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Council supports concept plan for Kittredge Crossings townhomes, raises transition and access concerns
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Summary
JP Brooks Builders presented a concept plan for roughly 199–203 townhomes in Kittredge Crossings; the planning commission recommended approval 6–0 and the council supported the concept while asking for design transitions and access clarifications.
The City of Otsego City Council voted to support a concept plan for three outlots in the Kittredge Crossings neighborhood after the developer, JP Brooks/JPV Land, presented two layout options and the planning commission recommended the concept 6–0.
Paul Tibone of JPV Land described the proposal as an attached townhome product intended to complete a long-dormant subdivision. Tibone said the developer “believe[s] with an attached product that we can move forward and have some success in the community,” and he described two concept alternatives: a 203-unit option with a private drive and a 199-unit option that eliminated an internal drive and provided direct lot access to Callan Avenue.
Why it matters: The proposals affect existing adjacent homes in Kittredge Crossings and will influence traffic patterns, park access, and the neighborhood’s character. City staff and the planning commission supported the concept with conditions but flagged two main concerns: (1) the need for a softer transition between the proposed, higher-density townhomes and adjacent lower-density twin and single-family homes, and (2) the preferred access configuration for the east side of the plan (staff and the planning commission favored the plan that does not place additional lots with direct drive access on Callan Avenue).
Key details: Dan (identified in the meeting as city planning staff) told the council the concept plan is advisory and that the developer must return for a preliminary plan and public hearing. Staff noted that the concept plans meet subdivision and zoning requirements for lot area and density at the concept level and that access is provided via existing streets constructed with the original development. The developer presented design revisions to address the commission’s concern about rear-loaded units facing Kittredge Parkway; the developer’s updated elevations added dormers, trim, and other elements to “dress up” rear facades and create a more front-porch aesthetic.
Council reaction and conditions: Mayor and councilmembers agreed the west-side transition needs a smoother edge; Councilmember Ryan said he preferred the concept that retained the internal private drive (the plan that staff favored). Council raised sight-line and driveway-safety concerns about two driveways on a curved northern cul-de-sac and asked staff to review the intersection spacing at the preliminary-plan stage. Staff recommended sidewalks on both sides of Callan Avenue and said any internal trail connection through private development would raise maintenance and ownership questions; on-street sidewalks were the preferred public-access solution.
Action taken: Councilmember Ryan moved to support the concept plan for Outlots G and O, Kittredge Crossings, and Outlot A, with the planning commission comments from the Sept. 15 meeting and the staff conditions noted; the motion was seconded by Corey and passed by voice vote.
Next steps: The developer must submit preliminary plans, including detailed engineering, architectural elevations, stormwater and grading plans, and HOA covenants. Staff listed about 15 specific conditions in the planning report the developer must address at preliminary plan submission; the council’s feedback and the planning commission minutes will be attached to the next application package and public hearing materials.
