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HomeMy WebLinkAbout2014-07-28 PACKET 06.3.STAFF REPORT CASE: C1 4-021 kI:II►iF[s*3 PUBLIC MEETING DATE: 7/28/14 TENTATIVE COUNCIL REVIEW DATE: 8/13/14 APPLICATION APPLICANT: Eagle Cove Land Co., LLC REQUEST: A concept plan review of a proposed residential subdivision consisting of 374 lots for single - family homes on a gross area of 160 acres. SITE DATA LOCATION: ZONING: GUIDED LAND USE: West of Hadley Avenue, North of 95th Street and South of 90th Street AG -1, Agricultural Preservation Low Density Residential and Park & Open Space LAND USE OF ADJACENT PROPERTIES: CURRENT NORTH: Residential EAST: Residential SOUTH: Residential WEST: Agricultural SIZE: 160 acres DENSITY: 2.8 units per acre (Proposed) GUIDED Residential Residential Residential Industrial /Transition Planning Area RECOMMENDATION Approval, subject to the conditions stipulated in this staff report. Cottage COTTAGE GROVE PLANNING DIVISION 11. Grove +ere Pride and Prosperi fleet Planning Staff Contact: John M. Burbank, Senior Planner, 651 - 458 -2825, Iburbank(�cottage- g rove. org Application Accepted:. 7/28/14 60 -Day Review Deadline: 8/13/14 City of Cottage Grove Planning Division • 12800 Ravine Parkway South • Cottage Grove, MN 55016 Planning Staff Report Capstone Homes Concept Plan Review — Riverstone Case No. C14 -021 July 28, 2014 Proposal Capstone Homes have submitted a concept plan for a residential development in the southwest area of Cottage Grove. The concept sketch proposes the phased platting of 374 lots for detached single - family homes on 160 acres of land; the location is simply described as lying west of Hadley Avenue, north of 95th Street, and south of 90th Street. The property is currently owned by Swandlund's Inc. The Planning Commission is requested to review the concept plan and provide feedback to the applicant and City staff. After receiving feedback from the Commission on the concept plan, the developer will apply for a zoning amendment, planned development overlay (PDO), preliminary plat, and final plat. 90tH 6Tb 90TH 6 _ 88] '99]] 89 F , $at B0�6! 8B E991 SITE Z Bts a o9s ]tzt g, e 228 9138 D23 � 9 - V5� ' 82899292 8261 9 '� B�0 Lll e 1 J a 83919 0 931 13 10 Gt 93818340 p, 31i 380 B,j`3 / 9 302 8393 BJI0 6 SITE >020 ]080 7090 83 100 9391 �� �ql g 8108 940991026 M 1 9411 8118 W 417 N 1 17 118 9419 8430 54-25 420 8 942]911 014 ] >a 1 441 440 94399441 4s4 {x ° 453 188, 8 BIB 4s] 9•' ,� �g3 95th Street a s a �& 8B 9488 98TN BT 5 9128 A ' ,� 414 500 9505 i ]112' D1 w $• X a A �+ i 9 9 /ry`ry t ]90b ]l 59 h "' y u� LY EN IA OUN6AVE8 /4 � - d 9 6 96TH ST6 /_ "0 R' N B l Location Map Concept Plan Background With this concept plan application, the applicant is proposing that the proposed subdivision be designed with the general standards of the R -3, Single - Family Residential Zoning District with a Planned Development Overlay (PDO). This allows for variations to the R -3 development stand- ards and general guidelines, and creates design flexibility when laying out lots, streets, buffer Planning Staff Report Capstone Homes Development Concept Plan — Riverstone July 18, 2013 Page 2 of 18 areas, parks, and trails. This zoning approach was utilized in the last few residential subdivisions that the City approved. J J L — — — - -- — - -� - - -, r —: I I 1- 1�1 —I —I LJ IF IF fF -. TF TI — >1 .r qe r.uu ro�m - ir; sum -\ j .�n — _ r —i— n - _ gg T �irxm�mn.gwwx mn�wnn�.wmr 1 1 '� mr ¢w..wmwvramE. mni�sn. , LVRWIUW��b1uY[VfNFt W�IXw}IMN( Concept Sketch Planning Considerations The following sections summarize the components of the concept plan as it relates to existing zoning ordinance performance standards, the City's Future Vision 2030 Comprehensive Plan, and other adopted plans. Property Characteristics The 160 -acre site has a combination of geographic features. The majority of the site is farmland and the balance is shelterbelt woods. The wetland inventory is still being completed. There is one agricultural building on the property. The site is relatively flat with drainage flowing toward the west. An aerial photo of the property is shown below: Planning Staff Report Capstone Homes Development Concept Plan — Riverstone July 18, 2013 Page 3 of 18 2010 Aerial Photo Planning District This property lies within the southwest area of the city. For this project, the guiding land use doc- ument is the Future Vision 2030 Comprehensive Plan. Staff looked at the guiding principles of the West Draw and East Ravine Master Plans for direction on community growth and development visions that could be applied to this proposed development. Land Use There are two land use classifications over the proposed site. The majority land use is Low Den- sity Residential and the balance is Parks and Private Open Space. The proposed residential portions of the concept plan are in conformance with the future land use plan, and the parks and open space is significantly in conformance. The parks section of this report will cover that compli- ance in more detail. The land use map below identifies the site and the two land use areas. Planning Staff Report Capstone Homes Development Concept Plan — Riverstone July 18, 2013 Page 4 of 18 Zoning — Land Use Compliance The requested R -3, Single Family Residential, and PDO, Planned Development Overlay, classifi- cations are compatible with the adopted land use for the site. Zoning — 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 of the 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. Direction from the Planning Commission and City Council assists developers in modifying their development plan before filing planning applications for formal review and action. This will also provide the developer an opportunity to prepare responses to design alternatives and to document the benefits of incorporating flexibility from zoning standards. 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 Legend CG City Boundary ROW LINES CG Major Roads W 30 land use - all <all other values - AND — USE Agricultural Rural Residential Low Density Residential Med Density Residential High Density Residential Mbced Use Commercial Industrial Transition PlanNntlArea Parkalf'rivate Open Spac Golf course -�: Mississippi River Zoning — Land Use Compliance The requested R -3, Single Family Residential, and PDO, Planned Development Overlay, classifi- cations are compatible with the adopted land use for the site. Zoning — 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 of the 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. Direction from the Planning Commission and City Council assists developers in modifying their development plan before filing planning applications for formal review and action. This will also provide the developer an opportunity to prepare responses to design alternatives and to document the benefits of incorporating flexibility from zoning standards. 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 Planning Staff Report Capstone Homes Development Concept Plan — Riverstone July 18, 2013 Page 5 of 18 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 princi- pal 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 fol- lowing: A. The PDO plan is consistent with the intent of the PDO requirements specified in the City Codes. B. The PDO plan meets the standards required for a conditional use. C. Each stage of the PDO plan can exist as an independent unit. D. The area surrounding the PDO plan can be planned and developed in coordination and substantial compatibility with the proposed PDO plan. E. Any density bonus is consistent with the density bonus criteria of the PDO ordinance. F. Any variation of flexibility from zoning standards most similar in function to the 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 the concept plan would result in the final plans for the project being created under the proposed PDO performance standards. Planning Staff Report Capstone Homes Development Concept Plan — Riverstone July 18, 2013 Page 6 of 18 Zoning — Lot Width The last several residential subdivisions, including this concept, were designed and processed as Planned Development Overlays with an R -3, Single - Family Residential underlying zoning classifi- cation. During the review of concept plans in other areas of the community, the Planning Commission recommended that the average lot width be a minimum of 75 feet measured at the 30 -foot minimum front yard setback line. The minimum lot width in the R -3, Single - Family Residential Zoning District, is 75 feet. Both of those plats met this criterion in their preliminary and final plat designs. The lots in the concept plan average 74.6 feet in width. Zoning — Lot Setbacks The Applicant is proposing that the setbacks for the proposed homes be a minimum of 25 feet for the front yard and a minimum of 7.5 feet on the sides, similar to the setbacks allowed by PDO for the two most recent plats approved in the Upper Ravine neighborhood. Zoning — Density The developer's concept sketch proposes 374 lots for detached single - family dwellings, which is broken into lots with an average width of 74.6 feet. The resulting density is 2.3 dwelling units per acre (gross land area). Subtracting the pond ing /wetlands and major road right -of -way, the density increases to 2.82 dwelling units per acre. The density range for a low density residential land use designation is one to four dwelling units per acre. The regional goal for net density of this land use designation is three units or greater per acre. Staff finds the proposed net density conforms to the approved development policies in the City's Future Vision 2030 Comprehensive Plan for this area. Zoning — Standards Comparison The following table shows a comparison of the proposed R -3, Low Density Residential zoning district, and the developer's proposed Planned Development Overlay (PDO) requests: 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 10,000 sq. ft. avg. based on gross land area 75 feet 7.5 feet 7.5 feet 25 feet (house) 31 feet (garage) 35 feet 85 feet 20 feet The proposed R -3 District and its development standards as highlighted above will be the foun- dation in determining the unit base count for the site. The PDO is intended to promote creativity Planning Staff Report Capstone Homes Development Concept Plan — Riverstone July 18, 2013 Page 7 of 18 and land use efficiencies that will still be compatible with the future land uses in terms of need, convenience, and service. Environmental Assessment Worksheet (EAWJ The Applicant is currently preparing an Environmental Assessment Worksheet (EAW) for this pro- ject. Based on State statute, a subdivision with more than 250 units requires the preparation of an EAW. Once the applicant has completed the EAW and submitted the EAW and EAW application to the City, staff must, within five working days, approve the EAW for distribution to other local and state agencies for comment. A notice of availability will be published in the EQB Monitor. A press release will be sent to the South Washington County Bulletin announcing the availability of the EAW for public review. The Planning Commission must review the EAW during the 30 -day comment period and make recommendations to the City Council regarding potential environmen- tal impacts. This comment period would need to coincide with the City's review of the preliminary plat, rezoning, and Planned Development Overlay process. Transportation — Major Road Right -of -Ways /Access The proposed project is bound by two major roadways that are identified as major collectors in the City's Future Vision 2030 Comprehensive Plan. These roads are Hadley Avenue and 95th Street. Additional right -of -way will be required along these roadways. In 2008, the City completed a roadway plan for the extension of 95th Street to the west. This plan was shared with the appli- cant and the preferred alignment is detailed below. This alignment impacts the southwest corner of this project. Planning Staff Report Capstone Homes Development Concept Plan — Riverstone July 18, 2013 Page 8 of 18 Transportation — Local Roads The proposed local roads are consistent with the design standards being utilized in the East Ravine Planning District, which includes a road width of 28 feet face -of -curb to face -of -curb. The concept plan also includes interconnections to adjacent properties. Consistent with City policy, temporary turn - arounds are recommended to be designed and constructed at the dead -ended streets on the site. The street that runs north and south through the proposed plat, which is an extension of Grenadier Avenue to the north and Mississippi Dunes Boulevard on the south, is a collector roadway and will be designed at 36 feet in width. The concept plan details landscaped islands in cul -de -sacs. The islands are recommended to be platted as outlots that the homeowners association must own and maintain. The islands shall have irrigation provided to them. The developer is responsible to dedicate the necessary right -of -way as shown in the figure for the 95th Street Extension. The developer shall be financially responsible for the improvements to Hadley Avenue and 95th Street as necessary to facilitate the development of the site. A traffic study must be completed for the project as part of the EAW. Sidewalks The concept plan identifies sidewalks consistent with City design standards, which is a sidewalk on one side of local roads. Cul -de -sacs are excluded from the sidewalk requirement. The street that runs north and south through the proposed plat, which is an extension of Grenadier Avenue to the north and Mississippi Dunes Boulevard on the south, is a collector roadway and will have sidewalks on both sides. The sidewalks for the project are identified in blue in the detail below. Sidewalks and Trails Detail 16 m6 I �o +. -- 4i ' r TF r �� • i' i !.µW '• II Sidewalks and Trails Detail Planning Staff Report Capstone Homes Development Concept Plan — Riverstone July 18, 2013 Page 9 of 18 Trails The bituminous transportation trails along Hadley Avenue and 95th Street are the responsibility of the Applicant and will be installed as a component of the reconstruction of those roadways. Con- sistent with the comprehensive plan, the concept plan identifies recreational trails in the planned park dedication area. The Developer will be required to finance the transportation and recreation trails as a component of the Planned Development Overlay. The trails in the project will connect with existing or planned transportation and recreation trails identified in the comprehensive plan. The proposed recreational and transportation trails are identified in red in the detail above. Buffered Landscape Area The City requires landscaped buffers along all major roadways within the East Ravine. The pro- posed concept details a 15 -foot wide buffer outlot along Hadley Avenue and 95th Street. The Technical Review Committee is recommending that the bermed and landscaped buffer area be a minimum of 30 feet in width. Installation of berming and landscaping are recommended to be required within the buffer. The established buffer is proposed to be under ownership and maintenance control of a private homeowners association established in conjunction with the subdivision. The Applicant is also proposing to create deeper lots along the north property line, which would allow for the existing windrow of trees to be preserved as a buffer along the existing Thompson Grove subdivision near 90th Street. This action was encouraged by the City and addressed by the Applicant. Fencing Any fencing installed in the subdivision on lots abutting this buffered outlot will be required to be behind the berm at the toe of slope. All fencing installed by the Developer or homeowners along Hadley Avenue and 95th Street shall be of the same design, color, and material. Wetlands The wetland inventory is currently being completed for the site. It is not anticipated that any wet- land areas will be identified. This site is located within the South Washington Watershed District (SWWD). The Watershed District is included in the stormwater design review process. Public Open Space The City's Park Master Plan for this area identifies a future parks and private open space land use and a public trailway corridor. Planning Staff Report Capstone Homes Development Concept Plan — Riverstone July 18, 2013 Page 10 of 18 The public trailway corridor threads through a large windrow of mature trees that runs from east to west across the middle of the site. _ w It MR a I ARK N TY Proposed Public Trailway Corridor LegeW ° 9 y } vnwa«sr.'a ♦ O 16 a Ihf T, 4 }. ". 4 2030 Future Parks and Open Space The public trailway corridor threads through a large windrow of mature trees that runs from east to west across the middle of the site. _ w It MR a I ARK N TY Proposed Public Trailway Corridor Planning Staff Report Capstone Homes Development Concept Plan — Riverstone July 18, 2013 Pagel 1 of 18 The Applicant has submitted a design for the active park area that was identified through the site development process. The size and improvement details are currently being negotiated as a part of the PDO process. It is recommended that several lots adjacent to this area be eliminated and converted to park dedication areas. The detail of the active park node area is shown below. / 208 zo / zos 207 206 EKING NSM P LEL PMW L YGROUN \ ,4= EQU "l Q �se ° BERMING 0 17 OVERLO 17 U _._ Rv SCREE IN 114 112 113 / 134 R65' Active Vista Park Sketch Detail Existing East -West Tree Windrow Planning Staff Report Capstone Homes Development Concept Plan — Riverstone July 18, 2013 Page 12 of 18 The current concept plan details 8.6 acres in proposed park area. Consistent with City policy, full park dedication credit is not given for dedication areas containing wetlands, tree preservation areas, and steep slopes. The final dedication credit for this site has yet to be finalized. Utilities The City's public utilities are currently available for the site, but there is sanitary sewer service- ability to the northwest quadrant of the site. The Developer shall be responsible for securing all necessary easements to facilitate the appropriate trunk sanitary sewer service to the site and is financially responsible for all necessary trunk sanitary sewer to serve the site. A trunk water main is planned to be extended to the property to the west to provide additional service flow and pressure to the tank farm northwest of the property. A preliminary report identi- fying the scope and cost of this project has been completed. The City Engineer and Fire Chief have been coordinating this project. The Applicant will not be responsible for costs related to oversizing this utility. The final utility design for the project shall include utility connections and easements as directed by the City Engineer. Stormwater Management The concept review of the stormwater requirements were completed by the City's consulting engineer who reports the following: 1. Add the City standard 100 -year (6.3 -inch) 24 -hour event to the submitted HydroCAD model showing conformance with the City's rate control requirements of 0.08 cfs /acre for the 100 -year event. 2. Provide calculations showing the infiltration feature draindown time, which should be 48 hours or less. 3. When modeling the City standard 100 -year storm event, infiltration is not allowed and the ponds and infiltration areas should start at the physical outlet elevation. 4. Provide tables summarizing compliance with the City's rate control and infiltration volume requirements. Additional stormwater review will be required upon submittal of the final grading and utility plans for the site. Grading The Applicant is looking to phase the grading of the site in conjunction with the platted phases of the project. The concept review of the grading was completed by the City's consulting engineer, who reports the following: 1. The grading plan should include the proposed house pad elevation, house style, lot corner elevations, preliminary storm sewer, and proposed easements. 2. A grading plan at 50 -scale should be provided for review. 3. Emergency Overflow (EOF) locations and elevations for all street low points should be shown on the grading plan. 4. EOF locations and elevations for all rear yard depression areas should be shown on the grading plan. Planning Staff Report Capstone Homes Development Concept Plan — Riverstone July 18, 2013 Page 13 of 18 5. A 10 -foot wide maintenance bench should be added around all ponds and infiltration areas. This bench should start 2 feet above the pond NWL at a 10:1 slope. 6. A 10 -foot wide access (no steeper than a 6:1 slope) route to the maintenance benches should be shown on the grading plan. 7. The overflow between the wet pond cells and infiltration areas should be set one foot lower than the rest of the berm and this overflow should be armored with riprap. 8. The narrow stretches of the NE Pond and SE Pond should maintain a minimum depth of 3 feet to minimize shallow muddy pond areas. 9. Storm Sewer: No preliminary utility information has been submitted. The developer should review the City's Surface Water Management Plan and indicate how the pro- posed ponding system will be routed from the development, down the steep slope to the west, and across the Nesvig Parcel. Additional grading review will be required upon submittal of the final grading and utility plans for the site. l� — n d - 6j. a� t /l_w Y � �_ � 4 -i�11 a l� �1� 4 , t. J _Jh II ' I Assocwn Z Q Z Q r/ C7 � Dj L O VU UQ LU Z O V) LU 07/15/14 Nroposea vraamg wan Planning Staff Report Capstone Homes Development Concept Plan — Riverstone July 18, 2013 Page 14 of 18 Tree Preservation The perimeter and center of the site currently contains windrows of mature coniferous and decid- uous trees of varying species. Some of these areas will be removed based on the proposed grad- ing plan. Thin final removal quantity will be calculated during the platting process. The ordinance allows for 40 percent removal before mitigation is required. It is recommended that the additional trees near the active park area be maintained. Burning of removed trees is prohibited. Architecture The submittal package for the concept review included sample elevation details of some of their products. Details of several elevation series are shown below. Planning Staff Report Capstone Homes Development Concept Plan — Riverstone July 18, 2013 Page 15 of 18 Elevation Details Garage The City ordinance requires a minimum garage size of 440 square feet. The models the applicant is proposing to market on the site are all three -car garages, which would be in excess of the or- dinance criteria. All of the product series that the applicant will be selling in the subdivision fit within the identified building pad areas of the proposed 75 -foot wide lots. It is recommended that garages in the development be prohibited from being further than six feet in front of the house. Recommendation The Planning Commission is asked to provide direction to the developer with respect to the adopted comprehensive plan, zoning development standards, and the City's architectural guide- lines. The recommended conditions of approval are as follows: 1. The water utility plan shall conform to the city's water supply and distribution plan. 2. The utility plan for the project shall include utility connections and easements to the west. 3. The Developer is responsible to provide for the necessary easements and sewer costs associated with serving the site with sanitary sewer. 4. The preliminary plat shall include additional parkland area around the active vista park area. Planning Staff Report Capstone Homes Development Concept Plan — Riverstone July 18, 2013 Page 16 of 18 5. Additional trees adjacent to the active vista park area shall be preserved. 6. 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. 7. The sloped area adjacent to the 95th street extension that is not impacted by grading shall be preserved as identified in the comprehensive plan. 8. The active park area design shall include the installation of an off - street parking area suffi- ciently sized to accommodate eight vehicles. 9. The preliminary plat and associated site plan shall include the design and installation of eight -foot wide bituminous transportation and recreation trails as identified in this report and as depicted on the concept plan. 10. All ponding areas associated with the preliminary plat shall be platted as outlots and dedi- cated to the City. 11. Temporary turn - arounds shall be designed on all dead -ended street connections to adja- cent properties. 12. The preliminary plat application shall include the proposal to create a private homeowners association for the subdivision. 13. The buffer strip outlot along Hadley Avenue and 95th Street shall be 30 feet minimum in width and graded with undulating earth berms where practical and densely landscaped. An underground irrigation system shall be provided for all turf areas. The developer shall pro- vide a landscape design and management plan for how the buffer will be delineated and how the maintenance will be conducted in the delineated area. 14. Landscaped islands shall be provided in the center of all cul -de -sacs and have irrigation installed to the islands. The islands shall be platted as outlots. The homeowners associa- tion must own and maintain these outlots. 15. A five -foot wide sidewalk shall be constructed on one side of all local roadways within the subdivision, except in cul -de -sacs. 16. 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. 17. 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. 18. The minimum attached garage area shall be 440 square feet. Planning Staff Report Capstone Homes Development Concept Plan — Riverstone July 18, 2013 Page 17 of 18 19. The average lot width shall be a minimum of 75 feet measured at the 25 -foot minimum front yard setback line. 20. Architectural design is required on all four sides of the principal structure. 21. The duplication of house styles with adjacent property house styles and colors shall be prohibited in the final site design criteria. 22. A minimum of 20 percent of the front fagade is covered by brick, stone, stucco, or cemen- tious board or equivalent product approved by the Community Development staff. The front fagade area does not include windows, door areas, or garage doors. 23. The front fagade siding shall consist of LP siding, cementious board, or equivalent product approved by the Community Development staff. Vinyl siding is prohibited. 24. Garage setbacks shall not be greater than six feet in front of the house. 25. The minimum roof pitch for the main roof slope is an 8112 pitch. 26. Brick or stone front fagade must wrap around the front corners and extend a minimum of 24 inches along each side wall. 27. Windows, doors, and garage doors must have low or no maintenance trim on all four sides of the dwelling. 28. All driveways shall have 5 -foot concrete aprons. 29. An updated wetland delineation report shall be submitted with the preliminary plat appli- cation. 30. The 92nd Street access to the development shall have a similar center island design as 94th Street, which may result in the in the loss of one or two lots on the south side of 92nd Street to facilitate driveway access points to the street that have safe and appropriate sightlines. 31. The 95th Street road extension area on the southwest corner of the property shall be dedi- cated as public right -of -way to facilitate the construction of the roadway. The right -of -way shall be as described in the 95th Street Road Extension study. 32. The developer is required to cost participate in the necessary road improvements on Hadley Avenue and 95th Street. 33. The developer shall review the City's Surface Water Management Plan and provide for the proposed ponding system to be routed from the development to the west and across the Nesvig parcel. 34. All stormwater designs shall be in conformance with the City's Surface Water Management Plan. Planning Staff Report Capstone Homes Development Concept Plan — Riverstone July 18, 2013 Page 18 of 18 35. The active play amenity along the trail corridor shall be reviewed further with the Parks Director. 36. An EAW shall be completed for the site. 37. A detail phasing and grading plan shall be submitted for the site. The phasing plan shall provide for the construction of the park amenities within the early phases of the project. Prepared by: John M. Burbank, AICP Senior Planner a Lu Z of \I ( q } » ! -! =j 9 ` A / — w 0 «( > - §aw ) q §M\ ± ƒ \ ., 22 U � !® ` . \\ O { \ \ »® § k ) )Zj // \ ) \ \} j \_ { \ \ \ § \OD; )§ /�� > <dw 0 \ <\ \ f a : 2: :u _ ;� \} §}� \: : y ! % , R #!\ ® ' : � w 2 : ° : �4 ;; :: K /l ( / «2 = «f ! §l��� \) \)([ \}