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HomeMy WebLinkAbout2012-12-19 PACKET 08.D.REQUEST OF CITY COUNCIL ACTION COUNCIL AGENDA ITEM # DATE 12/19/12 • • PREPARED BY Community Development Jennifer Levitt ORIGINATING DEPARTMENT STAFF AUTHOR COUNCIL ACTION REQUEST Consider approving a development concept plan proposed by Newland Communities for a residential project on the property located north of 70th Street and approximately one -third mile east of Jamaica Avenue. Adopt the resolution approving the concept plan proposed by Newland Communities for a residential project. BUDGET IMPLICATION $N /A $N /A N/A BUDGETED AMOUNT ACTUAL AMOUNT FUNDING SOURCE ADVISORY COMMISSION ACTION DATE REVIEWED APPROVED DENIED ® PLANNING 11/26112 ❑ ® ❑ ❑ 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 dministrator Dafe 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: Newland Communities — Development Concept Plan in the Upper Ravine Area Newland Communities 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 92 lots for de- tached single - family homes on approximately 39.48 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 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. ema I Newland Communities Single - family Residential Development Concept Plan November 2012 "75 7000 9M 71551 Location Map Advisory Commission Recommendations Planning Commission The Planning Commission reviewed Newland's concept plan on November 26, 2012. Based on the Planning Commission's and staff comments, Newland has revised their Concept Site Plan dated October 9, 2012. For purposes of comparing their revised Concept Site Plan dated December 12, 2012 with their original Plan, both concept plans are shown below. The Planning Commission has not seen the revised Concept Site Plan 12/12/12. Honorable Mayor Bailey, City Council Members and Ryan Schroeder Newland Communities — Development Concept Plan December 13, 2012 Page 2 of 14 Goebel Property Cott-age Grove, A-IN FWAFRTY e, Concept Site Plan- 10/9/12 X N WI ,V.11 Proposed Lot Standards _ `��`,�',' 1 }',' r d I `� n i ., � drvro P .... . ..... . ........... 75'Lots (R-31) 111r1murn Lot VI'M 75' @ se=A Wir.1murn LctAre3 10.00D Sr 'Front Of k 20 (25'garage) Corner r1c 20' Ole Setoact t0 garage Rear Se•.Daca kv MANTITUrn Hewn 35' 7 __J of Development Data 19.48 Ar Gross Area to 36.46A— - 70th Street ROW 12.25 Ao. Park 1 0.48 Ac- Ponding, 11.15 Ac. NetAre3 138.77 A,- ,.4- Proposed Units 93 Net Density 2.53 dufAe. Gross Da_ city 1238 dLdAe ,. - . 1, i .Y � � 1 ' I i , wh Concept Site Plan 10/9/12 Newland Property. - F i Cottage Grove, MN Concept Site Plan- 12/12/12 LEGEND Lot Size Num. of Units Proposed Lot Standards 67(73%) PDO (R -3 " 1 JZ4 MIN.— Lot WR11% 65 qV&q) M rimm. LWArea 6 4N) ST(18.0004TAI-9 65' lets 25(2796) , rortsema 2� (W garage) I Am. L_J Comer 04i S-MA 21Y 5 17' stZack 7 .5 garage Rearsetwi W Total 92 mavrIvT Height 35 'Y t�\ Development Data Gross Area :k 3gA 8 Ac. t 70th Street ROW 1 225 Ac. Park t. 125 Ao. Po.d 11.42 Ac. NetArea 1 34.56 Ao. prosed Units 92 po Net Density 1 2.66 du.'Ac- Q Gross Dens 1 2.47 dulAc. 1.11,11111 Average Lot Area 112.577 sr - lei lothstree Concept Site Plan 12112112 Newland Communities and their consultant explained to the Planning Commission the objectives of their proposed development plan and the purpose in requesting the City's consideration to re- zone the property to R-3, Single-family Residential District with a Planned Development Overlay. Variations to the R-3 development standards and the general guidelines recommended in the Honorable Mayor Bailey, City Council Members and Ryan Schroeder Newland Communities — Development Concept Plan December 13, 2012 Page 3 of 14 City's Resolution No. 2006 -111, a resolution establishing certain guidelines and polices in the East Ravine Area of the City pertained to the following: • Minimum lot area. • Minimum lot width. • Minimum building side yard setbacks. • Minimum front yard setback. • Averaging buffer strip along 70 Street • Public view and accessibility to SWWD's - outlot vs easement. Property. • Future design for 70 Street. • Trail connections. • Public parks and open spaces. • Future roadway connections. • Brick, stone, stucco front fagade • Brick and /or stone front fagade wrapped around corners. • Minimum attached garage area. • Four -sided architecture. • Front porches. • Minimum finished floor areas 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, Horton's proposal, and the Planning Commission's recom- mendations. The Planning Commission generally supported the idea of allowing the minimum front yard set- back 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 sup- ported. The Planning Commission also favored the idea of having two street connections along the east side of the site to provide future street connections to the ten -acre parcel located be- tween the SWWD's property and Newland's site. The proposed trail connection to the SWWD's property north of Newland's site was agreeably a practical location and provided a public trail connection that benefits the community. The Planning Commission discussed the proposed tot -lot location and the opportunities to increase the park area with additional land from Newland Com- munity and SWWD. 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 Newland Communities — Development Concept Plan December 13, 2012 Page 4 of 14 ROADWAY TYPICAL SECRON RURAL DFAM WRH RAISED NTMIAN BOLE PATW ON Will 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. ROADWAY TYMCAL SIMON URNAC'iMURAL DNDEO WITH RAISED UW AN DIKE PATHS ON BOTH SIDES IL i3 //C 11� /EO �1 1] I 14 II Ii 11 1➢ 1 9 / pT f h 1 T fM:IxDiR I.0 I.* MY NIS �OR� ALIT I" I" 1NU L.W 111u LYt M It" "W / 0 «ul ilTN 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 55 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 Site Plan 10/9/12 with the revisions listed below. The Planning Commission has not seen the revised Concept Site Plan dated 12/12/12, which was prepared by the developer in response to the comments made by the Planning Commission and city staff. 1. Temporary turn - arounds are constructed at the dead -ended streets located at the west and east boundary lines of the site. ROADWAY YYPWAL 8EC710N URBAN SECTION WTTH RAISED NEDM BOW PATH ON BOTH SIDES Honorable Mayor Bailey, City Council Members and Ryan Schroeder Newland Communities — Development Concept Plan December 13, 2012 Page 5 of 14 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 con- sistent 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 accom- modated. 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 plat- ted 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 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. 10. 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. 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 classifications) 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: Honorable Mayor Bailey, City Council Members and Ryan Schroeder Newland Communities — Development Concept Plan December 13, 2012 Page 6 of 14 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 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 Com- mission 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 oppor- tunity 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. Honorable Mayor Bailey, City Council Members and Ryan Schroeder Newland Communities — Development Concept Plan December 13, 2012 Page 7 of 14 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. 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 Newland Communities has revised their concept plan to better address some of the issues sug- gested by the Planning Commission and city staff. The revised concept site plan provides more park land and open space and one additional future roadway connection to the property east of their site. Concept Site Plan 12/12/12 is generally consistent with the East Ravine Master Plan, which was adopted in June 2006. A comparison between the Newland Communities revised development plan and the East Ravine Plan is shown below. i !1 Concept Site Plan 12/12/12 Upper Ravine Area for East Ravine The Concept Site Plan 12/12/12 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 92 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 that averages 55 feet. This buffer area includes landscaping and earth- berms. The City has re- quired a 75 -foot wide averaged buffer strip along these minor arterial roadways for other projects in the East Ravine area. Instead of an outlot for the buffer strip, Newland proposes to plat this buffer strip as an easement. Honorable Mayor Bailey, City Council Members and Ryan Schroeder Newland Communities — Development Concept Plan December 13, 2012 Page 8 of 14 • The proposed park land /open space shown on the concept plan is at the end of a public street that provides public view into the South Washington Watershed (SWWD) property. This private open space is in the general area where a future neighborhood park is proposed. • Trail connections and landscaped islands are proposed and are acceptable to the City. En- trance features and landscaping is recommended at the 70th Street and Jensen 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. Concept Site Plan 12/12/12 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 92 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. The average width of this buffer strip is less than 75 feet wide. 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, Newland is proposing to plat this buffer strip as an easement. Newland's revised concept plan provides a stormwater basin (approximately 1.42 acres) cen- trally located along the east side of their property and a public park area (1.25 acres) centrally located along the north boundary. Both of these open spaces will be platted as outlots. The proposed public park is 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. Honorable Mayor Bailey, City Council Members and Ryan Schroeder Newland Communities — Development Concept Plan December 13, 2012 Page 9 of 14 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. 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 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 8,450 sq. ft. (10,000 sq. ft. average with park land and stormwater basin) 75 feet average at the building pad setback) 7.5 feet 7.5 feet 25 feet (house) 30 feet (garage) 35 feet 98 feet (average) 20 feet , I \ ena ) Newland Communities Single- family Residential Development e Concept Plan November 2012 N It ` Rose of Sharon Church: ]a F1 p ' �'�''� 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 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 8,450 sq. ft. (10,000 sq. ft. average with park land and stormwater basin) 75 feet average at the building pad setback) 7.5 feet 7.5 feet 25 feet (house) 30 feet (garage) 35 feet 98 feet (average) 20 feet Honorable Mayor Bailey, City Council Members and Ryan Schroeder Newland Communities — Development Concept Plan December 13, 2012 Page 10 of 14 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. Density The developer's revised Concept Site Plan 12/12/12 proposes 92 lots for detached single - family dwellings that results in 2.47 dwelling units per acre (gross land area). Subtracting the 92 feet of right -of -way for 70th Street (CSAH 22) and the 1.42 acre stormwater basin in the east central area of the site and 1.25 acre park, the density increases to 2.66 dwelling units per acre. The average lot area is 12,577 square feet. 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 designation describes this land use designation as being in the met- ropolitan urban service area (MUSA) at gross densities of one to four units per acre. Staff finds the proposed density conforming to the approved development policies for the East Ravine Master Plan and the City's Comprehensive Plan for this area. Honorable Mayor Bailey, City Council Members and Ryan Schroeder Newland Communities — Development Concept Plan December 13, 2012 Page 11 of 14 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 pro- posed along the rear lot line of the 170 to 215 -foot lot depths that abut 70th Street. 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 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. Four future roadway connections are proposed to serve other adjoining parcels. The eastern and western road extensions are best located to serve and logically provide access to future devel- opment on the adjoining parcels. 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. A concept plan for the Goebel property is requested to better determine the best location of this northerly road extension. Goebel Property Northerly Road Extension McHattie Property y _ •4 Yu G a SWWD Property Westerly Road Extension '+ � Easterly Road Extension -< i - Wozniak Property Temporary turn - arounds will be required at the dead -ended streets located in the northwest and east sides 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. The revised Concept Site Plan pro- vides two roadway connections to the abutting ten -acre parcel that is proposed to be developed by DR Horton. This is consistent with the recommendation made by the Planning Commission. Honorable Mayor Bailey, City Council Members and Ryan Schroeder Newland Communities — Development Concept Plan December 13, 2012 Page 12 of 14 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 40 -75 foot wide green space (averages 55 feet) 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 homeowner 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 re- quired to own and maintain these outlots. This 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 aver- age width if additional public open space is provided elsewhere within the subdivision. Public and Private Open Space Concept Site Plan 12/12/12 shows a 1.25 -acre park area at the north- central area of the site. This park area increased from a 0.4 -acre tot -lot area. The developer revised their plan as recom- mended by the Planning Commission and city staff so that it better conformed with the Upper East Ravine Park and Trail Plan. 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. The City's conceptual plans for this park include a playground area, shelter, multi - court, backstop structure on a small open grass area, and a hill for climbing /sledding. The hill could potentially be used as an amphitheater for small gatherings. Staff will continue to work with the developer in developing a park plan for this area. The landscaped islands in the center of the cul -de -sacs are unique and provide an attractive set- ting in the neighborhood. 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's property. 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 Site Plan 12/12/12 provides for a larger park area as compared to the park area on Con- cept Site Plan 10/9/12. There is more linear street frontage along this section of park which increases the public's view of the SWWD's regional stormwater basin. Honorable Mayor Bailey, City Council Members and Ryan Schroeder Newland Communities — Development Concept Plan December 13, 2012 Page 13 of 14 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. w Upper East Ravine P ~� s ~�� m Parks and Trail Plan 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 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. 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 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. Y.Y. i q / S A v LEGEND 1 a L�ltlpe Pdlk Sfrl�if H6) a 1Y � � � i LVIiP +Hfst Att3 ` •� 4 t J � � ° S' pntaca tE.asleni rsicn� 1'nYb PaAx�y Access .:• 34rtG�. -- - �. ", I _ 4 �Y? L� Ft- Park&OW Spa e ® AWDt&t COluNntlon � Jy1 \ . i ___ ;�li +! CmsirvancyMa a . ( l + f4 IfiYli_i•�yy�!"` . V ,� y_4 t ' P2gkvtasS NYtet 39n S ^ •''I' ,y P.P_»ksaraniu �A�rA Fultrt EastR 4Y�Pk'Ay. 'a'S•l� � _- _ _� �t � �Mt . .�� .���� •) w Upper East Ravine P ~� s ~�� m Parks and Trail Plan 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 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. 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 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 Newland Communities — 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 ap- proval of Concept Site Plan 10/9/12. Newland Communities modified their plan based on the comments suggested by the Planning Commission and has submitted their revised plan as Con- cept Site Plan 12/12/12. The Planning Commission has not seen Concept Site Plan 12/12/12, but staff believes the new plan addresses most of the recommendations made by the Planning Commission. The developer proposes to create a slightly meandering (40 to 75 feet wide) buffer easement along 70th Street. The average width of the buffer is 55 feet. The homeowner's association will be responsible for maintaining this buffer area. There are advantages and disadvantages whether this buffer strip should be platted as an outlot or allowing an easement along the rear lot line of those lots abutting 70th Street. These lots have a 170 to 215 foot depth range with extensive landscaping and an undulating earth -berm that provides privacy in the back yards. The average lot area for the 15 lots abutting 70th Street is 14,155 square feet. Seventy -three percent of the lots (67 lots) will have a 75 -foot wide lot measurement at the building pad setback. Twenty -five lots will have a 65 -foot lot width at the building pad setback. The 65 -foot wide lots are along the south and west sides of the site. The developer does propose to require their builders to wrap brick or stone around the front corners of the house and 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 Newland Communities, 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 Newland Communities and DR Horton projects develop with the same regulations, staff included conditions 10 to 16 for your consideration. RESOLUTION NO. 2012 -XXX A RESOLUTION APPROVING A DEVELOPMENT CONCEPT PLAN PROPOSED BY NEWLAND COMMUNITIES FOR A RESIDENTIAL PROJECT WHEREAS, Newland Communities has submitted a development concept plan for a residential project located in the Southeast Quarter of the Southwest Quarter of Section 3. 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, 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 Planning Commission reviewed Newland Communities Concept Site Plan dated October 9, 2012 on November 26, 2012; and WHEREAS, the public meeting was open for public testimony and testimony from the appli- cant 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 pri- vate open space, development guidelines cited in Resolution No. 06 -111, etc.), future roadway 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 Newland Communities residential develop- ment Concept Site Plan dated December 12, 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 pro- vided 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 Cedar - hurst 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 minimum 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 a 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 UPPER RAVINE DEVELOPMENT CONCEPTS, GUIDELINES AND STANDARDS December 2012 Page 1 Newland s or9ns (an Ingom ass�o , w �.���� r o osai : Pro 00 WWR Recomfien afin 8,450 sq. ft. (10,000 sq. ft. average and developable areas of common ownership, 9,100 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, a 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 units. E Minimum finished floor area: — Single family rambler 1,500 sq. ft. - 1,500 sq. ft. 1,500 sq. ft, 1,500 sq. ft. 0 — All other single - family designs 2,000 sq. ft. - 2,000 sq. ft. 2,000 sq. ft. 2,000 sq. ft. o 0 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 dwellin 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 ^ @IIt t� N lan . S ��� OrtOl S 11111t1 0 SSA tl �� �=� � � � Pro oral Pro osal,_� .��Recomrn�r�d_alr►on Architectural design on all four sides Yes _ N/A No of principal structure Minimum of 20 % of front facade is Yes, we assume covered by brick, stone, stucco, or Yes N/A 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 N/A Yes Brick or stone front facade must wrap around the corners and extend a Yes N/A 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 Residential garage doors visible from such as raised such as raised E street must be raised panels that panels, decorative panels, decorative E 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 Yes, defined as Minimum spacing of five lots must single - family homes three across and separate identical front facade Yes N/A must not be within 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 S d s om m.ss�on #a da ,y z A� `� �� Rte' , � r�,::I� 0 ,��'J^" p <, ReQmmen anon A low or no CD :2 Windows, doors, and garage door maintenance trim on c5 must have a consistent trim on all Yes N/A windows, doors, No four sides of dwelling and building corners. Homeowners Homeowners Areas of common ownership Homeowner N/A Association own Association own Association and maintained and maintained Q R -3 Zoning District with Planned Recommended with Development Overlay N/A Yes Proposed Proposed benefits documented. a Platted and deeded Platted and deeded Stormwater basins platted as outlots N/A N/A to City for to City for E ownership and ownership and o maintenance. maintenance. Temporary turn - arounds constructed at dead -ended streets. N/A N/A Yes Yes Recommended Page 3 Page 4 �� �; � �� ewl nd s � orton s - Planning Comm�ss�4n R _ Pto osalPro so al Recommenatfon- ri_ n 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 dedication for public park. N/A N/A N/A Yes Recommended Proposes a min. 40 ft. wide (75 ft. wide average east of Proposes a 40 ft. Watershed property). wide Landscape 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 in must be uniform in earth -berms and densely design and on the landscaped design and on the house side of berm house side ofberm/ — no chain -link. landscaping — no chain -link. West of c watershed property matches Newland. Underground irrigation system for all turf areas maintained by HOA. N/A N/A Yes Yes Recommended Future street connection in NE corner E of Newland Communities property 2 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 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 70th 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 between 70th Street and the first N/A N/A N/A Yes Recommended intersecting street to Street A. 70th 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 e 0 0 3 in Z W Q LLI r I V/' i � � I�., • j I (II. m r � all I � v N i T w 1 Ln J V) n 0 J L!') CU N Ln O J N - c r--1 � all I � v N i T w w � W O E N ON 0 C ° cc 7@ ca Q N = y 0 Z L Q Q 0 w 0 O L L p ttf O N C�I- CL ILzCLz( ^� L I ro z 4-J >�� C co Co Ln J V) n 0 J L!') CU N Ln O J Ci U CU CU CU N (3 U Q Q Q Q Q C Q Q 00 LOLnNC.O a =3 It N N 'a 'a 't 1.0 6N��ch C.0 I M +I +I +I M Cfl 't +I +I N N +I +I N - c r--1 � all I �I N i T w � W E O cn 0 C ° cc 7@ ca Q N = y 0 L Q Q 0 w 0 O L L p ttf O N C�I- CL ILzCLz( ^� L I Cl) O N z ��c ��m >�� C co Co �, ENO v � v .,.., O O (000NN�MM C (1) r✓ L �U) ^, /� O cxJJ�2 2 2_ O ° O E C z O U L m a 0. 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