposed PUD Concept Plan. These included traffic and
driveways onto Kalland Avenue and 71st Street as well as the architectural design of the buildings, primarily those that
face Kittredge Parkway or are directly adjacent to homes completed by Otsego’s Finest Homes, LLC or Centra Homes.
This discussion is also summarized in the draft minutes of the Planning Commission meeting. City staff and the developer
have discussed how they may address these comments as part of a future PUD Development Stage Plan application.
Following discussion, the Planning Commission voted 6-0 to support the PUD Concept Plan.
SUPPORTING DOCUMENTS ATTACHED:
• Planning Report dated 3 September 2025
• Planning Commission September 15, 2025 draft meeting minutes
POSSIBLE MOTION
PLEASE WORD MOTION AS YOU WOULD LIKE IT TO APPEAR IN THE MINUTES:
Motion to support the PUD Concept Plan for Outlots G and O, Kittredge Crossings and Outlot A, Villas of Kittredge
Crossings, subject to the comments of the Planning Commission from their meeting on 15 September 2025 and those
outlined in the Planning Report dated 3 September 2025 as presented
BUDGET INFORMATION
FUNDING: BUDGETED:
Fund 701 – Development Escrow
N/A
3601 Thurston Avenue
Anoka, MN 55303
763.231.5840
TPC@PlanningCo.com
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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.
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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.
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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.
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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:
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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
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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.
OTSEGO PLANNING COMMISSION MEETING
OTSEGO PRAIRIE CENTER
September 15, 2025
7:00 PM
Call to Order:
Chair Alan Offerman called the meeting to order at 7:00 p.m.
Roll Call: Chair Alan Offerman, Vice Chair Aaron Stritesky, Commissioners, Charles Foster, Laurie
Jones, Tracy Kincanon, and Jill Metzger
Absent: Commissioner Vern Heidner
Also Present: Councilmember Dunlap, Councilmember Lund and Mayor Stockamp
Staff: City Planner Daniel Licht and Deputy Clerk Katie Kalland
1. Announcements
City Planner Licht noted that all written comments received prior to the meeting will be part of
the public record.
2. Consider the Following Minutes
2.1 August 18, 2025, Planning Commission Meeting
Commissioner Metzger motioned to approve August 18, 2025, minutes as written.
Commissioner Kincanon seconded. All in favor. Motion carried 6-0.
3. Public Hearing Item
3.1 Kittredge Crossings; PUD Concept Plan
City Planner Licht gave the planning report.
Paul Tabone with JP Brooks Builders, 13700 Reimer Avennue, Maple Grove, applicant, was
present and agreed with the planning report. Mr. Tabone gave a brief overview of the plans for
the site and the history of JP Brooks Builders.
Chair Offerman opened the public hearing at 7:15 p.m.
Kimberly Johnson, 7329 Kalland Circle NE, voiced concern for the potential traffic on Kalland
Avenue and asked that there be a trail through the site connecting the townhouses to the north
to the City park.
James Aryes, 10552 74th Lane NE, voiced concern with the wetlands in the area. Mr. Aryes also
voiced concern with the size of the driveways in the neighborhood.
Peggy Lauseng, 7323 Kalland Circle NE, asked about the walking paths.
MINUTES OF OTSEGO PLANNING COMMISSION
September 15, 2025
Page 2 of 4
Warren Roleck, 10635 74th Lane NE, voiced concern about the traffic on 70th Street.
Christine Anderson, 7376 Kalland Circle, voiced concern with the wetlands in the area and
questions if the land is buildable. Ms. Anderson also voiced concern with parking in the
neighborhood.
Chair Offerman closed the public hearing at 7:27 p.m.
City Planner Licht noted 70th Street is a designated arterial roadway that is shared by the City of
Otsego and the City of Albertville that was recently improved by MNDOT to accommodate
traffic which has sufficient capacity for the development in the area.
Mr. Licht explained that soil borings are required as a part of the development application to
ensure the land is adequate for building.
Mr. Licht said that the proposed development does not affect the existing private driveway to
the north outside of the subject property.
Mr. Licht said that the developer could construct an internal trail to the City park, but that this
would not be owned or maintained by the City.
Vice Chair Stritesky commented on the six current single-family homes and would like to see a
transition with the new builds.
Chair Offerman preferred the concept plan option with limited driveways on to Kalland Avenue.
Chair Offerman also agreed with Commissioner Stritesky regarding the need to transition
between the proposed townhomes and existing single family dwellings. Chair Offerman also
said that the architecture of the elevations facing Kittredge Crossings need s to be enhanced to
provide more of a “front” appearance similar to the two existing buildings.
Commissioner Metzger voiced concern about driveways on 71st Street and asked if the parking
would be adequate. City Planner Licht stated 71st Street is a significantly wider street which will
be suitable.
Vice Chair Stritesky motioned to recommend support for a PUD Concept Plan for JP Brooks
Builders subject to the 15 conditions listed on the September 3 planning report .
Seconded by Commissioner Jones. All in favor. Motion carried 6-0.
3.2 Stillwild; Zoning Map amendment; Conditional Use Permit; Preliminary and Final Plat
City Planner Licht gave the planning report.
MINUTES OF OTSEGO PLANNING COMMISSION
September 15, 2025
Page 3 of 4
Thomas Smith, 9373 Kagan Circle NE, applicant, was present and agreed with the planning
report.
Chair Offerman opened the public hearing at 7:49 p.m.
Dave Schaub, 9320 Kahler Avenue NE, asked how the street extension would be funded. Mr.
Schab also asked if any grading would be happening on his property.
City Planner Licht stated the street extension would be paid for by the developer and that all
grading would be within the subject property.
Ken Souer, 9229 Kahler Avenue NE, asked about future development for more homes.
Mr. Licht said utility extension would be at least 20 years in the future.
Chair Offerman closed the public hearing at 7:52 p.m.
Commissioner Jones asked how the individual lots will be accessed.
City Planner Licht stated private driveways will be constructed off the cul-de-sac end of Kahler
Avenue.
Vice Chair Stritesky motioned to recommend approval of a Zoning Map amendment,
Conditional Use Permit, and Preliminary Plat for Stillwild, subject to the 9 conditions listed on
the August 27 planning report. Seconded by Commissioner Foster. All in favor. Motion carried
6-0.
3.3 Queen Ave Otsego Industrial; Preliminary and Final Plat
City Planner Licht gave the planning report.
David Gladwin, 12468 Hassan Court, Rogers, applicant, was present and agreed with the
planning report.
Chair Offerman opened the public hearing at 7:58 p.m.
No one from the public spoke.
Chair Offerman closed the public hearing at 7:59 p.m.
Commissioner Foster asked if this will be a multi-tenant building.
Mr. Gladwin stated this will initially be for two tenants, including his own business.
MINUTES OF OTSEGO PLANNING COMMISSION
September 15, 2025
Page 4 of 4
Vice Chair Stritesky motioned to recommend approval of a Zoning Map amendment,
preliminary plat and final plat for Queens Ave Otsego subject to the 10 conditions listed on
the August 28 planning report. Seconded by Commissioner Kincanon. All in favor. Motion
carried 6-0.
4. Updates
4.1 Updates on City Council actions
Councilmember Dunlap updated the Planning Commission on recent City Council actions.
4.2 Updates on future Planning Commission Items
City Planner Licht updated the Planning Commission on upcoming planning items.
6. Adjourn
Commissioner Metzger motioned to adjourn. Seconded by Commissioner Jones. All in favor.
Motion carried 6-0.
Adjourned at 8:03 p.m.
Respectfully submitted by Katie Kalland, Deputy Clerk