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HomeMy WebLinkAbout2012-12-19 PACKET 08.C.REQUEST OF CITY COUNCIL ACTION COUNCIL AGENDA MEETING ITEM # DATE 12/19/12 • Community Development ORIGINATING DEPARTMENT Jennifer Levitt STAFF AUTHOR COUNCIL ACTION REQUEST Consider approving a development concept plan proposed by D.R. Horton for a residential project on the Wozniak property, generally located north of 70th Street and approximately one - third mile west of Keats Avenue. STAFF RECOMMENDATION Adopt the resolution approving the concept plan proposed by D.R. Horton for a residential project. BUDGET IMPLICATION $N /A $N /A BUDGETED AMOUNT ACTUAL AMOUNT N/A FUNDING SOURCE ADVISORY COMMISSION ACTION DATE REVIEWED APPROVED DENIED ® PLANNING 11/26/12 ❑ ® ❑ ❑ PUBLIC SAFETY ❑ ❑ ❑ ❑ PUBLIC WORKS ❑ ❑ ❑ ❑ PARKS AND RECREATION ❑ ❑ ❑ ❑ HUMAN SERVICES /RIGHTS ❑ ❑ ❑ ❑ ECONOMIC DEV. AUTHORITY ❑ ❑ ❑ ❑ ❑ ❑ ❑ SUPPORTING DOCUMENTS: ® MEMO /LETTER: Memo from John McCool dated 12/13/12 ® RESOLUTION: Draft ❑ ORDINANCE: ❑ ENGINEERING RECOMMENDATION: ❑ LEGAL RECOMMENDATION: ❑ OTHER: ADMINISTRATOR'S COMMENTS City Administrator D,a e COUNCIL ACTION TAKEN: ❑ APPROVED ❑ DENIED ❑ OTHER CITY OF COTTAGE GROVE MINNESOTA TO: Mayor and Members of the City Council Ryan Schroeder, City Administrator FROM: John McCool, Senior Planner DATE: December 13, 2012 RE: DR Horton — Development Concept Plan in the Upper Ravine Area D.R. Horton has submitted a revised concept sketch for a residential development in the Upper Ravine area of the East Ravine. The concept sketch proposes the platting of 134 lots for detached single - family homes on approximately 61.5 acres of land. The property is located north of 70th Street (CSAH 22) and approximately one -third of a mile west of Keats Avenue (CSAH 19). The developer will later apply for a rezoning, preliminary plat, final plat, and final planned devel- opment overlay (PDO) plan once the City has provided feedback on the overall concept plan. Location Map Advisory Commission Recommendations Planning Commission The Planning Commission reviewed DR Horton's concept plans on November 26, 2012. Based on the Planning Commission's and staff comments, DR Horton prepared a Concept Sketch "C ". For purposes of comparing Concept Sketch "A" that the Planning Commission reviewed and Concept Sketch "C ", both sketches are shown on the next page. Honorable Mayor Bailey, City Council Members and Ryan Schroeder DR Horton — Development Concept Plan December 13, 2012 Page 2 of 14 CONCEPT SKETCH `A" iONCRUDAp ' � \ I j' I fir • " j v . !h rT ,. ry, - tww�.•a.. +w++w.....�.- _ - - 1110. RHY 2213CO 57AM- - unxuimn WOZNIAK PROPERTY ` rte COTTAGE GROVE. MN Concept Sketch "A" 1 CO NCFP+DAIA f e� es.r u r t 11s.: unuoim� WOZNIAK PROPERTY COTTAGE GROVE. MN - Concept Sketch "C" Honorable Mayor Bailey, City Council Members and Ryan Schroeder DR Horton — Development Concept Plan December 13, 2012 Page 3 of 14 DR Horton and their consultant explained to the Planning Commission the objectives of their pro- posed development plan and the purpose in requesting the City's consideration to rezone the property to R -3, Single - Family Residential District, with a Planned Development Overlay. Varia- tions to the R -3 development standards and the general guidelines recommended in the City's Resolution No. 2006 -111, which established certain guidelines and polices in the East Ravine Area of the City pertained to the following: • Minimum lot area. • Minimum building side yard setbacks • Averaging buffer strip along 70th Street — outlot versus easement. • Future design for 70th Street. • Public parks and open spaces. • Future roadway connections. • Brick, stone, stucco front fagade • Brick and /or stone front fagade • Minimum lot width. • Minimum front yard setback. • Public view and accessibility to SWWD's Property. • Trail connections. • Minimum attached garage area. • Four -sided architecture. • Front porches. • Minimum finished floor areas wrapped around corners. To better understand the development standards for the R -3 District and the developer's proposal to develop the site as a Planned Development Overlay (PDO), please refer to the attachment titled "Upper Ravine Development Concepts, Guidelines, and Standards." This table compares the R -2A, R -3, Newland's proposal, DR Horton's proposal, and the Planning Commission's recommendations. The Planning Commission generally supports the idea of allowing the minimum front yard setback to be reduced from 30 feet to 25 feet for the living area of the house and requiring 30 feet for the attached garage. Reducing the 10 -foot minimum side yard setback to 7.5 feet for both sides of the dwelling and requiring a 440 square foot minimum attached garage area were also supported. The Planning Commission also favored the idea of preserving the existing wooded area along the east side of the site and having the street on the west ten -acre parcel connecting to streets on the Newland Communities' property. The overall trail connections to the SWWD's property and future park amenities were adequate and logically provided a public trail network system that benefits the community. The Commission recommended that the average lot width be 75 feet measured at the recommended 25 -foot minimum front yard setback line. The Planning Commission understood the developer's desire to plat an easement along the rear lots of the parcels abutting 70th Street, but also believed there were benefits in having the buffer strip platted as an outlot that would be owned and maintained by the homeowners association. The Commission was interested in the future design of 70th Street to better understand the streetscape appearance. It was the consensus of the Commission that a buffer strip of adequate width be uniformly landscaped and graded with earth berms along 70th Street. The Commission supported the developer's idea that any fencing, accessory structures, play structures, etc. in the rear yard of the lots abutting 70th Street must not encroach into the specified buffer strip. Since the Planning Commission meeting, Washington County has provided three cross - section design standards for their county roadways. The first cross - section is a typical rural section with a raised center median and drainage swales and trails on both sides of the road. The right -of -way width for this design is 184 feet. Honorable Mayor Bailey, City Council Members and Ryan Schroeder DR Horton — Development Concept Plan December 13, 2012 Page 4 of 14 ROADWAY TYP SE07M RURAL DNYS)® WRN RAISED MEDIAN BBIE PATHS ON BOTH SIDES The second design standard is an urban section with a raised center median with trails on both sides of the road. This design has a 136 -foot right -of -way width. The third design standard is an urban /rural section. One side of the road is a rural design with a trail and the other side of the road has a drainage swale and trail. The right -of -way width for this design is 161 feet. The developer proposes to dedicate 92 feet for public right -of -way. The right -of -way along the south side of 70th Street that abuts existing residential subdivisions is 75 feet wide. The total right -of -way for this section of 70th Street is proposed to be 167 feet. This does not include the proposed 40 -foot wide (minimum) buffer strip that will average 75 feet along the north side of 70th Street. The Planning Commission's recommendation to the City Council is to approve the concept plan labeled Concept Sketch "A" with the revisions listed below. The Planning Commission has not seen Concept Sketch "C ", which was prepared by the developer in response to the comments made by the Planning Commission and city staff. 1. Temporary turn - around is constructed at the dead -ended street located at the southeast corner of the site. ROADWAY TYPICAL sEcnoN ULAN SECTM V= M= NEOLM BIG PAM$ ON WM SIDE$ ROADWAY TYPICAL SW ION URBANAURAL DAMED WTIH RAISED MAWIAN BIKE PATHS ON BOTH SIDES Honorable Mayor Bailey, City Council Members and Ryan Schroeder DR Horton — Development Concept Plan December 13, 2012 Page 5 of 14 2. Subdividing the property includes the platting of an outlot paralleling and abutting 70th Street. This outlot shall 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. 3. The cul -de -sac and lot layout on the ten -acre parcel west of the SWWD property shall be modified to provide a future street connection at the north end of the parcel. With this street connection, a cul -de -sac street is not necessary on the ten -acre parcel. The proposed future street connections crossing Military Road and easterly to the Cedarhurst Mansion property are acceptable. 4. 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. 5. A homeowners association must be created for this development. 6. A sidewalk is constructed on the east and west sides of Joliet Avenue located between 70th Street and Street A. 7. The minimum front yard setback for the living area of a dwelling must not be less than 25 feet and 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. 8. The minimum finished floor area for a single - family rambler is 1,500 square feet and 2,000 square feet for all other single - family designs. 9. The average lot width is a minimum of 75 feet measured at the 25 -foot minimum front yard setback line. This recommendation passed by an 8 -to -0 vote. An excerpt from the Planning Commission's unapproved minutes is attached. 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: 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; Honorable Mayor Bailey, City Council Members and Ryan Schroeder DR Horton — Development Concept Plan December 13, 2012 Page 6 of 14 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 artificial stucco material(s) on front elevation. • All residences must be part of the homeowners association. • Landscaping must exceed city ordinance minimums. The Planning Commission was asked to comment on the concept plan and determine if the de- veloper'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 incorpo- rating 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. 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. Honorable Mayor Bailey, City Council Members and Ryan Schroeder DR Horton — Development Concept Plan December 13, 2012 Page 7 of 14 G. Other factors related to the project as the Planning Commission and City Council deem relevant. 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 DR Horton has revised their development concept plan to better address some of the issues sug- gested by the Planning Commission and city staff. The revised concept sketch plan provides more park land and open space and fewer than 30 lots on Street C west of Street D (previously 40 lots on Street C west of Joliet Avenue). Concept Sketch "C" is generally consistent with the East Ravine Master Plan, which was adopted in June 2006. A comparison between the D. R. Horton Concept Sketch "C" and the East Ravine Plan is shown below: 6WmfOQ� J • I / , • � 4 F 11 _ z i '- 6 � WOZNIAK PROPERTY GOiT.1GE_6HOYE_66N.. -.�i .. s r' °�T ���� %. • mo d. {� � � .� I - Upper Ravine Area for East Ravine J • I / , • � 4 F 11 _ z i '- 6 � WOZNIAK PROPERTY GOiT.1GE_6HOYE_66N.. -.�i .. s r' °�T ���� %. • mo d. {� � � .� I - Upper Ravine Area for East Ravine Honorable Mayor Bailey, City Council Members and Ryan Schroeder DR Horton — Development Concept Plan December 13, 2012 Page 8 of 14 Concept Sketch "C" is consistent with the East Ravine Master Plan 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 134 detached single - family lots on 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 that aver- ages 75 feet east of the SWWD's property. The green strip on the west side of the SWWD's property shows a minimum 40 -foot wide green strip to match the Newland Communities' pro- posal. DR Horton will adjust their western buffer based on the final recommendation for the Newland's plan so that the two properties will be similar. The buffer area paralleling 70th Street 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. Instead of an outlot platted for the buffer strip, DR Horton is proposing to plat this buffer strip as an easement. Concept Sketch "C" provides numerous open spaces within the subdivision. These open spaces will be platted as outlots. The two public green areas (within Street D and Street E) will be owned and maintained by the homeowners association for the use and enjoyment of residents. Both of these nodes could be used for public gathering spaces (i.e.; fire pit, gazebo, shared mailboxes). Outlots will also be created along the east side of the plat to preserve existing trees and at the roadway connection to 70th Street. Other outlots will be platted between residential lots to con- nect public trails. An outlot will be created for a proposed neighborhood park located west of Joliet Avenue, between Street B and Street D. This public park will be deeded to and maintained by the City for the use and enjoyment of all City residents. The open space east of Joliet Avenue, between Street A and Street B will be platted as an outlot that will be owned and maintained by the homeowners association. The private and public open spaces are consistent with the East Ravine Plan in providing public views and accessibility to the SWWD's stormwater management corridor. • Trail connections and landscaped islands are proposed and are acceptable to the City. Entrance features and landscaping are recommended at the 70th Street and Joliet Avenue main entrance. • Access is consistent with city and county transportation standards. • 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 on the DR Horton site. Planning Considerations Property Characteristics The 61.5 -acre site is currently farmland. There are no buildings on any of the three parcels. The site has a moderately sloping terrain with drainage generally flowing toward the SWWD's parcel. Trees and brush exist along the east boundary line of the property. An aerial photo of the property is shown below: Honorable Mayor Bailey, City Council Members and Ryan Schroeder DR Horton — Development Concept Plan December 13, 2012 Page 9 of 14 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 development standards for the R- 3 District and the developer's proposed Planned Development Overlay (PDO) and listed below: Minimum lot area Minimum lot width Minimum side yard setbacks Minimum front yard setback Minimum rear yard setback Corner lot width Minimum side yard setback on a corner lot Current R -3 Standards 10,000 sq. ft. minimum 75 feet 10 feet (house side) 5 feet (attached garage side) 30 feet 35 feet 85 feet 20 feet Proposed PDO 9,100 sq. ft. (10,000 sq. ft. avg. based on gross land area) 65 foot min. on west side; 70 feet on east side 7.5 feet 7.5 feet 25 feet (house) 30 feet (garage) 35 feet 98 feet (average) 20 feet 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 on 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 houses 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 SWVA� - 9770 ECj3 1 Goebel Sl1M1Y9 q w \�4 1 F>T Y�bzn�x Orton t� bdl,�_ 1 •� Ilenlan Ganrtuni5es • �% �� Ff tYI. xt iF R` E 1 4lhniakMorton � 4 T'�• /a � :�� `II 6 ./ _ 9�i 4 N 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 development standards for the R- 3 District and the developer's proposed Planned Development Overlay (PDO) and listed below: Minimum lot area Minimum lot width Minimum side yard setbacks Minimum front yard setback Minimum rear yard setback Corner lot width Minimum side yard setback on a corner lot Current R -3 Standards 10,000 sq. ft. minimum 75 feet 10 feet (house side) 5 feet (attached garage side) 30 feet 35 feet 85 feet 20 feet Proposed PDO 9,100 sq. ft. (10,000 sq. ft. avg. based on gross land area) 65 foot min. on west side; 70 feet on east side 7.5 feet 7.5 feet 25 feet (house) 30 feet (garage) 35 feet 98 feet (average) 20 feet 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 on 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 houses 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 Honorable Mayor Bailey, City Council Members and Ryan Schroeder DR Horton — Development Concept Plan December 13, 2012 Page 10 of 14 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. When 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. Density The developer's revised Concept Sketch proposes 134 lots for detached single - family dwellings that results in 2.18 dwelling units per acre (gross land area). Subtracting the 92 feet of right -of- way for 70th Street (CSAH 22) and the Military Road right -of -way, the density increases to 2.33 dwelling units per acre. Deducting the proposed stormwater basins and public /private open spaces /park will slightly increase the net density, but not enough to be greater than three units per acre. Concept Sketch "C" 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 designation describes this land use 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 Horton project proposes one street connection along 70th Street (CSAH 22). This access is across from Joliet Avenue, which has a collector street roadway jurisdictional classification south of 70th Street. The future alignment of Ravine Parkway is a short distance north of this site. Honorable Mayor Bailey, City Council Members and Ryan Schroeder DR Horton — Development Concept Plan December 13, 2012 Page 11 of 14 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 (buffer) is proposed along the rear lot line of the lots abutting 70th Street. Instead of platting this buffer as an outlot, the developer is proposing to plat an easement. This easement will have a 40 -foot minimum width and will aver- age 75 feet wide for those lots east of the SWWD's property. A 40 -foot wide easement matching Newland's proposal will be platted for the few lots west of the SWWD's property. DR Horton would adjust that easement width based on the final recommendation for the Newland site. A sidewalk is proposed on one side of the local streets within the project. The developer has agreed to construct a sidewalk on both sides of the entrance roadway (Joliet Avenue) connecting to 70th Street, but only for that segment of roadway between 70th Street and the street labeled Street A. 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 northerly extension will cross the future trail corridor once Military Road is abandoned. This roadway will eventually connect to Ravine Parkway. The easterly road extension is in the southeast corner of the site. Street connections are proposed for the ten -acre parcel west of the SWWD property. These future road extensions are best located to serve and logically provide access to future de- velopment. Temporary turn - arounds will be required for the dead -ended street in the southeast corner of the site and probably at the north end of Street F if there is no street to connect to on the Newland Communities property. A temporary turn - around is not required for the street at the north boundary line because a house will not front on this street within the Horton site. Landscaped islands in the center of the cul -de -sacs are required to be platted as outlots. The Homeowners Association (HOA) will be 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 is not fair to the general public because these remnant parcels are generally integral to only 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 their home- owner association will be responsible for maintaining this green space. City staff did inform the developer that a buffer strip averaging 75 feet in width had been required to be platted as an outlot for other projects in the Upper Ravine area and that a homeowners association was required to own and maintain these outlots. Public and Private Open Space The Concept Sketch "C" provides approximately two acres of upland for public park /open space and approximately 6.4 acres in other open spaces (e.g.; trail connections, preserved trees, stormwater basins, buffer areas and green spaces). The two largest areas of these parks /open Honorable Mayor Bailey, City Council Members and Ryan Schroeder DR Horton — Development Concept Plan December 13, 2012 Page 12 of 14 spaces is west of the Joliet Avenue, between Street B and Street E and the area east of Joliet Avenue, between Street A and Street B. Trail corridors connecting to the SWWD property is also provided at the west end of Street E and along Street F. The Park Element of the City's Comprehensive Plan shows parks and open space for the SWWD's properties. Earlier this year, a park and trail plan for the Upper Ravine area was pre- pared and proposed a neighborhood park in the northeast corner of Newland Communities' 40- acre parcel and close to Horton's ten -acre parcel on the west side of the SWWD property. All of Norton's concept plans provided adequate trailway connection to the SWWD property. DR Horton modified their initial concept plan to provide additional park frontage along the west side of Joliet Avenue. The proposed frontage shown on Concept Sketch "C" provides public views of the SWWD property and generally conforms to the East Ravine Master Plan in providing large expanses of open space along roadways. Below is an excerpt from the East Ravine Master Plan showing this concept. Oil a ... _. v ,�J - ,►Yi V l� 1 ����q� �.ai4p�,• {tc 1 I i O +� �+ �• ay apov ��� I� �7f _.� 71 1�� ��''. j�l ��, ,_ � ��1 � 1\ � t �� " �t / 1 i � y�� /1 ` h � I I t ' ! `_� i . d _ v� ' ���i � � ? � �l?�so ��, • ,l l� r" ��Ty � `. / of * P •� Ip ° � NOR rst ,• o' :ar, auo ego • — �F `� Y � ��_1_l � _ '- MR a Public views and accessibility of open space. City staff and the developer discussed the merits of public frontage for parks and open space and recognize that constructing a public street with lots only on side of the street is costly for any type of development and eventual reconstruction. As a compromise, the proposed park area shown on Concept Sketch "C" provides for a larger park area as compared to the park area on Concept "A ". There is more linear street frontage along this section of park which increases the public's view of the SWWD's regional stormwater basin. The landscaped islands in the center of the cul -de -sacs are unique and provide an attractive setting in the neighborhood. A public walkway will continue to exist along 70th Street. Additional trail connections are pro- posed within and along the perimeter of the SWWD'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. Honorable Mayor Bailey, City Council Members and Ryan Schroeder DR Horton — Development Concept Plan December 13, 2012 Page 13 of 14 r -,.e Ran,.ePmaay Ffyrvrm. �� 9. w t A L st—, 5e.nh • qk •.3rn ..w Upper East Ravine ~� Parks and Trail Plan On] IX V 144 m M m Future Public Park Plan for Upper Ravine Area of East Ravine Utilities The City's trunk sanitary sewer is located within the future alignment of Ravine Parkway which is an east -west alignment in the northwest corner of Horton's site and in Military Road. Developing the first phase of Horton's site will require connecting into the existing trunk sanitary sewer lo- cated in Military Road. Horton's future phases in the northwest corner of their site will jointly use a sanitary sewer that will also serve the Newland's property. The city's water trunk water main is located on the northeast corner of 70th Street and Joliet Avenue South. This trunk water main must be extended into Horton's site. Both city utilities are adequately sized to serve Horton's 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 Council 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 the economic conditions has adversely impacted growth for many communities and generally recognized that some flexibility to the East Ravine development standards might be considered. LEGEND Future Park Sevlce Brea FUAee RW Area Fssfo!c L Ede. Al JYaL i � Ttad6 PUAlY3)'Attess F' L I »JJ Futwe Park& Open Space MIIII lCora awn ® Easement r�S:t.fe; [mserrngArea P-VM3l StoMV-' FiM Area - F- d_dp"n zdwd-rd�! Pmpused OASavmna EXMNT d --- FutweTrall mamma Futze EastR3APe Pkny. r -,.e Ran,.ePmaay Ffyrvrm. �� 9. w t A L st—, 5e.nh • qk •.3rn ..w Upper East Ravine ~� Parks and Trail Plan On] IX V 144 m M m Future Public Park Plan for Upper Ravine Area of East Ravine Utilities The City's trunk sanitary sewer is located within the future alignment of Ravine Parkway which is an east -west alignment in the northwest corner of Horton's site and in Military Road. Developing the first phase of Horton's site will require connecting into the existing trunk sanitary sewer lo- cated in Military Road. Horton's future phases in the northwest corner of their site will jointly use a sanitary sewer that will also serve the Newland's property. The city's water trunk water main is located on the northeast corner of 70th Street and Joliet Avenue South. This trunk water main must be extended into Horton's site. Both city utilities are adequately sized to serve Horton's 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 Council 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 the economic conditions has adversely impacted growth for many communities and generally recognized that some flexibility to the East Ravine development standards might be considered. Honorable Mayor Bailey, City Council Members and Ryan Schroeder DR Horton — Development Concept Plan December 13, 2012 Page 14 of 14 The group was generally okay with the concept for reducing the 30 -foot minimum front yard set- back 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 pro- posed 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 com- munity park amenities were encouraged to be preserved. The group reiterated the importance of 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. Recommendation The Planning Commission unanimously (8 -to -0 vote) recommended to the City Council the approval of Concept Sketch "A ". DR Horton modified their plan based on the comments suggested by the Planning Commission and has submitted their revised plan as Concept Sketch "C ". The Planning Commission has not seen Concept Sketch "C ", but staff believes the new plan addresses most of the recommendations made by the Planning Commission. The developer proposes to require a 576 square foot minimum attached garage as compared to the Planning Commission's 440 square foot consideration. The developer agrees to create a 75- foot averaged buffer width along 70th Street and the homeowner's association will be responsible for its maintenance. There are advantages and disadvantages whether this buffer strip should be platted as an outlot or allowed as an easement along the rear lot line of those lots abutting 70th Street. These lots will generally have about a 170 -foot depth with extensive landscaping and an undulating earth -berm that provides privacy in the back yards. The developer does not propose to wrap brick or stone around the front corners of the house nor provide a consistent low maintenance trim on all four sides of windows, doors, and garage door. The City Council is asked to provide direction to the developer with respect to the development standards, architectural guidelines and general development alternatives listed in the attached Upper Ravine Development Concepts, Guidelines and Standards. A resolution accepting the Planning Commission recommendation was prepared and is attached for your consideration. If the City Council has other specific conditions to recommend to DR Horton, Council can instruct staff to incorporate those conditions into the resolution. Conditions 1 to 9 in the draft resolution were recommended by the Planning Commission. For purposes of ensuring the DR Horton and Newland Communities projects develop with the same regulations, staff included conditions 10 to 16 for your consideration. UPPER RAVINE DEVELOPMENT CONCEPTS, GUIDELINES AND STANDARDS December 2012 Page 1 &mom 8,450 sq. ft. (10,000 sq. ft. average and developable areas of common ownership, 9 Sq. ft. (10,000 Minimum lot area 11,000 sq. ft. 10,000 sq. ft. excluding R/W will sq. ft. average) 10,000 sq. ft. average be spread equally across all lots and used in averaging lot area calculations) Minimum lot width: At front property line 65 ft. - 75 ft. avg. and not At setback line 90 ft. 65 ft. (75 ft. avg.) 65 ft. on the west side less than 65 ft. only; 70 ft. on the 67 lots with 75 ft. east side (unit count 25 lots with 65 ft. based on 75 ft, avg. W "base plan") Set max. density at 134 a 41 units. Minimum finished floor area: — Single family rambler 1,500 sq, ft. - 1,500 sq. ft. 1,500 sq. ft. 1,500 sq. ft. -2 — All other single-family designs 2,000 sq. ft. - 2,000 sq. ft. 2,000 sq. ft. 2,000 sq. ft. o Minimum front yard setback: - Living space/porch 30 ft. - 25 ft. 25 ft. 25 ft, - Attached garage 30 ft. - 30 ft. 30 ft. 30 ft. Minimum side yard setback - Living space 10 ft, 10 ft, 7.5 ft. 7.5 ft. 7.5 ft. - Attached garage 10 ft. 5 ft. 7.5 ft. 7.5 ft. 7.5 ft. Minimum rear yard setback 35 ft. 35 ft. 35 ft. 35 ft. 35 ft. Minimum garage area 576 sq. ft. 440 sq. ft. 440 sq. ft. 576 sq. ft. 440 sq. ft. Maximum projection of an attached 6 ft. garage on the front of dwelling Maximum height of Maximum height of 38 feet from the top Maximum height of 35 feet Maximum principal structure height 35 ft. 35 ft. 35 feet from the top of foundation — or from the top of foundation. of foundation. measure to mid- point of roof. Page 1 Page 2 MINI MUM �� ,��� � �- � � Sfaderd �� � � .�, R ZA L � 3 ��Neuuland s ,�, �� . arEon s - �F anni g Commission R y I Pao osal� � - Reomme�ron��U Architectural design on all four sides of principal structure Yes N/A No Minimum of 20 % of front facade is Yes, we assume covered by brick, stone, stucco, or Yes NIA this is area of cementious board facade less areas of window, doors, etc. Covered porches or Covered porches or entries, if proposed, entries, if proposed, must extend a must extend a Covered porches extend a minimum minimum of four ft. minimum of four ft. of six feet from the principal structure Yes N/A from principal from principal structure. Covered structure. Covered porches not porches not required on all required on all homes. homes. a Minimum 8/12 roof pitch for the main roof slope on principal structure Yes NIA Yes Brick or stone front facade must wrap around the corners and extend a Yes NIA Wrap around. No Wrap a minimum of 24 minimum of 24 inches along each inches around the corner. side wall L If fences are allowed, must be a Yes N/A Yes Yes Q uniform design and color Consist of Consist of decorative detailing decorative detailing a Residential garage doors visible from such as raised such as raised E street must be raised panels that panels, decorative panels, decorative E o extend across the width of the garage Yes N/A hardware or hardware or door. windows that extend windows that extend across the width of across the width of the top garage door the top garage door panel. panel. Home styles having substantially similar appearance from the street to other Minimum spacing of five lots must single - family homes Yes, defined as separate identical front facade Yes N/A must not be within three across and designs one lot away from one on each side of each side, directly the subject lot. across or diagonally across the same home. Page 2 Page 3 - 5�`� =-� � � %t� � ¢i ^�� �� � -✓" ����� - M^5 1u�- u.�.111� +� ll._ s�r 9 0 '-S �; � r . PrQ4 -� �- Popgsl ���� -� ��� , w mmz A low or no Windows, doors, and garage door maintenance trim on cD must have a consistent trim on all Yes N/A windows, doors, No four sides of dwelling and building L corners. Homeowners Homeowners Areas of common ownership Homeowner N/A Association own Association own Association and maintained and maintained a R -3 Zoning District with Planned N/A Yes Proposed Proposed Recommended with Development Overlay benefits documented. a Platted and deeded Platted and deeded c ai Stormwater basins platted as outlots N/A N/A to City for to City for E ownership and ownership and E 0 maintenance. maintenance. Temporary turn- arounds constructed at dead -ended streets. N/A N/A Yes Yes Recommended Page 3 Page 4 Newland Communities proposed tot- lot combined for future development N/A N/A Yes N/A Recommended of neighborhood park. D. R. Horton proposed land N/A N/A N/A Yes Recommended dedication for public park. Proposes a min. 40 ft. wide (75 ft. wide average east of Proposes a 40 ft. Watershed wide Landscape property). Buffer Easement. If Landscape buffer Platted outlot averaging 75 75 ft. average buffer width along 70 easement. If Street, graded with undulating earth- N/A N/A fencing is proposed, fencing is proposed, feet in width, undulating berms and densely landscaped. must be uniform must be uniform in earth -berms and densely design and on the design and on the landscaped house side of berm house side of berm/ N — no chain -link. landscaping — no as ? chain -link. West of watershed property matches Newland. a Underground irrigation system for all N/A N/A Yes Yes Recommended turf areas maintained by HOA. G E Future street connection in NE corner Q. of Newland Communities property and NW corner of D. R. Horton's 10 N/A N/A Yes Yes Recommended acre parcel in their SW corner of their o property. Landscaped islands provided in L center of cul -de -sacs. Proposed center islands platted as outlots. N/A N/A Yes Yes Recommended c� Homeowner association owns and maintains these outlots. Homeowner Association created. N/A N/A Yes Yes Recommended Newland Communities construct sidewalk on the east and west sides of Jensen Avenue between 70t N/A N/A Yes N/A Recommended Street and the first intersecting street to Jensen Avenue. D.R. Horton construct sidewalk on the east and west sides of Joliet Avenue N/A N/A N/A Yes Recommended between 70 Street and the first intersecting street to Street A. 70 Street right-of-way dedication. N/A N/A 92 ft. 92 ft. 92 ft. R/W for entry road off 70th Street to N/A N/A 70 ft. wide 70 ft. wide 70 ft. wide the first street intersection. Local street right -of -way dedication. N/A N/A 60 ft. 60 ft. 60 ft. Page 4 RESOLUTION NO. 2012 -XXX A RESOLUTION APPROVING A DEVELOPMENT CONCEPT PLAN PROPOSED BY D.R. HORTON FOR A RESIDENTIAL PROJECT ON THE WOZNIAK PROPERY WHEREAS, D.R. Horton has submitted a development concept plan for a residential project located on the Wozniak property. The property is legally described as: (Legal Description to be inserted) WHEREAS, the subject property is designated in the Cottage Grove Comprehensive Plan for Low Density Residential development; and WHEREAS, the proposed development concept plan is located in the Upper Ravine area of the East Ravine Master Plan. Approval of the development concept plan is the first procedure before considering future planning and zoning applications for development; and WHEREAS, the City's review of the development concept plan is intended to provide the developer with feedback on their plan before they can file a rezoning application to rezone the property from AG -1, Agricultural District, to R -3, Single - Family Residential District, and PDO, Planned Development Overlay District; approval of a final development plan; and approval of preliminary and final plat applications; and WHEREAS, the Planning Commission reviewed D.R. Horton's concept plan on November 26, 2012; and WHEREAS, a planning staff report, which detailed specific information on the property and the application request, was prepared and presented to the Planning Commission on November 26, 2012; and WHEREAS, the public meeting was open for public testimony and testimony from the applicant was received and entered into the public record; and WHEREAS, the Planning Commission held discussions on the project relative to low density residential development standards (e.g.; minimum lot sizes and widths, public and private open space, development guidelines cited in Resolution No. 06 -111, etc.), future road- way connections, and public park development; and WHEREAS, the Planning Commission voted eight to zero to recommend approval of the development concept plan to the City Council, subject to the conditions listed below. NOW, THEREFORE BE IT RESOLVED, the City Council of the City of Cottage Grove, Washington County, Minnesota, hereby approves D.R. Norton's residential development Con- cept Sketch "C" Plan dated December 13, 2012, for property legally described above; subject to the following conditions: Resolution No. 2012 -XXX Page 2 of 3 1. Temporary turn - around is constructed at the dead -ended street located at the southeast corner of the site. 2. Subdividing the property includes the platting of an outlot paralleling and abutting 70th Street. This outlot shall 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. 3. The cul -de -sac and lot layout on the ten -acre parcel west of the SWWD property shall be modified to provide a future street connection at the north end of the parcel. With this street connection, a cul -de -sac street is not necessary on the ten -acre parcel. The proposed future street connections crossing Military Road and easterly to the Cedarhurst Mansion property are acceptable. 4. 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. 5. A homeowners association must be created for this development. 6. A sidewalk is constructed on the east and west sides of Joliet Avenue located between 70th Street and Street A. 7. The minimum front yard setback for the living area of a dwelling must not be less than 25 feet and 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. 8. The minimum finished floor area for a single - family rambler is 1,500 square feet and 2,000 square feet for all other single - family designs. 9. The average lot width shall be a minimum of 75 feet measured at the 25 -foot minimum front yard setback line. 10. The minimum attached garage area shall be 440 square feet. 11. Architectural design is required on all four sides of the principal structure. 12. A minimum of 20 percent of the front fagade is covered by brick, stone, stucco, or cementious board. The front fagade area does not include windows, door areas, or garage doors. 13. The minimum roof pitch for the main roof slope is an 8/12 pitch. 14. Brick or stone front fagade must wrap around the front corners and extend a mini- mum of 24 inches along each side wall. Resolution No. 2012 -XXX Page 3 of 3 15. The buffer strip or outlot paralleling 70th Street must average 75 feet with a 40- foot minimum width. The City will consider reducing this 75 -foot average width if additional public open space is provided elsewhere within the subdivision. 16. Windows, doors, and garage doors must have low or no maintenance trim on all four sides of the dwelling. Passed this 19th day of December, 2012. Attest: Myron Bailey, Mayor Caron M. Stransky, City Clerk q KEATS .. r1 w � w iA ill E 1 il� i � a : • ,J A it i � m / 7 / o I rw r+ rn LO 0 1 N N w '3AV i3nor i W w 2 /� oo m, r a . N F I Lf1 IJ ^ J 1332Y15 O 100-1 M 1 �I N n w _ . 1 H L ^ _ c d . e � v D C Y C O O- C Y Y w p VI d v a b •_ _ `\ e W -a.� W .O `�, a m m -•.a w '> N ,� J p c= { iJ 1zj U. ;g 2- a`n.o aNM�Um t7z a't733 ' z a`� o = r I,