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2014-02-24 PACKET 06.1.
STAFF REPORT CASE: C2014 -004 ITEM: 6.1 PUBLIC MEETING DATE: 2/24/14 TENTATIVE COUNCIL REVIEW DATE: 3119/14 APPLICATION APPLICANT: Lennar Homes REQUEST: A concept plan review of a proposed residential subdivision consisting of 302 single family homes. SITE DATA LOCATION: ZONING: GUIDED LAND USE North of 65th Street between Ideal Avenue and Inwood Avenue AG -1, Agricultural Preservation Low Density Residential LAND USE OF ADJACENT PROPERTIES: CURRENT GUIDED NORTH: (Woodbury) Agricultural Rural Estate EAST: Agricultural Residential SOUTH: Residential Residential WEST: Residential Residential SIZE: 141 acres DENSITY: 2.8 units per acre RECOMMENDATION Approval, subject to the conditions stipulated in this staff report. cottage COTTAGE GROVE PLANNING DIVISION ere Pose and P Meet Planning Staff Contact: John McCool, Senior Planner, 651 - 458 -2874, Imccool(o)cottage- g rove. org Application Accepted:_ January 17 2014 60 -Day Review Deadline: March 18. 2014 City of Cottage Grove Planning Division • 12800 Ravine Parkway South • Cottage Grove, MN 55016 Planning Staff Report Lennar Homes Concept Plan Review Bothe Property Planning Case No. C14 -004 February 24, 2014 Proposal Lennar Homes has submitted a concept plan for a residential development in the Upper Ravine neighborhood in the East Ravine. The concept plan proposes the platting of 302 lots for detached single - family homes on approximately 141 gross acres of land located in Cottage Grove. The prop- erty is currently owned by Roger and Ruth Anne Bothe. The Bothes also own an additional 19 acres in Woodbury that adjoins their 141 acres. Lennar Homes is interested in purchasing Bothe's land to develop 302 detached single - family homes on the 141 -acre site in Cottage Grove. The 141 -acre site is located north of 65th Street, between Inwood Avenue and Ideal Avenue. A location map is shown below. LENNAR HOMES 1160 acres - Single- family Dev. Concept Plan E Location Map Reviewing a concept plan provides the developer and City an opportunity to evaluate and com- ment on the general street and lot layouts, location of proposed public and private open spaces, general drainage and stormwater runoff patterns, and relationship and interconnection between the proposed development and neighboring properties. Based on the City's cursory review and comments, the developer will evaluate the City's comments and prepare a preliminary plat. The developer will later apply for a rezoning, preliminary plat and final plat once the City has provided feedback on the overall concept plan. A copy of Lennar Homes' concept plan is shown below and a copy of their written narrative describing the project is attached. Planning Staff Report Lennar Homes — Bothe Property Development Concept Plan February 24, 2014 Page 2 of 17 � I I r L J I I I � I I - --I I r -j , � I I J I � I Concept Sketch Review Process Application Received: January 17, 2014 Acceptance of Completed Application: January 17, 2014 Tentative City Council Date: March 5, 2014 60 -Day Review Deadline: March 18, 2014 Concept Plan Summary The concept plan is designed with the general standards of the R -3, Single - Family Residential Zoning District. The plan proposes the development of 302 lots for detached single - family houses on approximately 108 net acres for a net density of 2.8 units per acre. This does not include the 19 acres of land located in Woodbury. Planning Staff Report Lennar Homes — Bothe Property Development Concept Plan February 24, 2014 Page 3 of 17 Of the 302 proposed lots, 129 lots (43 %) are proposed to have a 70 -foot minimum lot width measured at the 30 -foot minimum building front yard setback line. The average lot width for these 129 lots will be approximately 80 feet with a 12,300 square foot average lot area. The proposed 70 -foot wide lots are located on the southern one -half of the 141 -acre Bothe site. One hundred seventy three lots (57 %) are proposed to have an 80 -foot minimum lot width measured at the 30- foot minimum building front yard setback line. The average lot width for these 173 lots will be ap- proximately 86 feet and an averaged lot area of 12,450 square feet. Other site characteristics are: • Approximately six acres dedicated to the City for Sunny Hill Park. • Approximately five acres dedicated to the City for Ravine Parkway right -of -way. • Transitioning 65th Street into the future easterly extension of Ravine Parkway. • Future roadway connections to adjoining properties. • Average lot areas are larger than the R -2.5 (11,000 square feet), R -2A (11,000 square feet) and R -3, (10,000 square feet) Districts. Planning Considerations Property Characteristics The Bothe property has 141 gross acres in the City of Cottage Grove and approximately 19 gross acres in the City of Woodbury. Most of the site is tillable agricultural land with several grass waterways bisecting the site. Surface water drainage generally flows from the west to east. The 141 -acre site is partially bounded by Ideal Avenue in the southwest corner of the site, 65th Street along the south side, and Inwood Avenue on the east side. An aerial photo of the property is shown below. A large above- ground electrical transmission line exists along the west side of Inwood Avenue. A private overhead utility service line from Ideal Avenue to the farmstead site is on the west side of the 141 -acre site. The private access drive to the farmstead connects to 65th Street. 2010 Aerial Photo — Bothe Property Planning Staff Report Lennar Homes — Bothe Property Development Concept Plan February 24, 2014 Page 4 of 17 The farmstead consists of two residential dwellings, many agricultural structures and grain bins located in the west - central area of the property. An aerial view of the farmstead is shown below. h � n n N WI. 0 W 100 200 S Feel - Botha Farmstead East Ravine Master Plan The 141 -acre Bothe parcel is within the Upper Ravine neighborhood of the East Ravine. The Upper Ravine area and the general land use designations for this area are shown below. The lighter yellow color is single - family lots with a minimum lot width of 85 feet, the orange color are lots with less than 85 foot widths, and the tan colored lots are twin homes. Nophbarhaod t Noah YY ' ♦�j Y i Yii ���.� q Y. i � y1. t - 7n Y� s 3 w Y Y Neighborhood 1 North (Upper Ravine) District for East Ravine Planning Staff Report Lennar Homes — Bothe Property Development Concept Plan February 24, 2014 Page 5 of 17 The concept plan proposes 129 single - family lots with a 70 -foot minimum lot width at the 30 foot front yard setback line and with an overall 80 -foot average lot width, and 173 single - family lots with an 80 -foot average lot width at the 30 foot front yard setback line and with an overall 86 -foot average lot width. The proposed concept plan also provides public /private open space areas that are generally consistent with the Upper Ravine area of the East Ravine Master Plan (March 2006). Overall, the proposed concept plan is consistent with the approved East Ravine Master Plan. Future Land Use The future land use map of the City's Future Vision,2030 Comprehensive Plan designates two future land uses on the Bothe property. Low density residential is the prominent land use desig- nation with a linear parks /private open space corridor bisecting the southeast corner of the site. Low density residential provides a gross density of one to four units per acre. The concept plan proposes a net density of approximately 2.8 units per acre for the 141 -acre site. The park/private open space designation is along the proposed Ravine Parkway corridor. This proposed roadway corridor extends easterly and connects to Jamaica Avenue, which is approx- imately one -half mile east of the Bothe site. The Future Land Use Plan for the Bothe property and surrounding properties is illustrated below. The proposed concept plan substantially conforms to the Future Land Use 2030 Plan. Cottage Grove Future Land Use 2030 w�E \ � city or WOOtlbury \ LEGEND ¢0th S city of Cott., G'.. CO City Boundary = � J c , 9st =St -A ND USE Agricultural Rural Residential Low Density Residential Med Density Residential Sr High Density Residential h, , Mixed Use -_- Commercial IBC F =L Transitio n Planning Area Transition L d Parks/Pdvate Golf Coume �F Mlsslssi (River 1 r�—c� Cottage Grove - Future Land Use 2030 The City of Woodbury's Comprehensive Plan shows the future land use designation for the 19- acre parcel in Woodbury as rural estate development. This land use designation is intended to offer a rural setting for estate or executive homes. Public services are not contemplated, therefore Planning Staff Report Lennar Homes — Bothe Property Development Concept Plan February 24, 2014 Page 6 of 17 private on -site sewer and water systems would need to be utilized at a density of one unit per three acres. If city water and sanitary sewer services are available, Woodbury's staff reported that a one -acre minimum lot area will be required. An excerpt from Woodbury's Future Land Use map (July 14, 2010) for the area near Bothe's 19 -acre parcel in Woodbury is shown below. Rural Estate lr� U162n Eslete Medium Density Low Do nsity 79 -acre Bothe parcel in Woodbury The City of Cottage Grove could serve most of the 19 -acre parcel with municipal services, but the applicant and /or property owner would need to file a comprehensive plan amendment and re- zoning application for Woodbury's consideration. Planned Development Overlay (PDO) Plan Procedure The Planned Development Overlay (PDO) is a tool that permits and encourages flexibility 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 requirements only if the result of the variation is equal or superior to the results achieved with the underlying zoning standards. A PDO application provides the developer an opportunity to prepare responses to design alterna- tives and to document the benefits of incorporating flexibility from 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 features, 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 effec- tive 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 adja- cent land uses in harmony with the comprehensive plan and the underlying zoning districts; and Woodbury — Future Land Use Planning Staff Report Lennar Homes — Bothe Property Development Concept Plan February 24, 2014 Page 7 of 17 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 par- cels 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 prin- cipal 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 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 development 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 pro- posed 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. Approval of a concept plan would result in the preparation of a preliminary plat, final plat, rezoning application, and final development plans for the project under the proposed PDO performance standards. Planning Staff Report Lennar Homes — Botha Property Development Concept Plan February 24, 2014 Page 8 of 17 Zoning The table below compares development standards for the R -2.5, Residential; R -3, Single- family Residential; R -4, Low Density Residential; and R -2A, Residential Single - Family Districts. The Pinecliff neighborhood west of the Bothe property is zoned R -2.5 and the Highlands neigh- borhood south of the Bothe property is zoned R -3. The Bothe property and properties to the east are currently zoned AG -1, Agricultural Preserve, and are part of the East Ravine Master Plan which originally proposed residential development to match the R -2A development standards. Four residential projects have developed in the Upper Ravine of the East Ravine. The first two projects developed under the R -2A standards. The more recent developments were rezoned to R -3 with a Planned Development Overlay (PDO). The latter two developments generally followed the R -3 development standards with flexibility to the front yard setbacks, side yard setbacks, and varied lots widths averaging 76 feet. A summary of these projects are shown in the table below. PROJECT NAME R -2.5 R -3 R -4 R -2A Minimum lot area 11,000 s . ft. 10,000 s . ft. 7,500 s . ft. 11,000 s . ft. Minimum lot width 85 feet 75 feet 60 feet 85 feet Min. side yard setback (house) Min. side yard setback attached garage) 10 feet 10 feet 10 feet 5 feet 7.5 feet 5 feet 10 feet (House < 30 ft.) 15 ft. (house >30 — 35 ft. 10 feet Minimum front yard setback 30 feet 30 feet 30 feet 30 feet Max, projection of attached garage In front of dwellin 6 feet Minimum rear yard setback 35 feet 35 feet 35 feet 35 feet Corner lot width 95 feet 85 feet 70 feet 95 feet Minimum side yard setback on a corner lot 20 feet 20 feet 20 feet 20 ft. local street 25 ft. collector street Min. lot width at RIW for cul -de -sac lots 65 feet 65 feet Min. lot width at front setback line for cul -de -sac lots 90 feet 90 feet Max. principle structure height 35 feet 30 feet 35 feet 35 feet Minimum attached garage size 440 s . ft. 440 s . ft. 440 s . ft. 576 s . ft. Minimum finished floor area: Single- family rambler All other single -family designs N/A N/A N/A N/A N/A N/A 1,500 sq. ft. 2,000 s . ft. The Pinecliff neighborhood west of the Bothe property is zoned R -2.5 and the Highlands neigh- borhood south of the Bothe property is zoned R -3. The Bothe property and properties to the east are currently zoned AG -1, Agricultural Preserve, and are part of the East Ravine Master Plan which originally proposed residential development to match the R -2A development standards. Four residential projects have developed in the Upper Ravine of the East Ravine. The first two projects developed under the R -2A standards. The more recent developments were rezoned to R -3 with a Planned Development Overlay (PDO). The latter two developments generally followed the R -3 development standards with flexibility to the front yard setbacks, side yard setbacks, and varied lots widths averaging 76 feet. A summary of these projects are shown in the table below. PROJECT NAME YEAR NO. OF LOTS ZONING COMMENTSISTATUS Preserve at Cottage Grove 2007 40 R -2A R -2A standards applied. McHattie Farms (Concept Plan 2007 99 R -2A Never developed. Waters at Michael's Pointe 2011 13 R -2A R -2A standards applied. Eastridge Woods 2013 134 R -3 with PDO 25 foot min. front yard setback, 15 foot min. side y ards, park land, and buffer stri Wolterstorff Concept Plan 2013 133 R -3 with PDO 30 foot min. front yard setback, 15 foot min. side Cayden Glen 2014 92 R -3 with PDO yards, park land, and buffer easement. Planned to develop in 2014. The Bothe parcel is currently zoned AG -1, Agricultural Preservation. Rezoning this property to a residential zoning classification for low density will be consistent with the low density residential land use designation in the Comprehensive Plan. A zoning map of the Bothe property and surrounding properties is shown below. Planning Staff Report Lennar Homes — Bothe Property Development Concept Plan February 24, 2014 Page 9 of 17 r a r suns Hu AG -1 e R-2.5 - - - �a' jO- Cottage Grove — Zoning AG -1 l An excerpt from Woodbury's zoning map shows the area north of Bothe's 141 acres zoned R -2, Single Family Estate, and R -1, Urban Reserve. Woodbury describes their R -2 District as a rural estate type of development because city sewer and water services are not planned for this area. If the applicant or property owner decide to pursue the idea of providing sanitary sewer and water to the 19 -acre Bothe parcel, they must file planning applications with the City of Woodbury re- questing that Woodbury's Comprehensive Plan and zoning map be changed. An excerpt from Woodbury's zoning map showing the zoning classifications abutting the City boundary line is shown below. I I I �I I I I R -2, Single Family Estate I� r R4 R -1, Urban Reserve i _I I 19 -acre Botle parcel in Woodbury Woodbury —Zoning Roadways Ideal Avenue abuts the Bothe property in the northwest and southwest corners of the site. Both segments of Ideal Avenue are designated as local streets. 65th Street is along the south side of Planning Staff Report Lennar Homes — Botha Property Development Concept Plan February 24, 2014 Page 10 of 17 the property and is designated as a major collector street. Inwood Avenue is along the east side of the property. The portion of Inwood Avenue south of 65th Street is designated as a major collector and north of 65th Street it is a local street. 65th Street is proposed to transition into Ravine Parkway and become the east -west major col- lector system paralleling the City's north boundary. That portion of 65th Street lying between the Ravine Parkway -65th Street connection and Inwood Avenue is proposed to be vacated and dis- continued. This segment of roadway would be removed once the Ravine Parkway segment is constructed in the future. The developer will be required to pay the City the estimated cost to abandon this segment of roadway. The estimated cost would be determined with the first devel- opment phase so that its cost can be equally applied to each lot as future phases develop. The segment of Inwood Avenue south of Ravine Parkway is proposed to remain at this time, although City staff will continue to discuss other alignment options with the developer. This seg- ment of Inwood Avenue must be reconstructed in the future once Ravine Parkway is constructed. It is recommended that the segment of Inwood Avenue lying between Ravine Parkway and the east -west local street in the northeast corner of the site be vacated and discontinued. This stretch of street would not provide access to adjoining properties, and the City of Woodbury does not in- tend to have their section of road (Sunny Hill Drive) connect to Military Road. Development adjoining this proposed section of Inwood Avenue will be required to pay their proportional cost participation to remove, re- grade, and establish a grass ground cover for the disturbed areas. Be- cause there is an existing overhead electric transmission line along the west side of Inwood Avenue, it might be necessary to retain a utility easement along this section of Inwood Avenue if it was to be vacated and discontinued. Based on the adopted design standards for Ravine Parkway, the required right -of way width is 140 feet. The concept plan reflects this required right -of -way and identifies the acreage of this new major roadway as approximately five acres. All other streets shown on the concept plan are proposed to be local streets. Local streets within the East Ravine will have a 28 -foot width face - of -curb to face -of -curb within a 60 -foot right -of -way. The concept plan also provides street con- nections to adjacent properties. Consistent with City policy, temporary turn - arounds are required at dead -ended streets. Landscaped center islands in the cul -de -sacs are recommended to be platted as outlots. A homeowners association is required to own and maintain the center islands and all common areas abutting public right -of -ways. Sidewalks and Trails Sidewalks are required on one side of local roads. Sidewalks on both sides of the northerly ex- tension of Idsen Avenue, along Lots No. 26 through 29 and both sides of the street along Lot No. 42 are required for pedestrian safety. Sidewalks on both sides of these street segments is only required between Ravine Parkway and the first intersecting east -west street intersection. The City's design standard for Ravine Parkway identifies a six -foot wide sidewalk on one side of the Parkway and an eight -foot wide bituminous trail on the other side. It is recommended that the sidewalk be located on the north side and the bituminous trail on the south side of Ravine Park- way. Sidewalks are required on the Sunny Hill Park side of the local streets. The concept plan identifies a linear corridor with a recreational trail along the north side of Lots No. 138 through Lot No. 155. This corridor is relatively narrow and will be located between the rear property boundary lines of the adjoining residential lots. The Parks Department recom- Planning Staff Report Lennar Homes — Bothe Property Development Concept Plan February 24, 2014 Page 11 of 17 mended that this proposed off - street trail corridor between Sunny Hill Park and the open space along the east boundary line of the Bothe property be dedicated as public open space. The Developer is required to finance the sidewalks and trails described above. Fencing Any fencing proposed on lots abutting Ravine Parkway will be required to be uniformly designed with uniform color and must be a minimum of five feet from the sidewalk or trail. Public and Private Open Space The concept plan shows a six -acre land dedication for the expansion of Sunny Hill Park. This neighborhood park is located at the west central boundary of the Bothe parcel. The first develop- ment phase for Sunny Hill Park (west one -half) was completed in 2013. Adding the additional six acres will provide the opportunity to complete the proposed flexible play field, stormwater deten- tion pond, shelter and trail improvements within this neighborhood park. A copy of the Sunny Hill Park master plan is shown below. y 2 Sunny Hill Park — Master Plan Additional trail connections are proposed within and along the perimeter of open spaces that conjoin with surface water drainageway patterns. The proposed stormwater drainage system de- picted on the concept plan provides a systematic series of basins that will detain stormwater Planning Staff Report Lennar Homes — Bothe Property Development Concept Plan February 24, 2014 Page 12 of 17 runoff at a calculated volume and quality design. These basins provide open space and oppor- tunities for trails along perimeter basin boundaries. The gross acreage for open spaces, excluding the six acre public park, is approximately 22 acres. The Park Element of the City's Comprehensive Plan shows future parks and open space on the Bothe property. The overall concept plan layout provides the expansion of Sunny Hill Park and greenways within the Bothe property that are consistent with the Comprehensive Plan and East Ravine Master Plan. The future public park plan for the Upper Ravine area in the East Ravine is shown below. The blue rings have a one -half mile radius and depict the coverage area for current and future parks. As you can see, most properties within the Upper Ravine area will be within one -half mile of a city park. Future Utilities The City's trunk sanitary sewer, water, and stormwater systems currently serve the Pinecliff neighborhood located west of Ideal Avenue. The western 48 acres (approximately) of the Bothe parcel can be served with sanitary sewer extensions from the Pinecliff neighborhood. The easterly 93 acres (approximately) must connect to the future trunk sanitary sewer proposed in Ravine Parkway. Water and stormwater systems are available and are adequately sized to pro- vide services to this area and portions of properties located in Woodbury's Phase 2 development area. Planning Staff Report Lennar Homes — Bothe Property Development Concept Plan February 24, 2014 Page 13 of 17 Extending Cottage Grove utilities to the 19 -acre Bothe parcel located in the City of Woodbury or any other properties within Woodbury will require additional review before any development ap- proval could be granted. The City of Cottage Grove does not have any authority to approve or disapprove a development plan located in the City of Woodbury. A memorandum of understand- ing or other type of agreement detailing each community's responsibilities for constructing and maintaining these joint utilities and collection of fees and services must also be agreed upon before any development proposal utilizing shared services can be approved. Architecture The applicant included illustrations of five series of homes with 6 -14 models and floor plans in each series that are proposed to be marketed and sold within this subdivision. The finished floor area of the conventional single - family two story units is 2,230 square feet to 5,062 square feet. The finished floor area for the two single - family rambler units is 1,902 square feet to 4,242 square feet. The development plan also proposes three home styles that include a private suite. The private suite is a one - bedroom unit with a separate living area, bathroom, kitchenette, laundry, private entrance, and private one -car attached garage. The "home within a home" concept is intended for long -term guests, family members, or anyone else integrated into a home's living space. This type. of housing alternative could be interpreted to be a duplex whereby a separate address should be assigned for alerting public safety personnel that the structure has two separate units. If the property owner rents the unit to someone, then the property owner must apply for a rental license. The City will then perform an inspection of the rental unit once every two years. City or- dinances stipulate that no more than ten percent of the single - family dwellings in any one block may contain an accessory apartment. All the proposed house styles provide for an attached porch on the front of the home. None of the attached garages project more than six feet in front of the attached porch. This is consistent with the East Ravine development standards for the R -2A, Residential Single - Family District. The majority of the house facades include some aspect of brick or stone accents, but not all building elevations appear to provide the 20 percent minimum as recommended in Resolution No. 06 -111, adopted by the City Council on June 21, 2006 that established certain guidelines and policies for new residential construction in the East Ravine. Other design standards established in Res. No. 06 -111 are: • A minimum of 20 percent of the front fagade, exclusive of window, doors, and garage doors, must be covered by brick, stone, stucco, or cementious board. • All covered porches must extend a minimum of six feet from the principal structure. • Brick and stone front fagade must wrap around the corner and extend a minimum of 24 inches along the side wall. • A minimum 8/12 roof pitch for the main roof slope on principal residential structures is required. • Fences are discouraged, but if proposed, they must be a uniform design. Planning Staff Report Lennar Homes — Bothe Property Development Concept Plan February 24, 2014 Page 14 of 17 • All residential garage doors visible from a street or park must consist of raised panels that extend across the width of the garage door. Windows are recommended across the top panel of the garage door(s). • A minimum spacing of five lots must separate identical front fagade designs. • Window, doors, and garage doors must have a consistent trim on all four sides. • When vinyl, aluminum, or steel siding is installed, cementious board or cedar trim must be used on windows, doors, and building corners. A copy of the building elevations provided by the applicant is attached. City of Woodbury Comments The City of Woodbury has commented on the concept plan. A copy of their letter dated February 20, 2014 is attached. Meeting Notices A public hearing notice was mailed to 154 property owners who are within 500 feet of the pro- posed development site. These notices were mailed on February 12, 2014. The public hearing notice was also published in the February 12, 2014, edition of the South Washington County Bulletin. City Department Review The Park Director reviewed the concept plan. The Director had the following comments: 1. The proposed open space on the south side of Ravine Parkway in the southeast corner of the 141 -acre site that abuts Lots No. 56 through 60 will not be accepted as public land. 2. The amount of open space between Lots 68 and 155 can be reduced, thus providing addi- tional widths to the adjoining residential parcels. 3. The proposed open space abutting Lots No. 61 through 69 is too large (approximately one acre). The amount of area needed to provide a bench, kiosk, interpretive sign, etc. is approximately one -half acre. 4. A trail is not necessary within the vacated and discontinued section of 65th Street, lying between the 65th Street/Ravine Parkway connection and Inwood Avenue. The Public Works Department and Public Safety Department both reviewed the concept plan. They did not provide any formal comments, but did orally agree with the supportive findings described for this concept plan. No comments or recommendations were received from other city departments or advisory commissions. Conformance to the East Ravine Master Plan The concept plan for the Bothe property is consistent with the City's approved East Ravine Master Plan (2006) and Future Vision 2030 Comprehensive Plan (2011). A comparison of Lennar Homes' concept plan and the East Ravine Plan for the Bothe property is shown below. Planning Staff Report Lennar Homes — Bothe Property Development Concept Plan February 24, 2014 Page 15 of 17 Nvstghbrrrftvd t Nofih Concept Plan The consistencies are described in the following ways: The East Ravine Plan primarily identifies the future development of the applicant's property for detached single - family homes. The developer is proposing detached single - family lots for the property, which is consistent with the East Ravine Master Plan and the City's Future Vision 2030 Comprehensive Plan. • The proposed dedication of land for public park purposes east of the existing Sunny Hill Park site is consistent with the master plan (2005) for Sunny Hill Park. Other designated open space areas are generally consistent with other open space designations shown in the East Ravine Master Plan and the Future Vision 2013 Comprehensive Plan. • The proposed trail connections generally provide off - street pedestrian walkways that intercon- nect with a public park, other public open spaces, and transportation trail corridors. • The layout of local streets and the Ravine Parkway (collector) are generally consistent with the East Ravine Master Plan. 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. Recommendation The Planning Commission is asked to provide direction to the developer with respect to the de- velopment standards, architectural guidelines, and general development alternatives listed in the attached Upper Ravine Development Concepts, Guidelines, and Standards. The recommended conditions approving the concept plan are as follows: 1. The utility plan for the project shall include utility connections and easements to Woodbury along the north property line. Upper Ravine Area for East Ravine Planning Staff Report Lennar Homes — Bothe Property Development Concept Plan February 24, 2014 Page 16 of 17 2. The preliminary plat design shall identify all park, open space, and trail corridor areas to be dedicated to the public as a component of the Planned Development Overlay. 3. The preliminary plat and final Planned Development Overlay for the entire development site shall include the design and installation of concrete sidewalks with five -foot minimum widths and bituminous trails with eight -foot minimum widths. 4. All ponding areas shall be platted as outlots and dedicated to the City. Notice is hereby given to the developer that turf management in and around the stormwater basins will be performed by the City about twice per year. Weed control might occur once per year and the area will not be fertilized. Debris will generally be removed by the City. Trees will be regularly trimmed and monitored. Tree saplings will be removed by Public Works. The City will periodically inspect these basins to assure proper flow of the storm -water system. In- spections may result in structure maintenance /reconstruction (inlets, outlets, skimmers, etc.), sediment removal, basin shaping, and storm pipe cleaning. All disturbed areas will be restored with similar materials. A natural buffer within 15 feet of a normal water level will be preserved. If the homeowners association or adjoining property owners desire a more reg- ular maintenance of the ground cover or that it be irrigated, the homeowners association or property owner(s) shall prepare a maintenance plan and submit it to Cottage Grove Public Works for review and approval. 5. Temporary turn - arounds shall be designed on all dead -ended street connections to adja- cent properties. 6. The preliminary plat application shall include the proposal to create a private homeowners association for the subdivision. 7. Landscaped islands in the center of the cul -de -sacs must be platted as outlots, and the homeowners association must own and maintain these outlots. 8. Sidewalks are shown on one side of all local streets. Sidewalks shall also be shown on both sides of the two easterly most local streets on the north side of Ravine Parkway, but only required between Ravine Parkway and the first intersecting local street. 9. 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. 10. The minimum attached garage area shall be 440 square feet. 11. The proposed 70 -foot wide lots shall be a minimum of 70 feet measured at the 30 -foot minimum front yard setback line with an overall average lot width of 80 feet, and the pro- posed 80 -foot wide lots shall be a minimum of 80 feet measured at the 30 -foot minimum front yard setback line with an overall average lot width of 86 feet. 12. Architectural design is required on all four sides of the principal structure, and the other design standards established in Resolution No. 06 -111 must be complied with. Planning Staff Report Lennar Homes — Bothe Property Development Concept Plan February 24, 2014 Page 17 of 17 13. Ravine Parkway shall have a minimum right -of -way of 140 feet in width and shall be de- signed to City standard details for Major Roadways (i.e. landscaping, stamped colored concrete, and decorative street lighting). The developer and City will continue to work together in evaluating roadway alignment alternatives for Ravine Parkway and Inwood Avenue. 14. A wetland delineation report and tree inventory is submitted with the preliminary plat application. 15. Additional stormwater review will be required upon submittal of the final grading and utility plans for the site. 16. The developer contacts the electric, telephone, gas, and cable companies that are autho- rized to provide service to the property to ascertain whether any of those utility providers intend to install underground lines within the development. The developer agrees to comply with applicable requirements of franchise ordinances in effect in the City, copies of which are available from the City Administrator. The developer is responsible for the private utility costs for relocating existing private utilities. 17. The developer is required to dedicate land that is 75 feet north of the center line of 65th Street that is west of Ravine Parkway for public right -of -way purposes. 18. A development phasing plan showing the progression and timeframes to develop the 141 - acre site and a plan describing the process and timeframe removing the existing farmstead structures must be submitted with the preliminary plat and rezoning applications. 19. The developer is responsible for removing any existing roadway that is proposed to be va- cated and discontinued. The cost to remove an existing roadway includes grading, utility relocation, re- establishing drainage swales, installing appropriate erosion control devises, and establishing appropriate vegetation within the vacated right -of -way. 20. The declaration of covenants for the Homeowner Association shall include details address- ing the number of "Next Generation Homes" that will be allowed within the development with references that an address number must be displayed on the exterior of the dwelling for both units and the property owner obtains a rental license if the occupant(s) are not family members. Prepared by: John McCool, AICP Senior Planner Attachments: Lennar Homes Concept Plan Lennar Homes Narrative Home Style Illustrations U � y N Q H n y * e Q � ppp a ° n ° o w w W UU Z O N W w 0 I O O O- M\ QO• <\ - d 6 a ¢ J 3 <aaz a c¢i° Fm�wz z< a r �wa° - H ..'H Z Y NCI Za�W ° ° K10 [V vo ° LL'(`IN O ° Kp N M }QY U4NU 56< �6�0 M�a�tV rv� �3QwH �N a m� it M' -H it N JOO Z �f 00 W00 - ak a K K FWQ 6..F JJ.._ OJJ.._ FJJ G vi www wwwi m o boo N izu z Q ° o �ircrc rcrcrc o o ro5o�� woz ¢ �000aa� . 0 az vi ce ormFCn¢a 3zz rEaazz m ° Ea¢zz a w a¢zz �e� V I V �, _� .m 111 (f . �- �� �.✓, It 1 l o w,. \1 �I��Illy'���\ ,1 1 r •1 ;� � t � � _ e�` 4f _ � r� _ f a= �, ,•n, r. 7=f r g it s 5 ���.1 . > � J -4i!`�+ / A i..•. A l p �� 71 i tom; J J/ $et, of A li v J �, {��y� j Bil' - 1 � 8Y � k�.n {..., ;f, �,.((! f ill I - - - - -- — L--------------------- - - - - -� I I Bothe Community Narrative Cottage Grove, MN I. Location The Bothe site (subject property) is located within the City of Cottage Grove on the northern side of 65 St South between Ideal Avenue South and Inwood Avenue South. Ideal Avenue and Inwood Avenue serve as the property's western and eastern borders, respectively. A portion of the Bothe site is also located within the City of Woodbury. However, for discussion purposes, the narrative that follows will only refer to the portion of the property located within the City of Cottage Grove. Refer to the location map below. II. Context The subject property is surrounded by primarily vacant land to the north and east and is currently used for agriculture and crop production. The subject property is currently undeveloped; two single - family homes and various outbuildings are located on -site. The zoning classification for the subject property is Agricultural Preservation (AG -1). The land to the south of the subject property is zoned 113- Single Family 1 Residential and was developed with single family detached homes by Lennar (Formerly Orrin Thompson Homes). The Pinecliff neighborhood to the west of the subject property is zoned R2.5- Residential and was also developed by Lennar with single family detached homes. The Pinecliff community is sold out with final home closings scheduled in spring 2014. III. Development Description General Overview Lennar is pleased to submit a Concept Plan at this time for review by the City of Cottage Grove for the subdivision of the Bothe parcels into 302 single - family lots. A Zoning Amendment will be required which would change the zoning from its current designation of AG1 to R3, corresponding with the land to the south of the subject property. Access The neighborhood will be accessed from a northerly connection from Ideal Avenue South and two connections from Inwood Avenue South. 65` Street South (Ravine Parkway) would be improved to a 140 -foot right of way with landscaped parkways, buffer areas, travel lanes for pedestrian, vehicular and bicycle movement, and a center landscaped median. Ravine Parkway also includes two entry points into the community from the south while providing access through the site and connecting the subject property to the Pinecliff community to the west. Internal circulation and access is provided via a private internal roadway system. Consistent with the East Ravine Master Plan, Ravine Parkway serves as a spine road, providing connectivity to the remainder of the East Ravine Master Plan area. Refer to the proposed Concept Plan. Parks and Open Space Lennar recognizes the importance of integrated park planning. Open space is provided in two categories: Passive Open Space and Active Open Space. Passive open space is open space that is not meant for organized or structured athletic uses; this consists of various greenbelt or planted areas throughout the proposed community. It should be noted that a portion of Sunnyhill park has already been constructed within the Pinecliff neighborhood to the west, and the concept plan provides approximately 6 acres of parkland, which is adequate land to complete Sunnyhill Park in substantial conformance to the park master plan. A passive linear park that follows the large ponding areas eventually leading to Sunnyhill Park bisects the subject property, while providing pedestrian and bicycle connectivity to Pinecliff, as well as the remainder of the East Ravine Master Plan area. Approximately 7 acres of passive open spaces are also included throughout the proposed concept plan. Sewer and Water Service Sewer and Water service to the site will be provided by hooking into existing trunk mains located to the west and north of the site. The existing infrastructure will serve approximately two- thirds of the home sites. The eastern portion of the site will need to be serviced by the extension of trunk infrastructure from the east. 2 Environmental Analysis The subject property was evaluated within Neighborhood 1 under the original East Ravine AUAR; all future proposed construction and development will be done in accordance with all general and focused mitigation initiatives as outlined in the original AUAR. No further environmental analysis is required. IV, Design Review Lennar Homes prides itself on its home design. With five series of homes, and 6 to 14 models and floor plans in each series, coupled with hundreds of exterior and interior options, each home feels custom - designed by the owner while still meeting local requirements for setbacks, architectural materials and colors, and landscaping and hardscaping elements within the community. Appropriate lot configurations, color schemes, and materials would be chosen to ensure that products comply with applicable development regulations while substantially conforming to Resolution No. 06 -111, which stipulates design standards and guidelines for the East Ravine Area. A sample or our house plans, elevations and colors are included with the concept plan submittal. Please note this sampling does not constitute all plans that will be available to consumers. V. Land Use & Conformance Analysis Zoning The City has indicated that they would prefer to keep a base zoning district on the subject property, rather than create a new overlay through the use of a PDO. The current zoning of the property is AG1. Surrounding residential Zones include the R2.5 zone to the west and the R3 zone to the south. The requested rezone of the property would be from AG1 to R3, corresponding to the R3 property to the south. Section 11 -9D -1 stipulates that the purpose the R3 single - family residential district is intended to preserve the character of existing neighborhoods, and to provide for development of those areas designated single - family residential in the comprehensive plan at densities and standards consistent with existing single- family developments. Section 11 -9D -5 of the Cottage Grove Zoning Ordinance stipulates the following minimum development standards within the R3 Zoning District: Lot Area — 10,000 square feet Lot Width — 75 feet Front Yard — 30 feet Rear Yard — 35 feet Side Yard —10 feet Side Yard, garage — 5 feet Maximum structure Height -30 feet The proposed residential lots have been engineered not only to allow for multiple product types and elevations, but also to account for various site constraints. Lot frontages in the southern portion have 3 been minimally reduced because of topography and drainage constraints, as well as shallow bedrock in the southeastern area of the site; ponding features and passive open spaces have been placed in these locations. Ravine Parkway and Sunnyhill Park are also located on 11 acres of land in the southern portion of the subject property. Lennar respectfully requests the following consideration be taken: While it is recognized that the 70 -foot wide lots in the southern portion of the property are below the 75 -foot width standard within the R3 zone, the 80 -foot lots exceed the standard; and when averaged together, typical widths of all proposed lots exceed 75 feet. There are approximately 129 70- foot -wide lots and approximately 173 80- foot -wide lots within the proposed development. Throughout the proposed concept plan, average lot size is 12,414 square feet, in compliance with the R3 development standards. Housing products placed on the lots would allow for compliance with minimum front, rear, and side setbacks shown above. The breakdown of the land use acreages on site is shown in Table 1 below: Table 1- Land Use Plan Land Use Category Acreage Single Family Residential Lots & Internal Neighborhood Streets 108 ac Ravine Parkway Right of Way 5 ac Sunnyhill Park 6 ac Passive Open Space & Trail 7 ac Ponds 15 ac Total Acreage 141 ac It is Lennar's position that the proposed concept plan is in substantial overall conformance with and fosters the overarching purpose of the R3 Zoning District because of the difference in footpring width of the two product lines. Spatial separation between homes will remain consistent. Furthermore, it is not anticipated that end users will realize a 5 -foot reduction in lot widths, and the lots have been minimally reduced due to environmental and design constraints in the south. East Ravine Master Plan The property is located within Neighborhood 1 North of the East Ravine Master Plan. The purpose of the Master Plan is to proactively guide the development of the East Ravine Area. The East Ravine Master Plan addresses 4,007 acres of land that is expected to develop over the next couple of decades. The overall East Ravine area is divided into two distinct zones, Neighborhood 1 and Neighborhood 2. Consistent with overall city policy and the logical extension of utilities, Neighborhood 1 is expected to develop prior to Neighborhood 2. The Master Plan is intended to provide specific and detailed guidance to the property owners and developers as to the City's vision for the development of the area. On Page 1 -3, the East Ravine Master Plan lists guiding principles to establish the spirit and intent of the Master Plan. Guiding principles directly implemented by the proposed concept plan are discussed below: • Natural Resources as a Basis for Planning: Future development should reflect natural features, views and open space. ll The concept plan considers natural resources as a basis for planning. The property has been extensively used for agricultural purpose. Where possible, the conceptual design respects existing topography and it incorporates a trail along the easterly ravine area that acts as a linear trail /park feature, providing connectivity to environs to the east and west. It also incorporates passive open space and ponding features for storm water runoff and preserves the wetland along the northern portion of the site. • Add Value to the Community: Development in the East Ravine Area should add value to the community by reflecting high standards of development and by creatively interweaving natural systems into the built environment. The conveyance and treatment of storm water can be done in a manner that provides unique open space opportunities that enhance both the attractiveness and value of residential neighborhoods. The concept plan adds value to the community. The proposed lot sizes will also allow for a variety of house plans and elevations with floor plans ranging from 2,300 to 3,600 square feet with three and four -car garages. The available product types are designed to attract potential move -up buyers to the area. • The East Ravine Should Convey the Community's Vision: While providing a mix of housing and commercial development opportunities, the development pattern of the East Ravine should convey historical elements of the community including open space and an agricultural heritage. The proposed concept plan contributes to the overarching vision for Neighborhood 1. The variety of floor plans and layouts offers a range of square footages and options for residents who may be at different stages of life. The plan preserves open spaces on -site, and furthers the aesthetic qualities outlined in Resolution No. 05 -111. • Improve Transportation and Transit Options: Design a roadway network that reflects local and regional mobility needs and ensures opportunities for future transit connections. The concept plan provides for transportation upgrades. The concept plan features improvements to 65th Street South (Ravine Parkway) and the internal roadway system features connectivity for automobiles as well as amenities and access for cyclists and pedestrians. • Foster Intergovernmental Cooperation: Future development of the East Ravine will involve a variety of local, regional and state agencies. Work with entities such as the School District, South Washington Watershed District, Washington County, Mn /DOT, the Metropolitan Council, the DNR and adjacent communities in creating a long -term Master Plan for the area. The concept plan fosters intergovernmental coordination. The applicant is working with the Cities of Woodbury and Cottage Grove to ensure that consistent development is executed 5 throughout. Coordination with other governmental entities will be necessary as the application advances. Comprehensive Plan The Comprehensive Plan identifies the Bathe Site as Low Density Residential in its future Land Use Plan (2030). The Comprehensive plan defines Low Density Residential as residential development in areas within the MUSA at gross densities of 1 -4 units per acre. The gross density of 2.1 du /ac implements this definition. Furthermore, the Comprehensive Plan lists specific guiding policies pertaining to new development. The Goals and Policies directly implemented by the proposed Concept Plan are as follows: Chapter 2 — Land Use Goal: The Land Use Plan will serve as the foundation for land use decisions in Cottage Grove. Policy 2.1 —All rezoning decisions must conform to the Land Use Plan. Policy 2.2 — New development must conform to the Staging Plan established in Chapter 2. Goal: To preserve and enhance the unique character of Cottage Grove. Policy 2.6 — Parks and open spaces will be planned to be within walking distance of all residential areas. Policy 2.7 — Subdivision and zoning standards will emphasize high quality site and architectural design. Goal: Environmental sustainability will be sought in land decisions and investments in infrastructure Policy 2.10 — The City will encourage energy efficient design in all public and private construction. Policy 2.10 — Sidewalks, trails, and other pedestrian facilities will be constructed in new developments and redevelopment projects. Implementation: The proposed concept plan will directly implement the goals and policies listed above. The layout of the proposed community proposes 80 foot wide lots in the northern portion, and 70 foot lots in the southern portion. When averaged together, the average lot width is 75 feet, which is required within the R -3 zone. Average lot size is 12,414 square feet, exceeding the 10,000 square feet minimum, consistent with R -3 Zoning. The East Ravine Neighborhood 1 North area is the first stage of new urban development as depicted in Figure 2 -7 of the Comprehensive Plan. The proposed community also incorporates open spaces within walking distance of all residences, as well as new transportation linkages incorporating bicycle and pedestrian amenities. 65` Street South is to be improved to a 140 foot right of way as the first stage of Ravine Parkway. Design is environmentally sound and feasible while being efficiently planned to tie into the Pinecliff neighborhood to the west and the adjoining residential 9 neighborhood to the south. Proposed roadways will also foster connectivity to the remainder east Ravine area. Chapter 3 — Housing Goal: Meet future needs with a variety of housing products. Policy 3.4 — Encourage life -cycle housing opportunities in Cottage Grove that allow residents to remain in the community throughout their lives, including construction of move -up single family housing. Policy 3.6 — The City will encourage environmentally sustainable housing development and construction practices. Implementation: The proposed concept plan will directly implement the goal and policies listed above. The proposed neighborhood will include construction of move -up single family housing with a variety of floorplans and layouts ranging from 2,300 to 3,600 square feet. Lennar would like to introduce the NextGen Series to the City of Cottage Grove. This revolutionary series is a multi - generational homeplan designed specifically to accommodate two adult generations living under one room with privacy and convenience. This new home allows for a separate first floor living space that includes its own entrance, living area, kitchenette, attached laundry, and garage. It is not a detached guesthouse or simply an extra bedroom, but a separate space to be locked from the main house, or to offer east access depending in family needs. This could include care for elderly family members, care for children with disabilities, or visiting family members such as college students or guests traveling from abroad. The result is a 5 bedroom, 5 bathroom home that creatively satisfies a variety of housing needs while fitting with the architectural styling and development regulations of the neighborhood. All residences will be located in the South Washington County School District, which feeds into the newly constructed Eastridge High School. All construction would be done in accordance with applicable Federal, State, and local policies and procedures to ensure that impacts to the environment during and after construction are minimized. Topography has been taken into consideration with open spaces and ponding features. The northern wetland area is being preserved, and multimodal transportation would allow residents to use alternative modes of transportation which would reduce vehicle emissions and pollution. Chapter 5 — Parks and 0 en Space Goal: Acquire and preserve necessary park and open space areas. Wherever practical, parks shall include conservancy open space in areas that preserve and protect woodlands, wetlands, natural or cultural resources, and environmentally sensitive areas. Goal: Develop an integrated system of parks and open space areas that offer a variety of facilities and programs to all residents of the city throughout the year. `/ Goal: Create a coordinated network of trailway routes that are designed to accommodate a variety of users while providing for integrated links to neighborhoods, the community, the region, and other special points of interest. Implementation: The proposed concept plan will directly implement the Parks and Open Space goals above. As part of this concept plan, we are proposing to complete Sunnyhill Park through dedication of 6- acres with a play field and a pond. A linear trail feature is included that spans from the southeast corner to the western border of the site, connecting to the Pinecliff neighborhood located to the west. Pocket open spaces are also intended for passive use by residents. The wetland to the north is also being preserved. Chapter 6 - Transportation Goal: Provide a safe, high - quality, and cost effective multi -modal transportation system Policy 6.4 — A network of sidewalks and trails will be constructed in all new developments and, where feasible, in developed areas. Policy 6.5 — Developers will be required to provide the transportation facilities, including rights - of way, roadways, and bicycle and pedestrian facilities necessary to support their development. Policy 6.7 — Where feasible, planning for roadway improvements will include consideration of aesthetic improvements such as landscaping and street lighting. Implementation: The proposed concept plan will directly implement the Goal and policies above. 65` Street South will be improved to Ravine Parkway, and will include bike lanes and sidewalks. Street width rights -of -ways are in conformance with City standards. Canopy trees lining Ravine Parkway and quality light fixtures will also be included for visual appeal. Parkland, open space, and community landscaping will soften the built environment within the neighborhood. The proposed linear trail will provide connectivity within the neighborhood but will also connect to the Pinecliff neighborhood to the west. Chapter 7— Water Resources Goal: To provide sanitary sewer service that is adequate to meet current and future development needs. Policy 7.11 — The extension of sanitary sewers shall be programmed to achieve maximum benefit from the existing utilities. Policy 7.12 — The sanitary sewer system shall be constructed to accommodate the proposed land use densities identified in the future land use plan. Goal: Provide adequate flood protection for residents and structures and protect the integrity of conveyance channels and stormwater detention areas. e Goal: Regulate New Development and redevelopment activities. Implementation: The proposed neighborhood will directly implement the goals and policies listed above. Sanitary sewer service will be extended and provided to serve the neighborhood in conformance with the future land use plan and the East Ravine Master Plan. As noted previously, the site has been planned with respect to existing topography. It is designed to drain to ponding features located throughout the community which will provide flood control mechanisms and function as storm water detention areas. The ponds will also be visually appealing for homeowners as well. VI. Summary Lennar has a long history of partnering with the City of Cottage Grove to develop and build successful neighborhoods that go back to Thompson Grove in the 1950s. We look forward to working closely with City staff on this opportunity and establishing another community that both the City of Cottage Grove and Lennar will be proud of. b W60 bu ry February 20, 2014 Jennifer Levitt City of Cottage Grove 12800 Ravine Parkway South Cottage Grove, MN 55016 RE: Bothe Property Comments Dear Ms. Levitt: The following are initial comments on behalf of the City of Woodbury staff in regards to the Bothe Property Concept Plan:. 1. Sunny Hill Drive is not designed or constructed to withstand additional vehicle trips generated by the development of the Bothe Property or from any other projects in the vicinity. City of Woodbury requests that access to Sunny Hill Drive be disconnected at this time. 2. Tower Drive is not currently constructed to withstand additional vehicle trips as a result of the Bothe Project. City of Woodbury requests that access to Tower Drive be disconnected at this time. 3. We look forward to working with Cottage Grove staff in the future to provide safe and appropriate access points onto Military Drive. 4. City of Woodbury staff recognizes that there may be an opportunity to develop the portion of the Bothe development that is located in Woodbury. However, additional discussion and analysis is necessary before formal comment can be provided. 5. City of Woodbury staff would recommend a joint effort with Cottage Grove to develop an access plan and municipal utilities service for this area. If you have any questions, please contact me at 651- 714 -3535 or via e-mail at mhuonder @ci.woodbury.mn.us We look forward to working with you and your staff regarding development along our shared border. Sincerely, J Y LlfniC V r�4 Mark Huonder Community Development Technician 8301 Valley Creek Road • Woodbury, Minnesota 55125 -3330 • www.ci.woodbury.mn.us 651/714 -3500 • TDD 651/714 -3568 • FAX 651/714 -3501 0 im I � s �sd � =ma ° ofD CL s3 M r m N � r 'x m i 3 m a C m Q A� 7 - 3 a� s pia Cl - 3 n O T � ■ O f1 n � w 0 im I � s �sd � =ma ° ofD CL s3 M r m N � r 'x m i 3 m a C m Q A� 7 - 3 a� s pia Cl - 3 n O T � ■ O f1 ® ®� -n � ❑ ❑ n r�� ❑ L> I -..: ®� Z u,l o F U �� Fn LM ❑ - 1 ■ °yon A� . I to � .. � CF e M-1 ll7 1 I u r Y u -' C ` 'y At, -r� LI _ 1 1_ d Ft RE� L F C h L 7, A ic -,m 4 0 E NRON - . 011 CMOs--= m , :E no tR cr A Ali s FM p Er. u ffill M p J - , E fD BLS — �- — -- 7,1 LM Ln] - Ll MIR OWNS m 2 mal IA r xs tA cy I x m kA fn CL cr LM -71 11 -11 ' , z i P.5\ Main Home 14 Bedroom 14 Baths 12 -Bay Garage Next Gen Suite 1 1 Bedroom 1 1 Baths 11 -Bay Garage 3,200 Sq. Ft. The Independence 5 Bedrooms 5 Baths 2 Stories 3,200 Sq. Ft. • Will. I/ EVE RYTHI NO'S INCLUDED' HOMES LENNAR.COM Plans and elevations are artist's renderings and may contain oph'ons, which are not standard on all models. Lerner reserves the right to make changes to these floor plans, specifications, dimensions and elevations without prior notice. Stated dimensions and square footage are approximate and should not be used as representation of the home's precise or actual size. Any statement, verbal or written, regarding "under air' or "finished area" or any other description or modifier of the square footage size of any home is a shorthand description of the manner in which the square footage was estimated and should not be construed to indicate certainty. Copyright m 2012 Lenne r Corporation. Lamar and the Lamar logo am registered service marks of Lerner Corpoation and/or its subsidiaries. MN Bldr. Uc# BC001413 3/12 111-AV 2 Stories 14 Bedrooms 13 Baths 13 -Bay Garage 2,230 Sq. Ft. Total The Pillsbury 4 Bedrooms 3 Baths 2,230 Sq. Ft.Total �1 ¢z EVERYTHING'S INCLUDED' HOMES LEWMAR.COM Plans and elevations are artist's renderings and may contain options, which are not standard on all models. L.ennarreserves the right to make changes to these floor plans, specifications, dimensions and elevations without prior notice. Stated dimensions and square footage are approximate and should not be used as representation of the home's precise or actual size. Any statement, verbal or written, regarding "under air' or "finished area" or any other description or modifier of the square footage sae of any home is a shorthand description of the manner in which the square footage was estimated and should not be construed to Indicate certainty. Copyright ® 2012 Lorimar Corporation. Lennar and the Lennar logo are registered service marks of Lennar^ Corporation and/or its subsidiaries. 1 = 1 MN Eldr. 1-i0 BC0014433M2 WIM 2 Stories 14 Bedrooms 13 Baths 1 3 -Bay Garage 2,469 Sq. Ft. Total The Sinclair H : - 0 •O"I, 3 Baths 2,469 Sq. Ft.Total • EVERYTHING'S INCLUDED' HOMES LENNAR.COM Plans and elevations are amat's renderings and may contain options, which are not standard on all models. Lennar reserves the right to make changes to these Floor plans, specificaums, dimensions and elevations without prier notice. Stated dimensions and precise or actual size. Any statement, verbal or written, regarding "under ale' or "finished area" or any other description or modifier of the square footage size of any home is a shorthand description of the manner in which the square footage was estimated and should not be construed to indicate certainty. Copyright © 2012 Lennar Corporation. Lennar and the Lennar logo are registered service marks of Lennar^ Corporation and/or its subsidiaries. 1 = f MN Mr. Llc# BC001413 312 o"addW' p 2 Stories 14 Bedrooms 13 Baths 13 -Bay Garage 2,719 Sq. Ft. Total The St. Croix 4 Bedrooms 3 Baths 2,719 Sq. Ft. Total Ql - EVERYTHING'S INCLUDED' HOMES 1I LENNAR.COM Plans and elevations are artist's renderings and may contain options, which are not standard on all models. Lennar reserves the right to make changes to these floor plans, specifications, dimensions and elevations without prior notice. Stated dimensions and square footage are approximate and should not be used as representation of the home's precise or actual size. Any statement, verbal or written, regarding "under aie' or "finished area" or any other description or modifier of the square footage size of any home is a shorthand description of the manner in which the square footage was estimated and should not be construed to indicate certainty. Copyright ® 2012 Lennar Corporation. Leaner matins Len nar logo aro registered service marks of Lennar^ Corporation and/or as subsidiaries. l = f MN Sldr. Llc# BC0014133/12 qR„d 2 Stories 14 Bedrooms 13 Baths 1 3 -Bay Garage 2,660 Sq. Ft. Total The Taylor 4 Bedrooms 3 Baths 2,660 Sq. Ft. Total - T T1 • e l t - EVERYTHING'S INCLUDED' HOMES LENNAR.COM Plans and elevations are adis" renderings and may contain options, which are not standard on all models. Lennar reserves the right to make changes to these floor plans, specifications, dimensions and elevations without prior notice. Stated dimensions and square footage are approximate and should precise or actual size. Any statement, verbal or written, regarding "under air' or "finished area" or any other description or modifier of the square footage size of any home is a shorthand description of the manner in which the square footage was estimated antl should not be construed to indicate certainty. Copyright m 2012 Lennar Corporation. Len nar and the Lennar logo are registered service marks of Lennar Corporation and/or its aubsidlaries. Q MN Bldr. Lldf BC0014133/12 LmoM 2 Stories 14 Bedrooms 13 Baths I 3 -Bay Garage 2,564 Sq. Ft. Total The Sinclair II 4 Bedrooms 3 Baths 2,564 Sq. FtJotal • EVERYTHING'S INCLUDED' HOMES LENNAR.COM Plans and elevations are artist's renderings and may contain options, which am not standard on all models. Lennarreserves the right to make changes to these floor plans, specifications, dimensions and elevations without prior notice. Stated dimensions and squarefootageare approximate and should not be used as representation of the home's precise or actual size. Any statement, verbal or wriden, regarding "under all' or "finished area" or any other description or modifier of the square footage size of any home is a shorthand description of the manner In which the aquare footage was estimated and should not be construed to Indicate certainty. Copyright © 2012 Lerner Corporation. Lerner and the Lerner logo am registered service marks of =L ^ Corporation and/or Its subsidiaries. 1 = f MN 61dr. Lick SCO014133/12 4#4. F 2 Stories 14 Bedrooms 13 Baths I 3 -Bay Garage 2,806 Sq. Ft. Total The St. Croix II 4 Bedrooms 3 Baths 2,806 Sq. FtJotal • Ql EVERYTHING'S INCLUDED' HOMES LENNAR.COM Plans and elevations are artist's renderings and may contain options, which are not standard on all models. Lennarreserves the right to make changes to these floor plans, specifications, dimensions and elevations without priornotice. Stated dimensions and square footage are approximate and should not be used as representation of the home's precise or actual size. Any statement, verbal or written, regarding "under air" or "finished area" or any other description or modifier of the square footage size of any home is a shorthand description of the manner in which the square footage was estimated and should not be construed to indices certainly. Copyright © 2012 Lennar Corporation. Len nar and the Lennar logo are registered service marks of Lennar ^ Corporation and/or Its subsidiaries. IJ MIN Bldr. Llcfl BC00141 3 3/12 oM-MIN 1 Story 12 Bedrooms 12 Baths 13 -Bay Garage 1,902 Sq. Ft. Total The Lindbergh 2 Bedrooms 2 Baths 1,902 Sq. Ft. Total 0 ¢i. o _ EVERYTHING'S INCLUDED HOMES LENNAR.COM Plans and elevations are artist's rentlerings and may contain options, which are not standard on all models. tannar reserves the right to make changes to these ficor plans, specifications, dimensions and elevations without prior notice. Stated dimensions and square footage are approximate and should not be used as representation of the home's precise or actual size. Any statement, verbal or written, regarding "under air' or 'finished area" or any other description or modifier of the square footage size of any home is a shorthand description of the manner in which the square footage was estimated and should not be construed to indicate certainty. Copyright © 2012 tanner Corporation. Lennar and the Lennar logo are registered service marks of Lennar ^ Corporation and/or its subsidiaries, u MN Bldr. Lc #BC0014133/12 xMim. 2 Stories 14 Bedrooms 14 Baths 13 -Bay Garage 3,112 Sq. Ft. Total The Kellogg 4 Bedrooms 4 Baths 3,112 Sq. FtJotal • E V ERY T N I NO'S INCLUDED' NOM ES LENNAR.COM Plans and elevations are artist's renderings and may contain options, which are not standard on all models. Lerner reserves the night to make changes to these floor plans, specifications, dimensions and elevations without prior notice. Stated dimensions and square footage are approximate and should not be used as representation of the home's precise or actual size. Any statement, verbal or written, regarding "under ale' or "finished area" or any other description or modifier of the square footage size of any home is a shorthand description of the manner In which the square footage was estimated and should not be construed to indicate certainly. Copyright © 2012 Lerner Corporation. Lennarandthe Lannarlogoare registered service marks of Lennar^ Corporation and/or its subsidiaries. 7 = f MN Bldc tic# BC001413 3/12 MUM 2 Stories 14 Bedrooms 14 Baths I 3 -Bay Garage 3,328 Sq. Ft. Total The Washburn 4 Bedrooms 4 Baths 3,328 Sq. Ft.Total • lz2 EV ERYTN IN G'S INCLUDED' mom ES LENNAR.COM Plans and elevations am artist's renderings and may contain options, which are not standard on all models. Lennar reserves the right to make changes to these floor plans, specifications, dimensions and elevations without prior notice. Stated dimensions and squarefootsge areappmzimate and should not be used as representation of the home's precise or actual size. Any statement, verbal or written, regarding "under air' or "finished area" or any other description or modifier of the square footage size of any home is a shorthand description of the manner in which the square footage was estimated and should not be construed to indicate certainty. Copyright 02012 Lerner Corporation. Lennar and the Lennar lop am registered service marks of Lennar ^ Corporation and/or its subsidiaries. I f MN Btdr. Llc# BC001413 Mill On= 2 Stories 14 Bedrooms 13 Baths 13 -Bay Garage 2,858 Sq. Ft. Total Closet — Closet I A 4 Closet Owner's i'-4° Suite 1T- 2 °X15'W I Bedroom 3 owner's 0 M V- 1 1 earn I F ---]l.�i Bedoom2 11'-6 Closet 2 Stories 14 Bedrooms 14 Baths 1 3 -Bay Garage 3,344 Sq. Ft. Total i 11r, ? Center on, The Blakely lCitcher, Re am ■ U . nuD II 3 Car Garage Dining 4 Bedrooms fl 4 Baths -- Parch 3,344 Sq. FtJotal II Bedroom 4 JLJ I'�IIII' o ® EVE�XIN6'S INCLUDED I�IlIIIII, HOMES ■ x111 W.I.C. LENNAR.COM plans con a and may ay contain in are o options, o ist's m ren n standard on all models. am which not Lennart reserves the Bedroom 3 right to make changes to these floor plans, speciA rime dimearons and elevations o f i On4and R nea rs, pdnf no tice square footage are Stated approximate and should not he used as representation precise or actual vernal or written, '' iniahed arrow' or modifier of the square hone is size. regarding any of the ham's any statement. "under a{f or other descnption or foataga we of any descdphon the Both -- a shorthand manmr in which estimated and should indicate certainty. Coporation. Lan regstered service Corporation and/or the Copyright nar and marks its of square footage was not be construed to 0 2012 Lenrrdr IN Len nor logo are of Lerman^ suceidianes. u MN Bldr. Lick BCM1413 3M 2 sb'a' 2 Stories 14 Bedrooms 14 Baths 13 -Bay Garage 3,714 Sq. Ft. Total - III a The Clearwater �I Dini II tl• � �I —I Study 4 Bedrooms 4 Baths 3,714 Sq. Ft.Total iiiiP 0 L�a'G1:�a ■■ • II " EVERYTNIN6'S INCLV DEG I M HOMES prow- OEM LENNAR.COM •'•� y l Plans and devabons am anist's renderings and may n options, which am not t -N lei standard wall models. Lennar reserves the right to make ke changes to these floor plans, . ■� / ��� a speniflcations, dimensions aM elevations squar e onornatico.prated a t ean ansand square leotege are eppmvimeto and should not be used as representation of the home's -,_ ! _ precise or actual sae. Any statement, visitant or written, ngardng "under an^ or `finished arcs" or any other descaptian or modifier of the square footage we of any home Is a shorthand description of the manner in which IM square footage was -- =_ estimated and Should nol be construed to Indicate canainty. Copyright 0 2012 Lennar Corporation, Lennarand the Lannarlcgo are registered service rnarNs of tanner Corporation and/or its aubsidwies. MN Rd,, LicR.00001413 3/12 ;AWN 2 Stories 14 Bedrooms 13 Baths 13 -Bay Garage 3,075 Sq. Ft. Total The Monticello 4 Bedrooms 3 Baths 3,075 Sq. FtJotal • ¢2 EVERYTHING'S INCLUDED HOMES LENN An. COM Plans and elevations are artist's renderings and may contain callers, which are not standard on all models' Loner reserves the right to make changes to these floor plans, specifications, dimensions and elevations without prior notice. Stated dimensions and square footage are approximate and should not be used as representation of the home's precise or actual size. Any statement, verbal or written, regarding "under air' or "finished area" or any other description or modifier of the square footage size of any home is a shorthand description of the manor In which the square footage was estimated and should not be construed to indicate certainty. Copyright ® 2012 Lennar Corporation. Len nar and the Lennar [ago am registered service marks of Lennar ^ Corporation and/or Its subsidiaries. IJ MN Bldr. Llcn SCO01413 3/12 RAM 2 Stories 14 Bedrooms 14 Baths 13 -Bay Garage 3,396 Sq. Ft. Total The Springdale 4 Bedrooms 4 Baths 3,396 Sq. FtJotal QZ I �rrr�Erlr EVERYTHING'S INCLUDED' HOMES LENNAR.COM II Plans and elevations am artist's renderings and may contain options, which am not standard on all models. Lennar reserves the right to make changes to these floor plans, specifications, dimensions and elevations without prior notice. Stated dimensions and square footage are approzimme and should not be used as representation of the home's precise or actual size. Any statement, verbal or written, regarding "under ale" or "finished area" or any other description or modifier of the square footage size of any home is a shorthand description of the manner in which the square footage was estimated and should not be construed to Indicate certainty. Copyright ® 2012 Lannar Corporation. Lennar and the Lennar logo am registered service marks of Umnar Corporation and/or he subsidiaries. OW MN Sldr. LILY BC001413 3/12 I Story 12 Bedrooms 12 Baths 1 3 -Bay Garage 2,498 Sq. Ft. Total 2 Stories 14 Bedrooms 13 Baths 13 -Bay Garage 2,959 Sq. Ft. Total 2 Stories 14 Bedrooms 14 Baths 13 -Bay Garage 3,416 Sq. Ft. Total Owner Bath Foyer 3 Car Garage 31' -G' X 21'6" Flex/ Study 12'4 "X11' - e" Porch Op iow I i ICJ�JI Kitchen I- p 12• -2 - X ls_4• li l i l 4 Great 'l hh a - O ' R oom Nook i Suite 15'9'•X19'2" 11'fi" %15'4" IPYXt4'4• I I I °a L _I —z I i Owner Bath Foyer 3 Car Garage 31' -G' X 21'6" Flex/ Study 12'4 "X11' - e" Porch 2 Stories 14 Bedrooms 14 Baths 13 -Bay Garage 3,270 Sq. Ft. Total The Snelling 4 Bedrooms 4 Baths 3,270 Sq. Ft. Total • Qf EVERYTHING'S INCLUDED' HOMES LENNAR.COM Plans and elevations are artist's renderings and may contain options, which are not standard on all models. Lerner ress rvesthe right to make changes to these floor plans, spscifications, dimensions and elevations without prior notice. Stated dimensions and square footage are approximate and should not be used as representation of the home's precise or whist size. Any statement, verbal or written, regarding "under air' or "finished area" or any other description or modifier of the square footage size of any home is a shorthand description of the manner in which the square footage was estimated and should not be construed to indicate certainty. Copyright ® 2012 Lannar Corporation. Lennar and the Lerner logo are registered service marks of Conner^ Corporation and/or its subsidiaries. 1 ' 1 MN Eldr. Lich BC001413 3/12 fa91,w ,