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HomeMy WebLinkAbout2012-11-26 PACKET 07.1.STAFF REPORT CASE: C12 -032 ITEM: 7.1 PLANNING COMMISSION MEETING DATE: 11/26/12 APPLICATION APPLICANT: Newland Communities REQUEST: Residential development concept plan for approximately 93 lots for detached single - family homes on 39.5 acres of land. SITE DATA LOCATION: Approximately a third of mile east of Jamaica Avenue and north of 70th Street ZONING: AG -2, Agricultural District CONTIGUOUS LAND USE: NORTH: Agricultural EAST: Agricultural SOUTH: Residential WEST: Agricultural SIZE: 39.5 acres DENSITY: Proposed 2.35 to 2.6 dwelling units per acre RECOMMENDATION Review. COTTAGE GROVE PLANNING DIVISION Planning Staff Contact: John McCool, Senior Planner, 651 - 458 -2874 or imccool(cD-cottage- g rove. org GACITYFILES\12 CITYFILES \032C Newland Concept Plan \C12 -032 Newland Concept Plan SR cover 11- 26- 12.docx Planning Staff Report Newland Communities Concept Plan November 26, 2012 Proposal Newland Communities has submitted a concept plan for a residential development in the Upper Ravine area of the East Ravine. The concept plan proposes the platting of 93 lots for detached single - family homes on approximately 39.5 acres of land. The property is located north of 70th Street (CSAH 22) and approximately one -third of a mile east of Jamaica Avenue. The developer will apply in the future for rezoning, preliminary plat, final plat, and final planned development overlay plan once the City has provided feedback on the overall concept plan. A copy of Newland Communities' concept plan is attached. 4 Newland Communities imily Residential Development Concept Plan November 2012 .15 loon 0170 Wo 9BM eelo "s C 101 7 � 1111 > 7tA Location Map Planned Development Overlay (PDO) Plan Procedure The Planned Development Overlay District (PDO) is a tool that will permit and encourage flexibil- ity of site planning with appropriate safeguards and controls. The PDO does not repeal the underlying zoning classification(s) of property, but provides some variation to the underlying re- quirements only if the result of the variation is equal or superior to the results achieved with the underlying zoning standards. It is the applicant's responsibility to demonstrate that the proposed PDO accomplishes one or more of the following: Planning Staff Report — Newland Communities Concept Plan November 26, 2012 Page 2 of 11 A. Introduce flexibility of site design and architecture for the conservation of land, natural fea- tures, and open space through clustering of structures, facilities, amenities, and activities for public benefit; B. Improve the efficiency of public streets and utilities through a more efficient and effective use of land, open space, and public facilities through assembly and development of land in larger parcels; C. Provide mixed land use and land use transitions in keeping with the character of adjacent land uses in harmony with the comprehensive plan and the underlying zoning districts; and D. Provide for the clustering of land parcels for development as an integrated, coordinated unit as opposed to a parcel by parcel, piecemeal approach and to maintain these parcels by central management including integrated and joint use of parking, maintenance of open space and similar features, and harmonious selection and efficient distribution of uses. Some examples of the design guidelines for residential development under the PDO zoning are: • Minimum roof pitch must be an 8:12 ratio. • Porches on the front of the dwelling must extend a minimum of six feet from the principal structure. • Exterior wall material changes at corners must wrap around the corner a minimum of 24 inches. • Residential garage doors must have raised panels or similar design features. • Homes having identical architectural design must be a minimum of five lots away from each other. • The front elevation must include a minimum of 30 percent coverage of brick, natural, or ar- tificial stucco material(s) on front elevation. • All residences must be part of the homeowners association. • Landscaping must exceed city ordinance minimums. The Planning Commission is asked to comment on the concept plan and determine if the devel- oper's proposal adequately addresses zoning standards, and how their plan is equal to or better than those achieved by the applicable zoning standard. Direction from the Planning Commission and City Council will help the developer in modifying their development plan before filing planning applications for formal review and action. This will also provide the developer an opportunity to prepare responses to design alternatives and to document the benefits of incorporating flexibility from zoning standards. The findings ultimately necessary for City approval must include, but not be limited to the following: A. The PDO plan is consistent with the intent of the PDO requirements specified in the City Codes. B. The PDO plan meets the standards required for a conditional use. C. Each stage of the PDO plan can exist as an independent unit. D. The area surrounding the PDO plan can be planned and developed in coordination and substantial compatibility with the proposed PDO plan. E. Any density bonus is consistent with the density bonus criteria of the PDO ordinance. Planning Staff Report — Newland Communities Concept Plan November 26, 2012 Page 3 of 11 F. Any variation of flexibility from zoning standards most similar in function to the proposed PDO plan must produce results equal to or better than those achieved by the applicable zoning standard. G. Other factors related to the project as the Planning Commission and City Council deem re- levant. The Planning Commission and City Council may attach such conditions to their actions as they determine necessary to accomplish the purposes of this section. Conformance to the East Ravine Master Plan The proposed concept plan layout is generally consistent with the East Ravine Master Plan, which was adopted in June 2006. A comparison between the Newland Communities development plan and the East Ravine Plan is shown below. B — ui `. Upper Ravine Area for East Ravine The two plans are consistent in the following ways: • The East Ravine Plan primarily identifies the future development of the applicant's property for detached single - family homes. The developer is proposing detached single - family lots for the property, which is consistent with the East Ravine Master Plan and the City's Future Vision 2030 Comprehensive Plan. • The development layout shows a minimum 40 -foot wide green strip along 70th Street. This buffer area includes landscaping and earth- berms. The City has required a 75 -foot wide averaged buffer strip along these minor arterial roadways for other projects in the East Ravine area. • The proposed open space shown on the concept plan is at the end of a public street that pro- vides public view into the South Washington Watershed (SWWD) property. This private open space is in the general area where a future neighborhood park (a minimum of five acres) is pro- posed. • Trail connections and landscaped islands are proposed and are acceptable to the City. Entrance features and landscaping is recommended at the 70th Street and Jensen Avenue main entrance. • Access is consistent with City and County transportation standards. Concept Plan Planning Staff Report— Newland Communities Concept Plan November 26, 2012 Page 4 of 11 • Public street connectivity to adjacent parcels is provided for improving accessibility. • Management of the site's storm water for rate and water quality is conceptually correct Planning Considerations Property Characteristics The 39.5 -acre Newland Communities' property is currently farmland. There are no buildings on the site. The site is moderately flat with natural drainage generally flowing toward the northeast corner of the property. Trees and brush exist along the east and north boundary lines of the prop- erty. An aerial photo of the property is shown below. 9770 Newland Communities amily Residential Development Concept Plan November 2012 se GiM Rose of iharon Church 2009 Aerial Photo Zoning The developer is proposing an R -3, Low Density Residential zoning district, for the underlying zoning. The R -3 District already represents approximately 53 percent of the residential zoning district within the urban developed areas of the community. The R -3 development standards are: Minimum lot area Minimum lot width Minimum building setbacks Minimum front yard setback Current R -3 Standards 10,000 sq. ft. minimum 75 feet 10 feet (house side) 5 feet (attached garage side) 30 feet Proposed PDO 10,000 sq. ft. average 75 feet (average) 10 feet 5 feet 20 feet (house) 25 feet (garage) Planning Staff Report — Newland Communities Concept Plan November 26, 2012 Page 5 of 11 Minimum rear yard setback 35 feet 35 feet Corner lot width 85 feet 98 feet (average) Minimum side yard setback 20 feet 20 feet on a corner lot When the East Ravine Master Plan was adopted in June 2006, the City also adopted an ordin- ance that established six new residential zoning districts. The R -2A, Residential Single - Family District, was intended for detached single - family homes with an 85 -foot minimum lot width and 11,000 square foot minimum lot area. Because of the economic downturn in the last five to six years and that the housing market for new homes tends to be smaller dwellings on smaller lots, the developer is proposing to rezone their property from AG -2, Agricultural District, to R -3, Single Family Residential District with a Planned Development Overlay. The proposed R -3 District and its development standards as highlighted above will be the foundation in determining the unit base count for the site. The PDO is intended to promote creativity and land use efficiencies that will still be compatible with the future land uses in terms of need, convenience, and service. It is the developer's responsibility to demonstrate that the proposed planned development overlay plan accomplishes one or more of the following: 1. Introduces flexibility of site design and architecture for the conservation of land, natural features, and open space through clustering of structures, facilities, amenities, and activi- ties for public benefit; and 2. Improve the efficiency of the public streets and utilities through a more efficient and effec- tive use of land, open space, and public facilities through assembly and development of land in larger parcels; and 3. Provide land use transitions in keeping with the character of adjacent land uses in har- mony with the comprehensive plan and the underlying zoning districts; and 4. Provide for the clustering of land parcels for development as an integrated, coordinated unit as opposed to a parcel by parcel, piecemeal approach and to maintain these parcels by central management including integrated and joint use of parking, maintenance of open space and similar features, and harmonious selection and efficient distribution of uses. Once the City provides the developer with comments and direction, the developer will file a re- zoning application for the underlying zoning classification and Planned Development Overlay. Applications must also be filed for the City's review of a preliminary plat and final PDO Plan. Once these planning and zoning applications are approved by the City, the developer must file a final plat application for the City's review and approval. Planning Staff Report — Newland Communities Concept Plan November 26, 2012 Page 6 of 11 Concept Plan Goebel Property Cottage Grove, MN '. , �/i , swwnpaf nr , �` ( i' i i 1 - 10 /v /1z , Concept Site Plan /(( e � ; (�+ I FF ! I ' 8110( Proposed Lot Standards lI I , `' 51'AYD PROPCRiY 75'LOis (R.37 •�l vi umamlr 1sgrwn I 4 pe •.� e."a�.''. wmvumLOenr ro,aaon -- e«nersiarseIDres m. i ,.aecemxt 10 s9� l' �/ vscmu �nrgm Z ` ! 7 % I e , J 1,§( ,I• Development Data Gms 11I , - --1 I zMaa t3a.98M P. k. 1 - JON SIrr_a R64Y 11.35 Paidmegpd, s 115M Peopozetl LFilz p3 I S' � � d -� Nxpemiq t263dWAe. � 1 f GrossDmsiy •235dWP.e u A . W e..+ws�ww Newland metonnroreus nepWaes m7+^ausugen,s eu,ge . commumflFs IV.rI II�����������• giana.Y�.wmW >nw mApN »umrtu.mowa Density The developer's concept plan proposes 2.35 dwelling units per acre (gross land area). Sub- tracting the 92 feet of right -of -way for 70th Street (CSAH 22) and the approximately one -acre stormwater basin in the northeast corner of the site, the density increases to 2.6 dwelling units per acre. This is consistent with the Low Density Residential land use designation as documented in the City's Future Vision 2030 Comprehensive Plan. A Low Density Residential land use desig- nation describes this land use designation as being in the metropolitan urban service area (MUSA) at gross densities of one to four units per acre. Staff finds the proposed density con- forming to the approved development policies for the East Ravine Master Plan and the City's Comprehensive Plan for this area. Access/Transportation The Newland Communities project proposes one street connection along 70th Street (CSAH 22). This access is across from Jensen Avenue, which has a collector street roadway jurisdictional classification. The future alignment of Ravine Parkway is approximately one - quarter of a mile north. Access to all residential lots are from local streets. The local streets have 60 -foot wide right -of- ways. This right -of -way width is consistent with the East Ravine Plan and city ordinance require- ments. The concept plan also proposes a 92 -foot right -of -way dedication north of the section line, which is about the center line of 70th Street. A green space a minimum of 40 -foot wide is proposed along the rear lot line of the minimum 170 -foot lot depths that have frontage along 70th Planning Staff Report— Newland Communities Concept Plan November 26, 2012 Page 7 of 11 Street. The lot area for the 14 lots abutting 70th Street ranges between 12,750 square feet to 17,170 square feet. A sidewalk is proposed on one side of the local streets within the project. City staff is recom- mending that a sidewalk be provided on both sides of the entrance roadway connecting to 70th Street, but only for that segment of roadway between 70th Street and the first intersecting local street north of 70th Street. This will provide better safety and pedestrian mobility at the main entrance of this neighborhood. Three future roadway connections are proposed to serve other adjoining parcels. The easterly and westerly road extensions are best located to serve and logically provide access to future de- velopment. The proposed northerly road extension is centrally located on the 20 -acre parcel of land currently owned by Thomas and Mary Ann Goebel. This future street will eventually connect to Ravine Parkway. With the idea of developing a public neighborhood park in the southeast cor- ner of the Goebel property and in the north- northeast area of the Newland Communities property, a concept plan for the Goebel property is requested to better determine the best location of this northerly road extension. McHattie Property Westerly Road Extension Goebel Property Northerly Road Extension SWWD Property Wozniak Property Easterly Road Extension Temporary turn - arounds will be required at the dead -ended streets located in the northwest and southeast corners of the site. A temporary turn - around is not required for the street at the north boundary line because a house will not front on this street at this time. It is also required that the street alignment in the northeast corner of the site extend to the east boundary line for purposes of connecting to a future street that DR Horton has proposed for the Wozniak property. An illu- stration of this street connection is shown below. Planning Staff Report — Newland Communities Concept Plan November 26, 2012 Page 8 of 11 Landscaped islands in the center of the cul -de -sacs are required to be platted as outlots. The Homeowners Association (HOA) is required to own and maintain these parcels. A HOA provides people with shared neighborhood values and an opportunity to enforce regulations that will achieve neighborhood uniformity and values. For instance, a degree of conformity is often required in exterior appearance of single family homes, and there are often time limits and /or restrictions to activities that city ordinances may not adequately address. City ownership and maintenance responsibilities for these outlots are not fair to the general public because these remnant parcels are generally integral only to that development and are not considered "public space." Berm and Landscape Buffer A minimum 40 -foot wide green space is shown as an easement for landscaping and berming along the rear lot line of each lot abutting 70th Street. The developer proposes that each landowner along 70th Street own and maintain this green space. City staff did inform the developer that a buffer strip averaging 75 feet in width is required to be platted as an outlot along 70th Street and that a homeowners association must own and maintain these outlots. The developer is not proposing a homeowners association for this project. Public and Private Open Space The concept plan shows a 0.4 acre tot -lot at the north- central area of the site. This tot -lot is in close proximity of a proposed public neighborhood park. The City will continue to work with the SWWD staff to determine the best location for this public park and possibly incorporate a portion of the SWWD property with the proposed public park. An opportunity exists to creatively locate the public park in the general area where the developer is proposing the tot -lot. A neighborhood park is generally a minimum of five acres of land serving several residential neighborhoods within a one -half mile radius. Potential active recreation facili- Planning Staff Report — Newland Communities Concept Plan November 26, 2012 Page 9 of 11 ties include play structures, creative play attractions, game courts, ball fields, tennis courts, etc. A tot -lot is generally not part of a public park system because they serve a specific group or neigh- borhood. Staff recommends that a public street fronting along a larger public park/open space area will enhance public views of the SVWVD's open space. This concept was thought to be better than public open spaces behind residential lots that tend to only benefit adjoining homeowners because public access and views from roadways are obscured by residential structures. The landscaped islands are unique and provide an attractive setting in the cul -de -sacs. A public walkway will continue to exist along 70th Street. Additional trail connections are pro- posed within and along the perimeter of the SWVVD's properties to link future neighborhoods and park amenities. The future public park plan for the Upper Ravine area in the East Ravine is shown below. on: 18m V4 36. Upper East Ravine Parks and Trail Plan Utilities The city's trunk sanitary sewer is located within the future alignment of Ravine Parkway, which is an east -west alignment approximately one - quarter of a mile north of Newland Communities site. Developing Newland Communities site will require the northerly construction of a sanitary sewer from the northeast corner of Newland's property to the trunk sanitary sewer line. The city's trunk water main is located on the northeast corner of 70th Street and Jensen Avenue South. This trunk water main must be extended into the Newland Communities site. Future Public Park Plan for Upper Ravine Area of East Ravine Planning Staff Report— Newland Communities Concept Plan November 26, 2012 Page 10 of 11 Both city utilities are adequately sized to serve Newland Communities site and other properties within the Upper Ravine area. East Ravine Design Standards — Joint Workshop On August 3, 2011, the Planning Commission, Economic Development Authority, and City Coun- cil members held a joint workshop session to discuss the East Ravine design standards that were adopted with the approval of the East Ravine Master Plan in 2006. Attendees were informed that some developers and landowners within the East Ravine area believe some key elements of the East Ravine Master Plan (e.g.; Ravine Parkway, lot sizes /widths, buffer strips along arterial road- ways, roadway connections, setbacks, etc.) are not conducive to current new residential devel- opment or new housing construction markets. The attendees acknowledged that economic conditions have adversely impacted growth for many communities and generally recognized that some flexibility to the East Ravine development standards might be considered. The group was generally okay with the concept for reducing the 30 -foot minimum front yard setback to 25 feet and many considered reducing the ten -foot minimum side yard setbacks. There was no direction given about reducing the 11,000 square foot minimum lot area and 85- foot minimum lot widths for detached single - family dwellings, but the group was open to the idea of allowing some flexibility to development standards that were initially developed in 2006. The proposed Ravine Parkway was clearly an important element for future development within the Upper Ravine area, and public views into the SWWD's open space and future neighborhood and community park amenities were encouraged to be preserved. The group reiterated the importance in creating uniform buffer strips along arterial roadways so that an irregular array of fence materials and private back yards would not easily be visible. Since the joint meeting in August 2011, the City has reduced the park fee in lieu of land dedica- tion from $4,200 to $3,200 and the major road fee was reduced by approximately 20 percent for single - family development. Suggested Revisions 1. Temporary turn - arounds are constructed at the dead -ended streets located at the west and east boundary lines of the site. 2. The proposed tot -lot property and additional land area be combined for the development of a neighborhood park. The public park site is generally located in the southeast corner of the SWWD property located north of Newland's property, southeast corner of Goebel's property that is north of Newland's property, and in the vicinity of the tot -lot and stormwater basin as shown on Newland's concept plan. The location of this neighborhood park is consistent with the future park plan. 3. Subdividing the property includes the platting of an outlot paralleling and abutting 70th Street. This outlot should be an average of 75 feet in width and graded with undulating earth -berms and densely landscaped. An underground irrigation system shall be provided for all turf areas. The developer provides options for how maintenance could be accommodated. Planning Staff Report— Newland Communities Concept Plan November 26, 2012 Page 11 of 11 4. The cul -de -sac and lot layout in the northeast corner of the site shall be modified to provide a future street connection at the north end of the adjoining 10 -acre Wozniak parcel. The proposed future street connection in the southeast corner of the site is acceptable. 5. Landscaped islands shall be provided in the center of cul -de -sacs. The islands will be platted as outlots. The homeowners association must own and maintain these outlots. 6. A homeowners association must be created for this development. 7. A sidewalk is constructed on the east and west sides of the street located between 70th Street and the first street intersection north of 70th Street. 8. The minimum front yard setback for the living area of a dwelling must not be less than 25 feet. The minimum front yard setback of the attached garage must not be less than 30 feet. A minimum 7.5 -foot side yard setback is acceptable. Prepared by: John McCool, AICP Senior Planner Attachments: Concept Plan Aerial Photo Future Parks and Open Spaces I Newland' COMMUNITIES COMMUNITIES AT THE HEART OF GREAT LIVING GOEBEL PROPERTY Cottage Grove, MN Neighborhood Planning and Design Summary — The Goebel Property has been designed to exemplify the intent of the City's Comprehensive Plan development guidance. This site plan is designed to allow views and convenience to East Ravine natural amenity's, and provides green space to create connectivity with community residents and gathering destination that community resident's desire. A landscaped buffer along 70` creates a sense of arrival to the community's entrance as well as screening and privacy for residents within the community. Tree -lined streets, sidewalks, landscaped cul- de -sacs, ponding, open space and a public park with vistas enhance value and take advantage of the natural beauty that borders the Goebel Property. The Goebel Property is approximately 39.5 acres with a proposed 93 unit single family lot design. Single Family lot size averages 75'x 125' with sidewalk on the entry boulevard, creating safe passage throughout the community to open space. Newland Real Estate Group, LLC has been creating desirable, livable communities across the nation for nearly four decades. With expertise in creating a special sense of community, we bring to life the unique history, culture and traditions of the land we develop. Locally, Newland is the master planner and developer of award - winning Stonemill Farms in Woodbury and Highland Hills in Cottage Grove. Shelly White VP Newland Real Estate Group 651- 998 -0226 11400 Ivywood Trail Woodbury, MN 55129 Cottage Grove — Upper Ravine Proposed Standards Goebel & Wozniak Parcels Introduction: From 2004 -2006 the City of Cottage Grove set upon a goal of envisioning an area of the city that would be known as the East Ravine. From this process Resolution No. 06 -111 was adopted approving guidelines and policies for detached single family residential development in the East Ravine Area. One of the core objectives of this resolution is "ensuring that high quality single family residential development occurs in the East Ravine area in order to provide adequate property tax base to support public services and infrastructure needed to serve development ". Since 2006 the housing market has seen some drastic changes that have completely altered the way land is developed and homes are sold today. Our goal in these Proposed PUD Standards for the Goebel and Wozniak Properties is to identify the spirit and intent of the East Ravine Master Plan and its Guidelines and Policies and to adapt them to today's housing market. Our hope is that these measures can retain the city's goals and ideals of high quality single family homes for the area while providing standards that allow developers and builders to feel confident that their projects in the area can be market competitive. Proposed Standards: Lot Standards: Minimum Lot Width: Minimum Lot Area: Side Yard Setbacks: Front Yard Setback: Rear Yard Setback: Max. Impervious Surface: 65' (75' Avg.)* 8,450 sf (10,000 sfAvg.) ** 7.5' 20' House, 25' Garage * ** 35' 50% * Lot Width measured at setback. Density for a site may not exceed that which is achievable by using a 75' wide lot. Developers will have flexibility to illustrate unit count at a 75' wide average lot to determine overall lot count and then provide a smaller lot average width in exchange for expanded open space, tree preservation, etc. ** Developable areas of common ownership (excluding public property) will be spread equally across all lots and used in average lot area calculations. * ** Garages with doors perpendicular to the right of way would be allowed to be within 20 feet of the front lot line. Differing house and garage setbacks will encourage house forward designs. 1. All proposed areas of common ownership shall be HOA owned and maintained. 2. All public stormwater treatment facilities shall have adequate drainage and utility easements over them for continued use and maintenance by the city. Stormwater treatment basins shall be provided in outlots and deeded over to the city for ownership and maintenance. 3. 70th Street (CSAH 22) right -of -way width north of the Section line is required to be 92 feet. 4. Entry roads off of 70 Street from Jensen Avenue South & Joliet Avenue shall be 70' ROW until the first intersections inside the proposed developments. Sidewalk is required on one side of street. 5. All local streets shall have 60' ROW width within the proposed developments. 6. A40' Landscape Buffer Easement shall be placed along the 70 Street ROW. This buffer should provide screening to the proposed residents utilizing elements of undulating earth berms and landscaping. 7. No fencing is allowed within the 40' Landscape Buffer Easement along 70 Street. Fencing along this buffer shall be of uniform design, no chain link is allowed. Architectural Standards: 1. Front elevation architectural features should be incorporated on homes. A variety of covered entries, covered porches, columns, garage doors, window sizes and styles, roof styles (i.e. gable, hip, dormer, pitches), and siding details is suggested. 2. Front elevation materials should include, but are not limited to, vinyl, steel, aluminum, cementitious or hard board lap, shake, vertical board and batten, stone, brick, and stucco. 3. For single family structures, a minimum of 10 percent of the front facade, exclusive of windows, doors, and garage doors must be covered by brick, stone, stucco, or cementitious or hard board siding. 4. Brick and stone front facades must wrap around the corners. S. All covered porches or covered entries, if proposed, must extend a minimum of four feet from the principal structure. Covered porches are not required on all homes. Covered porches or covered entries may be over either a concrete stoop or cedar porch. 6. All residential garage doors visible from a street must consist of decorative detailing such as raised panels, decorative hardware or windows that extend across the width of the top garage door panel. 7. Attached Garage Size —A minimum of 440 square feet. 8. Maximum height of building shall be 35' as measured from the top of foundation. 9. Individuals, builders or groups of builders shall not construct single - family home styles having substantially similar appearance from the street to other single - family homes within one lot on each side, directly across or diagonally across from the same home (5:1 ratio). 10. Where vinyl, aluminum, or steel siding is installed a low or no maintenance trim must be used on windows, doors, and building corners. L Q N Q� (O L v Q m 0 o N U fO N z m E P 'LAM $' •.t�: ..' YY � -,. � zQo� •01. . o. �ec�1- r.: �•. 1 700 9 r 1 � n z¢ a ... fn 9J 6 d fG 4 1:E �s�eri a N z Ap O- - ro ,-�, d �:.. iA a� > - �. i E6t0 � — B E N P IF L N 0. ca E_ C O > rµ V yy <' ro !'^ - •, a. s N fi b B + Yae' -tt� - -L• LE BQ{ fit Goebel Property "' Cottage Grove, MN Concept Site Plan- 10/9/12 914.8 . \ 1 Proposed Lot Standard 75' Lots (R -3 *) Minimum Lot Width 75'@ setback *Minimum Lot Area 10,000 sf *Front Setback 20' (25' garage) Corner Side Setback 20` I 1 Side Setback 10'/5' garage Rear Setback 35' Maximum Height 35' 929.5 :9225. —_ �7 i A Q .sz3s i ✓/ o / r r \ , t� " - -ti «898.4 "'% 1 poNp 915 JkJ I I I 1 r _ I I � t I •� J 54 I � - T . - . 02911 Westwood Professional Services, Inc. 5\ i 4l r Jr p . +r l ti• s ' Ik / / l \ \C3 1 91381 _ � 0 * This plan is for illustrative purposes only and is subject to change. W Land and Energy I�. _ COMMU New land DEVELOPMENT CONSULTANTS Westwood I � C I f 1 EJ ®■ ■ I 1 ■ ®■ ■ ■ AT THE HEART Of GREAT HVING Develoament Data Gross Area ± 39.48 Ac. 70th Street ROW ± 2.25 Ac. Park ± 0.46 Ac. Ponding /Open ± 1.15 Ac. Net Area ± 36.77 Ac. Proposed Units 93 Net Density ± 2.53 du /Ac. Gross Density ± 2.36 du /Ac. 4�P 0' 100' 200' 300' asps 20101037 o: 20101037 /layouts /20101037CP- 121009.ai *Minimum Lot Area 10,000 sf *Front Setback 20' (25' garage) Corner Side Setback 20` I 1 Side Setback 10'/5' garage Rear Setback 35' Maximum Height 35' 929.5 :9225. —_ �7 i A Q .sz3s i ✓/ o / r r \ , t� " - -ti «898.4 "'% 1 poNp 915 JkJ I I I 1 r _ I I � t I •� J 54 I � - T . - . 02911 Westwood Professional Services, Inc. 5\ i 4l r Jr p . +r l ti• s ' Ik / / l \ \C3 1 91381 _ � 0 * This plan is for illustrative purposes only and is subject to change. W Land and Energy I�. _ COMMU New land DEVELOPMENT CONSULTANTS Westwood I � C I f 1 EJ ®■ ■ I 1 ■ ®■ ■ ■ AT THE HEART Of GREAT HVING Develoament Data Gross Area ± 39.48 Ac. 70th Street ROW ± 2.25 Ac. Park ± 0.46 Ac. Ponding /Open ± 1.15 Ac. Net Area ± 36.77 Ac. Proposed Units 93 Net Density ± 2.53 du /Ac. Gross Density ± 2.36 du /Ac. 4�P 0' 100' 200' 300' asps 20101037 o: 20101037 /layouts /20101037CP- 121009.ai 4�P 0' 100' 200' 300' asps 20101037 o: 20101037 /layouts /20101037CP- 121009.ai 02012 Westwood Professional Services, Inc. Call 48 Hours before digging: 811 or caII811.com Common Ground Alliance VICBM MAP ,. r - ® WOODBURY 10,000 sf Front Setback 20' (25' garage) Corner Side Setback 20' r 10'/5' garage Rear Setback 35' Maximum Height 35' Gables Lnke S m ' Y� 5 9 Va 4�C�"G ryi =s1'aS u :•. uG E crrd� M� Y (Not to Scale) Proposed Lot Standards 75' Lots (R -3) Minimum Lot Width 75' ® setback Minimum Lot Area 10,000 sf Front Setback 20' (25' garage) Corner Side Setback 20' Side Setback 10'/5' garage Rear Setback 35' Maximum Height 35' X 0' 100' 200' 3( I ". WvRm:A%ueB93]B519 W�n< ra�ma • 11Yestmmod f�'^^�P4^�3r: I aevivm� I ML/rntll)eM tlY m dlme ny�•ata M Wl l,m v delr tlm,l YIIOP 6'PV�1. . 10/17/M a ®. xo 41457 I Prepared for. m.•a �+ I Newland Communities 114M Nywood 7}afl Woodbury. Minnesota 55@9 Goebel Property Minnesota 0oo0H0a - CWC,Ldwq aes, 10/17/12 sb«c 2 OF 4 Dimensioned Site Plan 02012 Westwood Professional SerNCes, Inc. Call 48 Hours before digging: 811 or ca11811.com Common Ground Alliance I • — 10 DENOTES SOIL BORING DENOTES SILT FENCE o ® ®m ®m m a DENOTES HEAVY DUTY SILT FENCE -980— DENOTES EXISTING CONTOURS '980 — DENOTES PROPOSED CONTOURS ❑ —oo- -o DENOTES EXISTING STORM SEWER DENOTES PROPOSED STORM SEWER rww� DENOTES EXISTING TREE LINE DENOTES APPROXIMATE TREE rn REMOVAL LIMITS x 856.3 DENOTES EXISTING SPOT ELEVATION DENOTES PROPOSED SPOT ELEVATION DENOTES BIO —ROLL EROSION CHECKS DENOTES EMERGENCY OVERFLOW E.O.F. ELEVATION NOTES: 1. PROPOSED CENTER LINE, HIGH & LOW POINTS ARE SHOWN CONCEPTUALLY. ACTUAL HOUSE PAD ELEVATIONS AND SITE GRADING WILL BE COMPLETED DURING THE PRELIMINARY DESIGN PROCESS. 2. STORMWATER POND ON THE NORTHEAST CORNER OF THE SITE WILL HANDLE WATER QUALITY TREATMENT FOR THE RUNOFF FROM THIS PROPERTY. ALL STORMWATER RUNOFF WILL BE DISCHARGED TO THE WATERSHED PROPERTY. N ". W.nuoNhofW m�515�miW lnc PXONe V1f23t1NOOd wxnxenwmdp.mm rmA mwl er r "•rmN Naa mlu mr' llaKmr, N'4III� m4s,b L,nJ� Sbktl Nw[Y 10/17/12 u®. No 41257 I Prepared for. va u se so Newland Communities 114M Ivywoad Taff Woodbury, Musneeofa 55129 0' 100' 200' 300 000026060- -neptdwg Goebel m,s 1 0 1VI12 56«8 3 on 4 Property Concept Grading Plan 02012 Westwood Professional Services. Inc. EXISTING Sanitary Sewer —< Water Hyd. w \Valve Storm Sewer —� PROPOSED Sanitary Sewer —4— Water — I — Hyd. w \Valve —1 —+} Storm Sewer M FUTURE Sanitary Sewer —< Water — Hyd. W \Valve i �w Storm Sewer VOTES: SANITARY SEWER & WATERMAIN SHOWN :ONCEPTUALLY FOR HOW WE WOULD SERVE THE PROPOSED LOTS. STORM SEWER WOULD BE PLACED IN THE ZEAR YARD AND STREET LOW POINTS AS JEEDED. ALL STORMWATER WOULD DRAIN "0 THE POND LOCATED AT THE JORTHEAST CORNER OF THE SITE. X 0' 100' 200' 3( I se- W ROM1 winc I leea��h ....m �O�wahm. =®e..r I w.wme ¢sea a ��r�'n+ �� e um.t mtE®aMu n..ww"ssx. ®m m�s..ale�r. Vk�v.00J raureue Ryan M Rluhm J wwwwene dR RN 10/17/12 Il®n Nu 41M bean L a. ( Prepared f= Newland Communities 11400 Ivywced Tma Waodnury, Minnesota 55729 heal .,,,. Property Call 48 Hours before digging: 811 or ca11811.com Common Ground Alliance Minnesota 000020Wi - < 1.1t.dwg me, 10/17/12 56eea 4 OF 4 Concept Utility I Plan + N� n �� � •� � r � � � +bra � � p LEGEND O Future Park Service Area © Future Rest Area (Historic & Educational Markers; -� Trail & Parkway Access i i Future Park & Open Space Future Park & Open Space Regional Storm Water Basin Area (Restored prairie and wetlands) Restored Oak Savanna Existing Trail Future Trail 0 0 0 EI o Future East Ravine Pkwy. P� .Y r§ Are, WWI[ 1- 1/ osed'East Ravine Parkway' Resl Area Fr: rul e ' Cor-Imuniry Park M „1 A jl j / t.� lh l _s, of �, .i ci In - 1U • L 0 i � v I ¢I 4: I W I Westwood 1 -IN�> V 0 mi 1/8 mi 1/4 mi 3/8 mi 4/20/12 Upper East Ravine Parks and Trail Plan