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Home My WebLink About2016-03-16 PACKET 08.B. REQUEST OF CITY COUNCIL ACTION COUNCIL AGENDA MEETING ITEM # � DATE 3/16/16 e � PREPARED BY: Community Development Jennifer Levitt ORIGINATING DEPARTMENT STAFF AUTHOR * * * * * * * * * � * * * * * � * * * * * * * * * * * * * * * * * � * � * * * * * * * * * * * * COUNCIL ACTION REQUEST: Consider adopting the ordinance approving a zoning amendment to rezone 160.12 acres of land located west of Hadley Avenue, south of 90th Street, and north of 95th Street from AG-1, Agricultural Preservation, to R-3, Single Family Residential with a Planned Development Overlay (PDO); and the resolution approving the preliminary plat for Summers Landing, which will consist of 383 residential lots for single-family homes and 24 outlots. STAFF RECOMMENDATION: Approve the requests. ADVISORY COMMISSION ACTION: DATE REVIEWED APPROVED DENIED � PLANNING 2/22/16 ❑ � ❑ ❑ PUBLIC SAFETY ❑ ❑ ❑ ❑ PUBLIC WORKS ❑ ❑ ❑ ❑ PARKS AND RECREATION ❑ ❑ ❑ ❑ HUMAN SERVICES/RIGHTS ❑ ❑ ❑ ❑ ECONOMIC DEV. AUTHORITY ❑ ❑ ❑ ❑ ❑ ❑ ❑ SUPPORTING DOCUMENTS: � MEMO/LETTER: Memo from John M. Burbank dated 3/10/16 � RESOLUTION: Draft � ORDINANCE: Draft ❑ ENGINEERING RECOMMENDATION: ❑ LEGAL RECOMMENDATION: � OTHER: Excerpt from unapproved minutes of the 2/22/16 Planning Commission meeting ADMINISTRATOR'S COMMENTS: �� s/ � �� City Administrator Date * * * * * * * * * * * * * * * * * * * * * * * * * * * * � * * * � * * * * *� * * * * * * * � COUNCIL ACTION TAKEN: ❑ APPROVED ❑ DENIED ❑ OTHER Cottage � Grove �he�e Pride and P�osperity Meet TO: Honorable Mayor and City Council Charlene Stevens, City Administrator FROM: John M. Burbank, Senior Planner DATE: March 10, 2016 - RE: Summers Landing — Preliminary Plat Proposal Summergate Development LLC has made application for a zoning amendment to rezone 160.12 acres of land located west of Hadley Avenue, south of 90th Street, and north of 95th Street from AG-1, Agricultural Preservation Zoning District, to R-3, Single Family Residential Zoning District, with a Planned Development Overlay (PDO) for a six-phase single-family residential develop- ment; and a preliminary plat to be called Summers Landing that will consist of 383 residential lots and 24 outlots. The property is currently owned by Swanlund's Inc. The proposed plat is consistent with the Riverstone concept plan that was reviewed and ap- proved by the City in 2014. A final plat for Phase 1 of the development will be presented to the City Council on March 16, 2016, in conjunction with these applications. � �m . a � �� m � 9RfHSTS 90TH s,s 897 -8977 a9��,�o�;,,� � ^ ��-�-� ��,3�^w � v�- �I s� g has�&t a��a9�o -a"s3� � -- —-- .._., � - - � _ _.._:_..__ _„ .�___.. .. � PIN�LL - EMENTARY � HAMLET SCWOOL S I T E -_ , �OMMUNITY PARK � ,.m b�I�.'o b I' � �,je Z �o� 92t70 5T Sr n -9.9�� _ W 7015 2117085 7121�8, p�°� 9228 4229 922b v�,�'�u. g'� —__.--- � �9232 923Ji923'o � �i. A`.��' Q �9244 9245i92:A �47I 9�a o`ti�'� 9Tb8 92E9�9262 92�5�2�,41'2 �.��` w szau szeijsz�s zn�. Q,�' J 9300 9301 9246 303I°'��- a'.`�i �"'L5 i-.__ p'L. " `��q � 5340 9341�9312 313 370 9317� � C� �9380 938f�93C0 347�?EO 9353�9� 9 4�r = 19392 9393-9370 a 377},y�SB 9373 0.;SO 0',�� I T E 7U20 7C&0�7090 9393770D 9391 y�`F� �A��,� � S 940i �9 � ^ iB406 44U949402 Y 94a5�9404 y 9311 9�0� �,j., p�" �4418w3417�34�4� St7�951b~94199432W � ,�p g�' 9730�3425�?42'0 4299;28 942P840> 433�,,�' �� Ig�qqz s 9437943&i 4415<46 i 9439�3-044 W `wt '?�%r 9��9 � ��IK 9453iS35z m � ?: a 449�99`.b�a�'d9 9�gSn., � 94TH ST S 946_4;b4 c� ��, 457�-' a�+� ap. 'g,.. ��9466 �,Yd ''��.', �SQ 0 u'�° e�e 47� 94fi4 �:..,a'q__ 9449 95th Street �;�� '`� s°9a � ;� 9°� -- �, o. ._ _.... _.. . . ,..-� ------�-�-- 85fHSTs I � m �, nl � 7112��'el�i�'�17��550 g�i�h"v j2d8 ��i �„'�� g� !`(` .. 4429 N �� °' �'I o � �9.A1, l 9505 .. ,8t ., �a tc,I� m�w(a I`m ��' 61 I6'i v fm IFi''I .,��.l 5`�00 I . 7006�'�.n ��54 ^�'� � 24.1��,q1.�� '�'�`�r �.� � NB tAHE DUNB AVES �9�1 �` �`�, _— 96T ST �gR,eSQ' 96TM 5T 5 -03 -� ��w�- y - e Location Map Honorable Mayor, City Council, and Charlene Stevens Carbone's expansion March 10, 2016 Page 2 of 21 � j,.i � I I�I `' �� "I.� 1 ,: I i I•� !.;:v � — .� i_' � '' I „ I I �I � ! I!( I �-I i � I I-I j� . � .��__,� ;-_ o - , �.�- , ro I -41_r rl � � � __ � l � � ,�' �_\��Ll�PHASE �� I `� / 25A8 / I .� j : � __I �/ ` `1 �. i � � ;( ��/�.- � ___�./� \/ ' � ! i ,..� !�, T-�� i '{.� /e •�� . ;: _ �\ (-��PHASE ,/�� i � � - --I �\ � i �j 1 ,� — E�1 L},, ,`� ��.' / � ` '�i-i�i ��`' f i--;�� ' :"s ' �� T I l �� ) i �.'..J t-��'� �_� ' . ._ � "- �- - - - - --- -- y �FT < � = �-. . �A�io� , i � � ;�, i � #� - /`� AA7�AC� i�L L8' � - ��'-. / , Y. � _ li i V- / � '. � 5 22 i dC, !'. ' 1 �{�. �� _ '� ASE 3 � I'- / `� sca ., � , �: ,� � / / � � ,J'•,, � E✓ I L j'�' / i - ,�'HA5 1 i (ti i �/, � � � --i?��; � � �� /� � /, � � : 4� : .--, \ i / r i 'I � � �i.- q' •:. . : - II � /� i � .. � , ' .. L_ .,.� ./�... '/'_""" '/'_"//'_""""y/i i�..'.'J_"°pl•"'�//" % t - - -r --rt/�-, ' j-+-� -;�� .- . � - Phasing Map Background The 2014 concept plan and the current submittals were 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 standards and general guidelines, and creates design flexibility when laying out lots, streets, buffer areas, parks, and trails. This zoning ap- proach was utilized in the last few residential subdivisions that the City approved. � � i i _ � - --- - - _J L ' �...��1111 I�.-.:-;- � .�-.:I -_,- --- . - --t I�T I �� I LJ �i �h - �W�.�,. ..�a a� �`,.,_ _ _�- , - - '.'\°� - � _ , , �\"` , i a� �� ',� �\` � r - I � � � : v \;_ _ " I - : �` - '-..-. � =. ^, _ I� � � -. .m,,�,. ' - 1� ' , ..; - I� — — - I - , - �� ', " : ---.. _.- , ` II - ii +: i__ I - � - _ .�.,n�, � - - - -- �� ,' - � � �`��° - , �� - 7F,.,,. '.�.��m �'� ��-� i nu ' . ___:, .�.��n...,:�.,,. � �r-� i i�' \ ; • '' ,�,� y�_ _ - �'- i r,— �� t— - '�O�- —1 I 1� — li � �, I�y I �� // �, � ; 1 IN� I � � i �/.- � /i .�� .� i . U --� Il�_ J L- - ; l� f CY \I� = MNR[!a I I - ' - // ' TI-.... �- 3 �� d //. � � �'�� ! -t IN 1 I � - ir1 i �,\�� _' _- , •_'' ,. I�. .�`� � ir �i..�,., — - =_ -�v ii , - - , �� ` ��_ - - :,�,x,� _ , _�x e�ea � � .- � � �� : � � } ':i - . � r iii 2014 Concept Sketch Honorable Mayor, City Council, and Charlene Stevens Carbone's expansion March 10, 2016 Page 3 of 21 o; �,�,��5�.5. , � . ' � . r' .i.., � . , , . . . � �,.. _ , .. V� 1��] �, � — � _ ` ;, �' ' c,�.— __ !+'`�`-� , , . �7 � _ _ _' . ,r � �. _ t� _I•b , r��mt � ��.. llLulN1AR1 - . • � �J LL a u11UtIL � f -�� '']r_ � � �� .« - � _, l �g �j r� ��;i n� ,. - a _��, �. ��.,- - -�- � J � - � ' J'1'1 , � .lJ � - 9ilkl�l.\.� ' ��_Il�s _;. � t�j'1�,_ _ - � =qa �-: , ,r: � — �"'- �� . � _ t � �� , ':1. t_ ,� � " - -- - ---�t%;;;� ae� _ �} -- :� 'tz� � � t � �7�J' 'L� �fUiUhL � � • 'I- � �. . . PARA - .AU-f� � �{.• !Sl ` � iltil- : .. � '�_,'_ _ tY �� Q :-_�U M M E R.� 4�: ` — � { z � LANDING ,. : n - - - - - - 4 � - z �, i_ _ � � � �,��.�s ,ii , �� "�/ � �3 `�� y� � �� , - I - _ i� �.�.r, _ r � �' � 1 - �� ri _ jSummer,nt � , ., � r, �r a ,�.,_ � - '� —_--- _ �,,�u�T., w�E _ `` g r%: , ' .:` ��suu � � . � . S c- . . . - - Fe6maiy 2016 Summers Landing 2016 Project Rendering Planning Commission The Planning Commission held a public hearing at their meeting on February 22, 2016. No public testimony was received in favor or opposition of the applications. An excerpt from the minutes of that meeting are attached. After discussion, the Planning Commission unanimously (8-to-0 vote), recommended that the City Council approve the zoning amendment and preliminary plat for Summers Landing. Planning Considerations The following sections summarize the components of the project as it relates to existing zoning ordinance perFormance standards, the City's Future Vision 2030 Comprehensive Plan, and other adopted plans. The project is proposed to be constructed in six phases within six to ten years be- ginning in 2016. The detail below shows the planned phases: Honorable Mayor, City Council, and Charlene Stevens Carbone's expansion March 10, 2016 Page 4 of 21 - !? -.__ �- . , i �,,� ,� . _ .. .- T --' �_. � -� 7�'i� 2'. 21 iiJ I IY I� I It� 15 IS 1� '�� I G 15 19 ��• ;I .•��3I 2�1,. _, ?7 23 J4 2fi: i� t:Z `�' � .l �,� 11 �-1,..�.�.� � ..a. .. - ��'��l��tie.e.ta� --- ��, � � ,��.90t1a:�.fir��e.t 5�� - _ _ � �� 3 .� 3A 53 I9 16 I) Ir, I. I j;i i�. �'�„ �- `f 11 d3 ,y_ 3� ;y� 3� 2p �2. _15 , a _. �� .��J �. . . 47 a 2/ 2S 25 �-� � �. �.�-y�� z �E.� -�.. �'t � �q, �-- _ _ - - - - 7�� D , - ,., , ? ,� _.- �7 . �--� I. � � � ._..� ;3 �I I �� q 9 �i 'vVl'i4� f. � 7 _ �i = � 15„ -• _ - � ---, �� .,1 ,4� =3� �� 9;�r,7:a',:cr'�: n �� i�� r� �= A S � -L-- I ti _ 53 '� ` � ��r� a 3 �., 5 4j al ' 1 � v� —�y� 5� �� I 5 � t.� � 25 ` .. °�`� a<: �v �6 17 t �- �� zCi �_�y:1;5t:�tG�e�~�=rs =�-- � S�, •� �� 3 2 r, <� ao �,.r .-P t �- �q — �� i i � 3£ p�ir6�1 J J: 4�� `r'� IG 17 15 1� I s 13 2 . �� ._�._ - . _ 23 `i+ (9 � , �"�� b V �.11�.. _ � 50 fl � d 5 q� ! ;! I �� a 4 - 1 � � � � J� „ ," g �'9,2�►'r_1�S.tr,e�i.'S'� _ _ -- '9,2�c��Str�:�.t:S�T i 3 1z � 6 h ,I :� -r j ! �- 13 ', �� 11 I�i 9 8 7 d S � :i 1 12 I) 10 9 $ l >. ! rl'' S4 � �7: � � � IS --- ...,. ��I- It Id - ...._ Fa�kE . . -. . ._ I'arkA _ ]'. - � 7 i I' i - : - - �'� I I ��' � �,. I� II IO F U f t, i 9 � '� I t�} I11 17 IG 15 I� 13 �� (11 . �� 13 ��f_d�$.trE��5��,,.Qa Q:�1�C�;$�t;�:�.�eS � 5 t�3 �a n� .u� sa 3e �,i .;,6 �� ,C��C '� �a 4 = � + � �� x i �-'' a3 � !'s �[� �� aJ� 3� -� I 22 4 y:� � Q r � � . i / �� IL 32 2 %I S �;' 71 .� �-�,_��A ll �� -� IS li --- �_ . _(, f �,� � 3� ,� is. �i!h io{„ �` i n 31 q)i 4?4th Sfir��i „ � �� !f, '.�r- y� la ['1 �g 3J � � t . � a _y [;�ul��!_ �A ?4 ;�') 17 j �� 3 \/ - - 1 I. .1 '�Fr, :r] �I �3 1? � �9 Q.1 P S: 41 �l'-t � �.," '� -—-- I E 7 ¢ 3 � -'` -. fY uull�l fl I1 .�I J7 �' � i -�'-- �. �. 17 � 2.5 -+- �� I I .4 P;S �'I 21 `� 10 �' 77 ?A ,� IY �; . . � ----- ;�. IE YI -- - _ � . . �� Ip }y ID � i 1 l � y C 7 h : r. :S i 5 6 7 R 7 !� Z3 '1d 17 .� � �� --- - � � . o - s '�.,, � '� �94thS.tr.�pl;S 9%��th:�ti'�et.S � �e �� 11 - ' - I� I I � � 4 5 7 6 4 Ip II 12 [3 �� I� -...�,�. �-,._:,� 1Q a' 6 7 6 5 A 3 2 � It .i, i; _ -( � -,�:.�.. --- -- ___ -- �.� � ..._ , _ . __ . . _. , ;nL�t� �._ � �4 - - _-�-_— - 95tt�S#r��t S _ _ , , Project Phasing Map Honorable Mayor, City Council, and Charlene Stevens Carbone's expansion March 10, 2016 Page 5 of 21 • Phase 1 = 55 lots `�, � �I' 2 — _�-! — � _ �� j �� Q �' ;: n /� .� • Final Pl�t 1!/I�r� , �a a p , ,j '1' ,� ��g 4 �� /C� i � ; i t6 � �', li ` .�� li � tl I - h I:7 �M � ��-� 2��' ' � v � }S ''' � I71 iil ' � � " �,' =�� i ; ,� � ,, � � P '� �!'��I�1� �i��1t15 1 � �� '' '� �� e' � �, ;a z <<� _ i` H roN� " �� iprii/May �C��.� , ;". ,�, . : ,,, _. ,� �. m p A;� ,,, � ' � � 2 >., -�� c � � �, � (� ., � 5 �onstructinr�+ ' "- � �)�ITH ST_ � in `, � - ' E � � � � - ir � �„ ,� ,: � � �, �� , �. : ��- ,��,.��`��fi�- - � �� _ , - I�HASL`_ � _ �� 1 _�t:��5.�'� 1��3E�� ._$.��(� .- .. _. _ _ _ _ _ _ � _ _ � � .. _ � � �-�-.r—�.-�.--�e� Phase 1 —2016 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. No wetlands were identified on the site according to the wetland inventory that was 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: -t- r i �al'1 n�ry' 19 r 9�LLt;•�+�i �s uy j ':�'�� ' ...ti�u 1.��F,�,N��La'�,I��I�ni� t��r.v: � ��'��u��•�i.a �"A��J21 �.s.��::�' � 1. 41�,r�� ._ .. _=-.'�.�z_S';''•i ._`� , ^" ��P � _ � , � , �`y7�` / . . � .. ��J 1 � '�� I1� 1 I� I PINC�•�:.1. \ j.. �� ' f) - \_, '� xsi y'� r� � - �� E�I i�� , r• kj� � t � scHoo� < . � � � — � \` ;� t 4'; ,��: � . � �. � : � �� S. � � .;`�,� ' �,��4+\� � � . � i �. 1I.:I�:t:Cs�L��f j�J, 't\1 I��`# ..; � `�c ML77`LT .�1� t.;��` �"�� ,�,' I ,�I . � � . � _ I��.�� .. h�►ai.� ��- ,� , " =. �:. ..�u' �c:�. �,.,. ��\1 ��,� �,� ��=-��+►+� ��, .' �Pp`'%i i+��.a.�re.�o�+�(•.�Li�� — •;? r[�l� lJE1r.:. �i(� . j(C�rW�.:� � _ 1 I f _` r.' IE� ��v�l��i'7'''. � +� `• =y��`.�i i r' � (tf��""`�l[�tl��J,✓ \' r .. .a�, 1 ', , .' t i�3��*ii �J�i .� � ��: /r�, � , � � r�:� 4.�r�S �r��a� A�d�:r��`n.�1 , tS � �' , . I �Lfi ��'T��{S9 � ��, ti q �nE,+� ��y .� � 1 I i' �S�J�, �:�:�� '�, '�-� , �., ' ''� , i a �I��'i�ik�1L�5� R`\ ,`�� I �� (�'..Fo��.�►�!Fr , ` \� \ i ' t� Q J Py r..d.t.' \\�. � 9� i � ; �:t'��:i.S�T!7�I�f��r� 1 �_ �\�� I �� _1 � ' , 'j � �. ��3 :.� d�'-`-' �\:�� .�, , ( � I j ,��,u�7ur�sL�{�3';. �tiRR.F\��.�a'�n�1�v`; . .',.t� �i'�ial��se�i.�'1a'+J� !t+1E,R�:��i�'l9--�ft.� ��ti+�.`rJf�.l_�'�,' - ?\� - .... . _ _ _. - � �� i�k;�'�►,?�j��!I�I�FI(�ri��ea��,,g' ` ,�,��-:� ;�'t'l�l�j��'��I��;:. , .�� Ert �+r.�'� Contour Map and Aerial Photo Honorable Mayor, City Council, and Charlene Stevens Carbone's expansion March 10, 2016 Page 6 of 21 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 por- tions of the 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 compliance in more detail. The land use map below identifies the site and the two land use areas. � � '��` = o � egend - � � i it, f `/ y _ SR r r � { - CG City Boundary - - %r , _-' _ _ � _ -�_ - �;�_ � _ � ROW_LINES t -� �`: � -�,c + CG IvlajorRoads �= � t,.�� r - -=r ,-,'t - � � 3Dlanduse-�I ��' � ` :',--' _ ._ '_---'' ' ' '''.z� �all other values> i ND USE ' Ag�icultural S I T E '"" ,; � — � � / �Rural Residential w � � ;' � - Q�- - Low Density Residertial � =�:; ' I Frted Density Residential o = j= �:{ � � � _� ti - ��, �HighDens�tyResldeniial , ; . ,,, , ; hlaedUse �i i� ii, �:�� ° _ � � � � -� ' � � ' Cammercial � %S i, ,r- � - r�r,— F : Industrial - � ' � , _ -�,;'�, _ Transition PlanningArea � _ _ � ' �� - ParkslPrivate Open Spac _J i � - �- Galf Course ' � ` �F�" 5 �1„ ;�.:�:�'Wississfppi River � o � �� _ - ^^^t Land Use Detail 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 zon- ing 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. The purpose of PDO overlays is to accomplish 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; Honorable Mayor, City Council, and Charlene Stevens ; Carbone's expansion March 10, 2016 , Page 7 of 21 ', 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 ' ; 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 i maintain these parcels by central management including integrated and joint use of parking, maintenance of open space and similar features, and harmonious selection ', and efficient distribution of uses. ' Some examples of the design guidelines for residential development under the PDO zoning are: ' • Minimum roof pitch must be a 6:12 ratio. ' • Porches on the front of the dwelling must extend a minimum of six feet from the princi- pal structure. • 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 20 percent coverage of brick, natural, ' or artificial stucco material(s) on front elevations. • All residences must be part of the homeowners association. • Landscaping for the project must exceed city ordinance minimums. The findings necessary for City approval must include, but not be limited, to the following: j i 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. Honorable Mayor, City Council, and Charlene Stevens Carbone's expansion March 10, 2016 Page 8 of 21 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. Zoning— Lot Width - The last several residential subdivisions in the community, including this project, were designed and processed as Planned Development Overlays with an R-3, Single-Family Residential under- lying zoning classification. 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 proposed plat average 76.51 feet in width. The following detail identifies the lot width distribution in the subdivision. , l >��.;�: �;r �r i r<.�� ; 2 .�� _, �: _ _ _ - - — - _ _ _ � i , - - �,�+ . �.�� L � - - �>��,,,�„w , . . . � _ ......,,.�.M - ; �l1MMERS . . � ' ' ' - ., :; � LANDING � ' ,,��::`a;,;;:.. ,,. � .�:. - ,. � ' ia l I .. .. �, .. _ s , _ _ . . � �,� � ;. - � . - - g 70-71.99 Lors � � . ,� _ - € 72-74.99 Lors r .. {., � ;-:x ��,uH P.�� , 75-79.99 Lors \ ' LI\EAli PARK.. _ _ ; i' -, _,� � •. _ . . . . ' ?}� -'x -i Aacs. 15fi ArF I ` - 80-$4.99 Lors I 'r. �t, P,�er:O�tKiuun 1� _ . !' -- , a�iza�.� _ _ � - �` ��, SS+ WIDE L�TS_ � � _ - — �-� r ' HOA OUTLOTS � � �. i � w � D�no.ro. - •� . i . � �„ .i . . .. i � , ,.. . ,�� . . .. s rsi 1'o..��v. � ' — '' t � �� : ... .. „� �• �`� � ,. 4 _ — , ,- , a . _ _ _— j ..� H� , { : i ( 1.� � I „ .,'e r ` - i " .. �/ , - .. . , �� - • _ - �,�.�„�F,,, �� s,.�.,�r.,.��. �K� \� — - _ _ — 4� 7" , �, � :?,. - � �$•, �` -- - � • All lots will accommodate a minii�n;_�rn 55' wide pad � • All corner lats are at least 85' wide at the front setback line 5ummergateCompanies Zoning— Lot Setbacks The applicant is proposing that the setbacks for the habitable portions of the homes be a mini- mum of 25 feet from the front property line, and that the front yard setback for the attached Honorable Mayor, City Council, and Charlene Stevens I Carbone's expansion , March 10, 2016 �, Page 9 of 21 garage be no closer than 31 feet for the front yard and that the minimum side yard setback be � 7.5 feet on the sides, similar to the setbacks allowed by PDO in the Eastridge Woods � Subdivision. ; Zoning— Density The preliminary plat proposes 383 lots for detached single-family dwellings, which is broken into lots with an average lot size of 11,314 square feet and an average lot width of 76.51 feet. The resulting density is 2.40 dwelling units per acre (gross land area). Subtracting the ponding/ � wetlands and major road right-of-way, the density increases to 2.69 dwelling units per acre. The ' density range for a low density residential land use designation is one to four dwelling units per I 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: Current R-3 Standards Proposed PDO Minimum lot area 10,000 sq. ft. minimum 11,314 sq. ft. average i Minimum lot width 75 feet 76.515 feet average , � Minimum side yard setbacks 10 feet (house side) 7.5 feet � 5 feet (attached garage side) 7.5 feet ; Minimum front yard setback 30 feet 25 feet (house) 31 feet (garage) I Minimum rear yard setback 35 feet 30 feet � � Minimum Corner lot width 85 feet 85 feet I Minimum side yard setback on 20 feet 20 feet i a corner lot The proposed R-3 District and its development standards as highlighted above was used in de- � termining the unit base count for the site. The PDO is intended to promote creativity and land use efficiencies that will still be compatible with the future land uses in terms of need, convenience, and service. i Environmental Assessment Worksheet(EAVI� Based on State statute, a subdivision with more than 250 units requires the preparation of an En- ! vironmental Assessment Worksheet (EAW). The EAW for this project was approved by the City ' Council in 2014 and included a negative determination of the need to prepare an Environmental Impact Statement. The excerpt from the EAW, shown below, on the purpose of the project con- tinues to be a good description of the project that is being presented in 2016. Honorable Mayor, City Council, and Charlene Stevens Carbone's expansion March 10, 2016 Page 10 of 21 d. Explain the project pui��ose; if the project�vill be cai7ied out Uy a go�-ei7imental unit, explain the neeci for�the project and identiiy its bene�ciaries. Tl�e�tn�ose of tl�e�roject is to addi•ess a»t1 nteet�le�r�a��d.for si�aglc fanaily�'G'S1CIG'11tIC7I I701lS719g 11'1t�1119 C! I91gI1 Cll/C7Ill1�, l�igh ame»r�j��roject. Tj1C CIT1761?717G'S will i»clrrde a li�aear�a�lc in tlae cet�ter of tl�e cle>>elo�mei�t. Tl�is lii�ear park preser7�es a r�atrrral ea,st-west grec��nl�ay thcrt that will be sa��ed ns a dedic�rted park. Dedicating tl�i,s greema�a>>�rotects tlte h•ees by limrtrng de>>elop»�e�7t C17Cl�oach�ne»t tit�hile yroviding fo�'Ct Il�bt'�iiblrc trnil. TI7e n•ail tivill be constrt�cted withi�7 tlte li�aenr par•1�pro>>idiiag crcces.s i�ia t1�e mait7 r7o�7h/sorrth road cn�d de>>elo��ne»t sidetia�allrs to a �aew prrblic�arl;located at the�,�esterl��eclge of the project. TI7e develo�»�ent of the��eu��rrblic�ariz will feature a�� overlooL-of the r•iver valle}�. 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 public right-of-way is being required to be dedicated 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 applicant and the preferred alignment is detailed below. This alignment im- pacts the southwest corner of this project. The construction of this roadway will be reviewed during platting of the additional phases. :'w�'� �`,-�.`n �;;_ ,'':4 �'�'� �;+r-� _ `.��,,�'�,ee�: ��-�p��-i � . �i� ;� I� ;�.:.; r Ss> ��.� y"'° _ � ? . y - ��M, 'f�' i`^',X'.�. - . �-T_i��` . t r : .' .� y.'.� y . � -R� � ':.n - � ._ r^�� :-.ii --31 �t k`�" ��♦'-,..5. . � � . ��' � t �J �:�. �.t.. .1 1M ty9_..'Sy�" � . - fi . 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N _TJ 1' T ECUI lI'� . y,, fi C .,�' .n�� Parcel .,x ';� <7�t• ..�, uazuuei s:��a��iRnx:=o /�r - _ — � �J� � .. .. �r�r:��\�7�-�.•t�� •";� n>: n�, �� '� ..w . .�—. �� `£�.�,„ _ A� � �' . .. . •. � .>-" ,} R`v'A'PflEA..12210953 SJ F! . � � � _.'�+ y�Y �� '�' c�. � � z.a��a��E .. � . ?�� Yy � . �� Y �. .;.y �'�� ..,,, \,� � . - •�, � Sn ��\\��..-� � �' _V E��,,5 rLW�c b�PROPOS[� �.� m. � � � � � . . � ,.�� t .., � b�t- 1 . .,'.4'� � � 120'R0�7. R�Y!5@ P,Oh n �� \ � ' �'. � �.� � ��.�� . _ . . J n,s � � , ,; -� � .we. , .�,.�.E �J. '. � ` ,�,,�..,�. � . ` � �. . , `e? : '.� x}u y �,, �.s�'�- . - - �^'' �--�-��'�-�--�—�+�—�'-'3' ,'ii''�.;�� 1�' ;1G '� i � .� � t ` ^`.'r . �n .,� �s;� � � , " ��"�- -� 95�h Street "�` ,r �'�, :�: .� Baile � ` �, ., � . '� i'�-� �,ja�� Parc I � � •��'° `�', \ r. � a:. `�� 4' .', ' ., ° � _�� .,.., , ��,. _� � ,�� _ � '� - . _ �__ ,- _,. FUTURE 95TH STREEf RIGHT OF WAY — CONTOURS WITH AERIAL Transportation— Local Roads The proposed local roads are consistent with the design standards being utilized in the East Ra- vine Planning District, which includes a road width of 28 feet face-of-curb to face-of-curb. The Honorable Mayor, City Council, and Charlene Stevens Carbone's expansion March 10, 2016 Page 11 of 21 project plans also includes interconnections to adjacent properties. Consistent with City policy, a temporary turn-around 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 is designed at 36 feet in width with a 66-foot wide right-of-way. The preliminary plat details landscaped islands in platted outlots in the cul-de-sacs. It is required that the homeowners association own and maintain these islands. The islands shall have irriga- tion 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 a portion of the im- provements to Hadley Avenue and 95th Street as necessary to facilitate the development of the site. A traffic study completed for the project as part of the EAW did not identify any negative impacts to the City Transportation network. The EAW traffic study can be found by following this link: http://www.cottaqe-grove.orq/docs/eaw-traffic-studv.pdf. The percent of traffic generation from the project is the basis in which the cost participation formula was determined for the � improvements to 95th Street and Hadley Avenue. The City's Technical Review Committee recommended that the street naming for the project be consistent with the Washington County uniform street naming criteria. Trails The eight-foot wide 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. The City will maintain the new trailways after they are turned over to the City. 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. Sidewalks The site plan identifies sidewalks consistent with City design standards, which is a six-foot side- walk 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. Honorable Mayor, City Council, and Charlene Stevens Carbone's expansion March 10, 2016 Page 12 of 21 -,,. � . : - � - , _ - � , . . , .. _ ::..;, __ ,_ � � ; � I �'�, E%15TWCTREERON'STOREb1.11NV.'H[RCCOSF6tE. � ..�. . � . � i , , R. NA .-. �... .. . '� � n� I � ,u �I� • ,,6 m I5 RiERFIPUS _-15'OUl � -; .� c ..aw � .v i �I � F%ISDNG TO RE� IN 1 �ItE - �� `` TOIU � - I �s- ! ( � �� _ �- - I �� Honorable Mayor, City Council, and Charlene Stevens Carbone's expansion March 10, 2016 Page 13 of 21 TYPICAL SECTION ALONG HAULEY AVE. SCALE:1'=20' 30'H.O.A. GU'STRCGT R.O.W. 135'l01 UEPiI l OUTLOT 00'HhULkY R.QW. ;j � �-I ' - R`'' � � , ' L _ `—'—=��;-�_------•---�----a-�_ Fencing As proposed, decorative fencing will be installed at the crest of the berm within the buffer outlot. All additional fencing within the subdivision 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 result was that there are no wetlands on the site. 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. ,�,�.,''.�{ :<S �r� � (� �'�''�. �� dd�I'�� . �I,� Legend j � •----- Oru'vc PJ.�anf Oxn s0�ra � I � . . o>�w�:om � � ` e�j � � , � i 0 corco� .�. �� '. ' . O 6SxtizYli�fk.e� ' �i �: . � ■ " o � GIDamGry � � � rd � 0 ------- ,, y� ! .�;: �► +� �_ __�D `�: .. , ,�'�' � �\\_ > � � `; - " i - ', j'� ��. J '�'1 /^-,..__._ .___'--� ..'-+ . tY�. � � ' -�r � `. �.n �� —� ,. ,� �� _,,.. ..,, . 2030 Future Parks and Open Space Park Master Plan Honorable Mayor, City Council, and Charlene Stevens Carbone's expansion March 10, 2016 Page 14 of 21 The public trailway corridor threads through a large windrow of mature trees that runs from east to west across the middle of the site. _' _ � --- , � . � . � � . - , . _ ----- — ,�� , �. i __� �___� I � i � , —.- �`� _ ��' p �• n\, � i--!_ 1 i_�'___� S ' _ _ "-1._� 1 � 1 _� -I=-L _ -_- � ��; � .� •, •s _ �v -., _ . ..--- ___ �_ _ \ M ` ' '` _ -, _ l ( - � �� .` � .. ~T_-_ - - �� ---_ - r--i �i e ' � ' t �=--' � � � \ � �-'�5 1 �II u .p^,a ■ ' • • ' : e I � 1 � � i � ' a � • II r If • �' � '� � ,'ti 'l �1 I .�� ,� ,' 0 T 1, :�. ' � 6 �. �- I ' I ' �. . w , � I : Il'3 ` , _ ...�_,. �., :. _. �, ,, _, .,._. _ , , i � + `>, a t � yI �. Y_� _ .if�f i i j �, : I � � ( -. � � �- 4 , �,� I {/� i r- '�� k '� � �� n '�I P i 6 ) � • � i - � ! [ I ' r11 f!f n. . �� 6 � N Rl I B.�..�- D -_, _`�' e I_'•'1Y » ` � � � i r7 --- .�' } . , , , , i • � _:- l i . �� .. . -. __-I _ -- ��.a-«:, aimtY� ' - .,- am ._ ..,.. Phase`2 - -- -r -_ / . � '; ` --, - - - - -- ' - -� i � -- !i � y�l ! � �1�i � �I �� II �1 7 ar ti � §�-� � i ' `.... . {' ',, a � „ a a. I m m a ------ " i � � � I iB I'� 1 � ( : ti--- 'I''; I i \� / `. a�� _� _ _�� M �, � _ - �-___,-1�: �' � j�i�_ b � � � q�'.. �� ' ` � � ��L � �, .� � n . � `► � :, '--= aa: - .. j � t _`%1t � � I „' •.. r��' ' Ph�se 3 „ - r -" „ x , ,;:„ � o � � i � -__. ;, �. :. - �'�� _ ,;' �,;� ------ t>� �''� � _ - ., , �� ! ��so - �.J � xi / am � I� : a�a ._ i�� —_'.—_ i ( ' -�" ' . • � � �`,, —--' f Y �'�"� 'b A Qmt R I-'. I_ 6mt0 � N I � �`�L� :� " a -- �I; ` \ .. _ a+ �� - ` ' r - � ----- !-.�_. ��: �� i- � i� -I �, � 1 � \, �. n W � ��'. I e , � _ � '\ i/ �I��'-_-----,� , � Ir ' �� . " ,`� e ----- i „ �', ! � � n / r � - p � ' I \ :- r J � �._ � t+ - nam a: o } I ►, `I .:� .._... ._ •.�� '1� 7/ 9 $ l._ ��' o < , ,. ro� �P�,�se r � — -- ; � ,, .: ' � � �° r� - T�+ a w a i i I p �r ' �„ ;�J j-�`., 1 { --_I__ f--- _ .-- A g � � , n ; ,� � " I � � I ( - j - ' �___ + � b i � � _ , j a : i` �-- I ' � � � r t � � ! t i � :�� y J -- I- , ' /'�'/ -_•_� + ( , s `�• - f -I--- -� � . r . _� J � � H - f'� v- I.- � � _ i � .N'J ` � r_ _ _--{_' _ __ ' -- I. �. � '•-_ � ,9 / C i_ r� � N .� .. �' �' �: � - e� �' �;""t_— - _. -� — ' _�— ___.I_. . , ' ='"�ti ` d �'_ � n r � 1---�--� - I I . �e .�� rr lo � i s i •.� �� e� � r s �1 s r �� 7��,:'�` a p n » p , Y 11 x � , I ., i � I ._ : , �.. -•- � � . . ; . f '� ,% -'----1-- � --L---- � -`--=-'---- --1-- —- � �� --.ri_._�_� -'---_.-'�_--=' :!�^ � . - __._ ' owt e ' .� . ': OVLfP . . .-....._..�_ . ......- - ....f��.:,.....c _ -__._.__._.'_ .I_- . . — �...... .......... . ....... ...... ......... •. . _ _ _..I.. . . ... . .,... .... _,1.. - . Proposed Public Trailway Corridor �F � +� �. @ _ � •. ;: `. ;.: �,, , __ � -_ �' ��; ,. . + - ._ �. -::� `r.n� '-�"�_�� . . �.Q. .:-� - -.' `rsr -5��-�r �T�'+"�`.�:�fc�,71p€.-�+.r..=,�r�.'E_'�S..,S:+, �A�c� � � +..�:�a�+! ��, . a �� n�.o-f "�--� �i.iF..4r - ..,�.x i y .:�, - _ �,�.:. t'r. _ ,.,,. .1 lJ (] 4 -r r . '. , �, � '. s - ( . � :. -,:�'�� j � ; t Yi . � k � 7 �-ys }3 ° 'P � ' , � � � F �.� �. , . ;' _ � . . _ ih � Y� ! M1 � � . .. : .. " � ' •� - � � • � ' w: -' 'i�..... .. .._ .�. ' .._ ...4.i•� `:_. . .. , ,. : Existing East-West Tree Windrow The applicant has submitted a design for the active neighborhood area that was identified through the site development process. The size and improvement details are currently being Honorable Mayor, City Council, and Charlene Stevens Carbone's expansion March 10, 2016 Page 15 of 21 negotiated as a part of the development agreement process. The detail of the active park node area is shown below. ' � r �, • / `� -"� y � ' � � _ ,� �E! � � �� `�� f � .-• '�f f� :,t - - �� - - - - . `r" � � � i i � 7� . � ��r,, \ ,/ ( ,� ;, � ��(g \� 1 '\ �� 2 --� •`� � r-!"r-i�i-�'�- j .'I'~F� J: ` f�_�--�'i i"•/ r i-r•f r-/^ ^•r�,{,.�F� � �''�• �. � ! a: � � � �f I `il�l V(� '�IfSI�)lil',1>11Iti �l i . � '��oZn�� \• • -' _--'I.,� —'—'- - -�.�u-�-r---` ��-^_r �: .� ��_. � ��.------ ;"� �= \ , � il�y � �a �� >- � � � �p� , � �� 7 � � s � 8 i T � , g � 7 ,tt L ,i .`S:� . ,i � � �60 ' � � 'I � ( ( � i � � � �.1�� :"IICI\ "`� 0 � .ni[ _ ` _ ' —- i T_— _ _, '— _.�i__ I Y. � tl_>E51C;N I�Y ��,#'''�' �� ° r'� �, ;� 13 , - �� --- � � - ' - - � K��e'�}�54�'oe:tSa�>tiN,.!.!r,;��Y.��.5 � t _ I � �.)� ��'.�\51 ' ,?� cs :�i" � 1 4, Y.'' - �t . .<... _...w.. . .... _ . � ' .�S"� , „�� --- — 93�d Sfter�-5�. — - — . . r`r-^' _ _ -- - A ! � ��`��1ti� �J( TI�EES � 4 `� 'r� .l � - - -, � ; �- - - �- - -� � - - ; � I'liRE,�1�11fv t�'�,� � � � ___ --- --- --- -- � J � ��-� yi r �i' I I ) j ,� �..--' �` - � � • _ � � --�" � � � 38 i ' �8 � 9T � - ' `v �� ', '� 41 � '1� i � i , �� .� - � • �t� I II I iI .� �, -• ,-., 49 � � i � - -- I - - - - - � ' - - � � � ` ',� �_ - _ _ � �, � t��--~ .� � �. � /f,�, �'f _i' ',�� .. $ _�- � _ `�- '��_ � '� a� ) / �` �� '� .�'"` � d� -`•:-� ( � �,.� �•! „- �/� �. . � / y � ' � �\tA1NifNAVCLAC(:L55 � -�f` __ !. „ / �� / �� I - � �=: / � \ �-�` - � � -�`� / 8 ��'' � � 4� ''�� .� -'f- I �� _ i� � � � � I 2+p �t 'J ,�t... ,.•'�SIUhtMti'�'IEK _ __ ---' --1 `�-_ _ -- ,� � �! -� 1 ;� ? �1 1 ' �ASI N ,-� ' � - - `--�.� i _ _—_ _' I 6�.._ � ,.l , ? �---� r - � � - — � ` ��- Active Vista Park Sketch Detail The preliminary plat includes 10 acres of land to be dedicated as park and open space. Con- sistent with City policy, full park dedication credit is not given for dedication areas containing wet- lands, tree preservation areas, and steep slopes. The minimum land dedication based on the City ordinance is 10 percent or 15.31 acres. The final dedication credit for this project has yet to be finalized, but will be addressed before it goes to the City Council. Utilities The City's public utilities are currently available for the site, but a portion of the project design re- quires that a sanitary sewer service located to the northeast quadrant of the site be utilized, and this connection requires the need to cross School District property. The City is assisting the de- veloper in securing all necessary easements to facilitate the appropriate trunk sanitary sewer service to the site. The developer is financially responsible for all necessary trunk sanitary sewer to serve the site. Honorable Mayor, City Council, and Charlene Stevens Carbone's expansion March 10, 2016 Page 16 of 21 ..� .� � �'�-_- _.�� ; PINEHILL 1� ;� i i _,_ ELEMENTARY � � SCIi00L 1 I, l 1 �� ; DQ��TING SANIfARY PIPc ; i ,, _ ; y � �,_, iE��'' I �" �� ;—c��-- � j ��i '^+ � l I PROP4vEQ�AI�ITARY EXTENSION y � q� - CONSTRUCfMPNHOLE4VER li � �� IXL`T(NG SP.NIiARY FIPE i !j-�'ti- - � I! � d' I� 4C�0 LF 480 LF 335 LF E]QSTING �I s� j � ��1NLTa.�tY � II �� MANHOLE ,�_ _� _ 1 ;� �� I1 ! w � �� I — — I a � �+, �— --_ �1 I fi i �'� � I�I ¢ ` ( - -- _ � Eastern Sanitary Sewer line extension Route A trunk water main is planned to be extended west of the site to provide additional service flow and pressure to the tank farm northwest of the property. A preliminary report identifying 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 or the westerly extension of the water main to the tank farm. The final utility design for the project shall include utility connections and easements as directed by the City Engineer. Stormwater Management The stormwater management plans were reviewed by the City's consulting engineer, who reports that the areas dedicated for stormwater management appear to be adequately sized and that the final project plans will be designed to meet the South Washington Watershed District (SW1ND) requirements. Grading The applicant is looking to phase the grading of the site in conjunction with the platted phases of the project. The review of the grading for the entire project area was completed by the City's con- sulting engineer, and it was noted that the project grading as a whole will work in an efficient manner in terms of balance dirt and conveying surFace water management. As each phase is developed, the final grading plan for that portion of the project will be addressed. Honorable Mayor, City Council, and Charlene Stevens Carbone's expansion March 10, 2016 Page 17 of 21 � _- v� .. - Gppher Sta�e pne Call ` r�z �n�,rs ,�.,. .,� � .�, ��r�� t� ` a e� auincuu�n�uwait �� ' � �� I!i , !� - , .,� �'% �' �(__ � hfI �":I .w.,.., � ...,�..,.�3..,,..,. ,��,.. ..,.. �'f j/��/':,',' I �� 6L� � �t�� -- �! l I it_I �' / , � �— l .�/ �� t �, s ,a )� -r•T" _ I 1 t; a w _ � ,� � ��,� t �, _�: ,� . , ��.,3 _ ,�� .�; � ;, r,.�--�,� ajI �-�� ,� ,,,� �� n � ,.�, �, ,,, u�.,.,. .« .� .., i � � ItI _ , 1 - _� �� (. _---_ _-- - , � �� I t I "�� t� � �� I i��j ' �a'•>, __— _ — t �, 1 PRELIMINARY '�, �1 � � '1��" f ,� -� �,� 2;�« ' � �o: J� � '��,. , ' ,� ��! d ��,. --—� l� r �� '_� � . ��, :� � ,�� _ � � .-�\ ,� j�+ � � 1�4� - - i �S - - -- �� S 3n:7 � . � ��\ j/ ,/� 1 � � � � �f� I+ �� ,\�� l��j� ,�,.� �� 1 � �� ,� :i ---- i�! .. — 1 ,.,�, \\`� -_ / , - - I �M�.��-- �%.// �. 1, + , � � b � �.a.�.\ -? �� ..�i�ivr � ��'�� I i �z,`p i � 1 iii �� i f' ' I � �� .._ ,�� —==� ,n�:�A � -- — - - - -`1� --- ��-- - � � ��- — _-'�.,, 3, � - - ; - - - ; ,'� -; � i �, �� ;.� _ ?`--�.�.� - :'J �Z�i �� i,a� I �� ,pra , _ _ t I;�I �~ `-�'-- . _ - - _ � � � ;�`.;:� j . I , _ �� _ � � - --- - � _ ' / � -' �� `r I� I' — � � � '�� _ ��{ �� _'"� � ,��1 . � 1� f I I s � � E� � �� - � �I 9 � , I' _ ' � ' `i" ' '. °'I ;3 � 1 ^ `�y�'/ 'et• I- I . .. _ ' �_,� " . _ -' /._� ��_, � �;� .�f --^T ' —�__4_e . .��i ___ .. �__ �_^`_ - J� �.. ,_� � � , 4f1�A�lA�iiH y , L ..9 _ 4 _ J` �� i SIY(flf�hilllftrtlV I � Ir _ — -'--='+-' 39�hS'ni�-5d — \/�'',,� 7i�p II jJ I nou,r�< •5 li R _ _ _`i iry - i f=��., -•�_'I - -_-1 r_ �i �\T � / ,I I I F:I q� III _' V } �i � �. ;�r �r �� II I. iy� �� * .. � �, � � . .� .� a. �, '�� ',�� I _� fI ( . ' �'rTiFVf"lT kf� — n��' L __ 1� ' \ �� . Bl`�� _� � - __ '_ ' � �_ _ ._.�' �� I !��• � �--1 '� y �, � � s .. .� c+ �' J t•.. C .� � - � . � \ ' � . . � . 95th treel So. . - _ . _ � Jr. ; I \R .. . _ . . .. . - : •, , y> .I - .-.� .. _._. ' . e .-.., - . .. _ � �/� �i _- _-_� "__r__�.j_ __.7� �.._ . , -� . . . . . • I'. . .. _ 1�..'�1� �q� PRELIMINARY GRADING PLAN Proposed Phase 1 Grading Plan 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 grading plan. The proposed removal quantity was calculated utilizing one of the approved methods in which to document existing trees on a site. The ordinance allows for 40 percent removal before mitigation is required. For this project, the required mitigation is for tree 573 trees which equates to 1,146 category B replacement trees. The trees onsite mitigation planting areas are identified on the project landscaping plan. The City Forester has reviewed these plans. i Honorable Mayor, City Council, and Charlene Stevens i Carbone's expansion March 10, 2016 ' Page 18 of 21 I , .(F s. ✓t..r:. � .x � y r '�"n S�"`'.w' lI s .t �'� �fr" �F� r.' ..� .�j.'. �Ir I � ", E� ' ' � �� 1 � � � �°�_ � i.a.. � �� r� �� __� �i I� ,��1 ►� j _ � � _: _ � ��- E r , .; ; -_= t _ a -- -- ^` _ G"' � . _ _ a ��. ��- — �- - - .� �r , � E '�� --- - � , _ 1� _ � t �; , , �� I �`: f' ;°- ;- �-� . � � : k j` i �, O- � , � �_ i '�_ � - �, i j E � � . ;1 E 7� t � � � i_..� � .a�� ""_' � �--�� __ .� , � � �i �__ , —� i , ,_ — ,, , _ , �. r ; -- ; , � � � -, i� � ' ' y' a —� � M i ��. � --- � '''a ii + i�: r � I r� -.�`,' � i -- ' �... '� __� � � a S -� r 1� �;.� ' x _`�" 7 �� --- �� . � � I � .� � � � "'1 - ,f�- a. S _ ��`f � t 4 � tFl � _ � � ;��.�� 'E --�T } 1 � i' t � �-) �_�R� Ir -- � � - \� ,� �' ' 3 � �_- - __� �� I: � -' � ___`� ti. �� --_f � • t� � - � � .r --r Y�` " ' I[ � � - ,-�-..�♦� ��i�' �x : � �{ � � �� li:.._ � �ir', �I �� °� � �q . � i � � � 1 � --- __'� ' ;. � _ - i = :;--'—`.-3 � 1" � _� �-_� _{i��_.# � ;� �j, � �rl-� � i ', -� , - . -� " , , : �'s = � �.�� :: : 3 I � i ! � i - , :�� , � �� : � +; � --. ---� � �; : ,� �` '�� ` �; : m � ,� � , ;��`�� _ , . -��- �� ,-� ; � .- . ,y. _ --�: � _ _ �—� j I` -; ;� ��--�-,,` ' • �� ~ i � 3 ,i � � �� = � � �, � ,s .�.�� `� ti ` ��'x � � � � � � I�i �� `� � � rt� ;�, ti � � ..� �� 9 t�� r es 3, ta r. , �996 : e � �a �r� x"'"_..��....��.reL(�i.x � �"' � � 'I fa l...i i r . + s +,qj' r �36 � j� i � . �c�'"' A; �'``.. �� __�, . ii ,' ,�f'�+�w�s�"� f�`�,��`i---�'��:� � � ' ��r� � ` �A „ � � _ , � � � � �/� ,.� � S il : b � � � .��. � t i ! � � ' �� ' � 1 .,. i � ,. ,s _'.r. 3er ' � { —i� j=!_.% I' 3 � I �� -� �',,' � i � �• r ,.;F_��. : : . _ -,�,-�_� ` � � � ;i y}��/j� �� i � `'� ..� t s � — ' _ i^i'� ! 'I �i� (� a +S �il J�ri . �y! � i�F � ��t} i � ~� � t t 3 � � �~ f :'.) " �_ { �' r�;"�. � � ,� � �t 1 = ��' �. —._ ��S �i !� .{vj �I.I �4 ( � ! .'� �� j� i � � ; , - -_ � -� �,r �c�;� i� y _; �� ;i � -- � ' ��' � t �';� " =;.. � �` � �x� /_ ��n _�i w ; , -- f Y 1 t � � . ;� p : >-' * . � : t - ` _ � ; ,`� � r '; � i , ;.�r ? i # -~�. s � `'�. # � : - �.i �.�'� � -�--- ; � �� -- ��1� �� r�� ,�. , _ , �s- �-=, .� . . ��' � � '.��'� ;�;1 ?� �'� ��. � � - y � '� ' ' j �- :�\s ��'� t��= � � iy' '^- _ � �� _ � � �:�"- \� � '��sY�e r �. ..�.... e� �r . ! .�:t�� .<< .. :. �._._ �.� � .; �.—' � �� . ��I�J�� 1,. I Z�,. ��y � �! �. �:� � Y ..titi = !, I ��if� ��T.��'.��, �:� � �, � •:'- .� ! � -� ,.,. _ � I ` 4 � � .S � � R . 4 , � � I. I . . a�'��s �. �1 �_I� � � � �r-T p ' . � �F l � L ^ 4 F , �' - ��. � � r i�---�r� � � � I �� :�� f ,�� . �� _ G�_�� 1� -�� -� � � � ,�,' � • --I" !_'j—��----` -�_—�-y_�� _-- " IN � � �� ;� � .� ,. ` ;.� . . , s, , , �\.,y'. �' ' j ��1 �� '��.�� T i s_i� ��__ d �� I� i � _ (� I i ��#t � �x � � � �� , + `+-� �� ---�,1_ ; _J'�_II _�L�I i-s`--�� Y-- �- E -�� :'�' 3__-�_� 1�-. �_��i i� 1.,ii .�'� �_� � � ..,�� .� . € . �. ...., . .,.. . —.._Mt��' ��y �..�.....� �.i . � _ � � # �......G ........ . ........:................� ."•'•..r ....... ......�. . ...... ...,... ........ v . ... ._ _._..._ ._. .�.__ _____ "_.._ .____. ' ,_____�_ '"', ,rq•1 Tree Inventory Detail i LEGEND: ��rr ■iI1Y�w�1��Y1�111I1111I1II1��Y1�Ya1iMnMYt11��1�• � � � INDIVIDUAL TaEE ZONE �■■.■ ...................■...■■..■... 0'LONG SAMPLE AREA WITH LOCATIQN NUMBER ARfA OF TREES TO BE SAVED ---" I THESE CALCUTATIONS DO NOT ESTIMATED NUMBER Of TREES ON SITE 4175 TREES INCLUDETREESREMOVEODUETO E5TIMA7�bNUMb�RbK7RE�5SAV�(7 1932'TR��S R.O.W.ORPARKIMPROVEMENTSIN THE GOCATIONS N07E1)ftEL01Y. ESTIMATED NUMBER OF TREES REMOVED 2243 TREES � ALLOWED REMOVAL(40% 1670 TREES i MITIGATION REQUIRED 573 TREES i CATEGORY B TREES REQUIRED�1:2 RATIO 1146 7REES ( REFERTO tANOSCAPE PLAN FOR PROPOSEDTREE LOCATIONS Tree Inventory Summary I � Honorable Mayor, City Council, and Charlene Stevens ' Carbone's expansion March 10, 2016 Page 19 of 21 Landscaping ' Consistent with landscaping requirements related to new single family developments, an addi- ' tional four yard trees and ten shrubs are proposed to be required per lot beyond the required boulevard trees. The detail sheet below identifies the tree mitigation planting areas. { � ri,, ( �.-_ - f �..,. � ! I ` � �� t �1�� :l � ��,�i. � �I� i- �. � �j ,.- , , fl�`_,��,�_� I� =�� " 't_,f� �� ` � '` ` '��.. - '"""."-i. �% 1 , �< � � i O�� ."° s }t_! l.(w ' �rl} r-..�� c �� .�f-1� ��. 1� ��. I �iLl+_�� j � � � i - } � l� 1 � � � .-� 1 � i ��'L-1 � (�G , �3 � ��'___ �'1l�,�� / -. t � 7 7 `. �'�� r ' � _ .,f � ; : y— .-_ - r i � . _ �� _ ,� >-°�� 1 � 1--� E ��J,t �C, �� ,� +� �� , � � �� - � �—� I��l -"�J - � �� C- il Fl � { �r ( _ r ?c`7 ' �t �f� � , j R _ �:�. r ; � � ', " C '�- , �' ,.�� , �� r,�� ` �� -, � � 1 � 1 , �� j��'��ri )., � �'�`�i,�\7j �' ;';jJ �� .Li �� \� 1 ) � -t �� t--� ('� � � ��. t'�l' { l /. .+� c�.. � � . 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''t .� ; _ > ` ��° �} � I �`��`'�..�� <1 i { I t� t �, '-�tJ f��, � ! f. ��''�n� �v, � �t iE( �� .�'�_J�� C.�� t_.�iU:�� .i_ I �(��_ �r ��V' a { _L .�� .3� � � .� � � t � . # - — �- ""_''- � . .. � . . . .'..:.. --- �..�.},k " . - k�. _ � _ - ._- __ � Landscaping Detail PLANT LEGEND: SYMBOL QUANTtTY NOTES a�e 97 TRCES PLAN7ED IN MI5SISSIPP!DUN[5 BLVD RIGH7 UP WAY. � 2s4 CUNIFEROUS TREES PLANTED IN TN[95TFI AND HADLEY N.O.A.QUFFER, i 100 DECIDUOUS iREES PLANTE�IN THE 95TH ANp HADLEY H.O.A.BUFFFR. i � � 778 CONIFEROUS TREES PtANTED IN pTHER SITE IMPROYEMENT AREAS � � 174 pECIDU0U5 TREES PLA�TED IN pTNER SITE IMPRQYFA{ENT AREAS j 1 1REE IS TO BE AUUEU Tp 7H�FRON1 YAkD OF EACH LOT.UUE TO 3gj THE YARIATIOUS OF�UIlU1NG FOOTPRINTS,UTILITY STU135,AND DRIYEWAY LOCATIONS,THE fINAL TREE LOCATION SHQULD BE FlELD FIT. � 1,/�6 TOTALTREESPROPOSED ( Honorable Mayor, City Council, and Charlene Stevens Carbone's expansion March 10, 2016 Page 20 of 21 Architecture Given the fact that the applicant is perForming as a developer for this project and will be selling lots to individual builders, no house elevations were submitted as a component of this application. The developer will be maintaining architectural control over all lots within the project. The 2014 submittal package for the concept review included sample elevation details of some of the products of one of the builders who will reportedly be constructing new homes in the subdivision. Details of several of the 2014 elevation series are shown below. -; , ��---__.____ __ _. __m ; � � ' , � / �.� � - ,-�. ; .-� ' =�� ,. � ,�' �.,�� - =� - -- =>� . � \��1�` �I ,, �- ;; �' i�� ',�' I �: '7 � �' — _ -- � r � o � � � --- - � - i ,. � --_ ' �� '� I. - - -- - - .i/� �� ij �i - _ - -- � - �,-_�` � +1� ` €�� _I � �. ;; � -- - — ;: �� i � ��f �. t'�`t e: �.� _ - �' .i �a. — '! - `��.;a 't - _..._.__.__ „-.,.. ._.._: 1 _-. I .�' __-. __ . _ __ . ) r"`. !, � r� � ��" a .� /'",• ,..'� � �' ,� � /" �� '� ' �,� �\ � 1 � � _� �%" � �� " -.�- t" `�, \ .t:: - ` \ - - � � \ {� ,� , tl ' � � � ' = __�� 1�1 �� ' ` � � ' T�� - - , �� , � � � �:� f �r= �� s - --- �� I ��' �� - -- — _=_ — ' ; i ' ` � ' � '. L �� _ (: � rII 1I � I � � � ' � LJ - - � _ ;' . , - 1 �� ]_: ]I.. - l t '— �� " _ ___ - T . J [. , _1 � . , f.� � . , _... .._— --._ . _ _ ' - . i _' '. __'_—' .._.. _ __. ____' _ .... . _ ..:..._. . . _ _ ... _�-_-_1_ -_- _ _--_" _ "-_ _ __"__ r.� n __"" � � � � .��t ! �� {i I �'�. . ! . •- . I N ... \\` _Y"{ - � __._.. 1 -_ ' •:>!' .�� ; ' '� '.��: � r � ,ti_�; � E( � n +--t1--I, ` - � � ; -- - � _ - _� \�� _ - - - I. - / _ . s ' ,, ',� � � _— � � � �� , � r r . _ � _ i �—_ I � �� --� � �ld! `-� � :.;�-�� :��. � ' � _ � I I '.i.r- ' ` ' ' ._'-_� �_�._ �� _. -. � ... . .. L"�.. - -_I � r � L �-��E' __ _ _ Elevation Details Honorable Mayor, City Council, and Charlene Stevens Carbone's expansion March 10, 2016 � Page 21 of 21 I, Garages i, The City ordinance requires a minimum garage size of 440 square feet. It is recommended that � garages in the development be prohibited from being further than six feet in front of the house. ' Summary I A. The property is guided for Low Density Residential. ; B. The Planned Development Overlay zoning helps to create a successful project. ' C. The project will be phased over 6 to 10 years. ' D. The undeveloped phases will continue to be farmed until they are developed. � E. The City will be obtaining park land dedication with the first three phases. F. The City will be obtaining a cash fee in lieu of park dedication per lot with all six phases. ', G. The neighborhood park area will not be developed until Phase 3. , H. The project triggers planned improvements to Hadley Avenue and 95th Street. ', I. The project includes tree removal and mitigation. J. The public infrastructure for the project will be constructed by the City through the Minnesota ' Statutes 429 process. Recommendation ! � That the City Council approve the application for a zoning amendment to rezone 160.12 acres of land located west of Hadley Avenue, south of 90th Street, and north of 95th Street from AG-1, i Agricultural Preservation Zoning District, to R-3, Single Family Residential Zoning District, with a � Planned Development Overlay (PDO) for a six-phase single-family residential development; and a preliminary plat to be called Summers Landing that will consist of 383 residential lots and 24 outlots, subject to the conditions listed in the attached draft resolution. I I I ORDINANCE NO. XXX � AN ORDINANCE FOR THE CITY OF COTTAGE GROVE, MINNESOTA , AMENDWG CITY CODE SECTION 11-1-6, ZONING MAP, VIA REZONING CERTAIN PROPERTY LOCATED WEST OF HADLEY AVENUE, SOUTH OF 90TH ! STREET, AND NORTH OF 95TH STREET FROM AG-1, AGRICULTURAL � PRESERVATION, TO R-3, SINGLE FAMILY RESIDENTIAL DISTRICT WITH A PLANNED DEVELOPMENT OVERLAY I The City Council of the City of Cottage Grove, Washington County, Minnesota, does ordain as i follows: � SECTION 1. AMENDMENT. The City of Cottage Grove's Official Zoning Map as refer- '; enced in Section 11-1-6 of the "Code of the City of Cottage Grove," County of Washington, i State of Minnesota, shall be amended by rezoning certain properties with property identifica- tion numbers being 03.027.21.34.0003 and 03.027.21.34.0004 from AG-1, Agricultural , Preservation, to R-3, Single Family Residential District, with a Planned Development Overlay. ' Said properties are legally described below: The North Half of the Northeast Quarter of Section 19, Township 27, Range 21, ' Washington County, Minnesota � Together with The South Half of the Northeast Quarter of Section 19, Township 27, Range 21, ; Washington County, Minnesota ' SECTION 2. REZONING. The Official Zoning Map shall be amended by changing the zoning classification of the property legally described ab.ove from AG-1, Agricultural Preserva- � tion, to R-3, Single Family Residential District with a Planned Development Overlay, based on the following findings: � ( A. The property is guided for Low Density Residential. B. The Planned Development Overlay zoning helps to create a successful project. 'i, I C. The project will be phased over six to ten years. D. The undeveloped phases will continue to be farmed until they are developed. r E. The City will be obtaining park land dedication with the first three phases. i F. The City will be obtaining a cash fee in lieu of park dedication per lot with all six phases. r G. The neighborhood park area will not be developed until Phase 3. Ordinance No. XXX � Page 2 of 2 � i H. The project triggers planned improvements to Hadley Avenue and 95th Street. I. The project includes tree removal and mitigation. � i J. The public infrastructure for the project will be constructed by the City through the Minnesota Statutes 429 process. ' SECTION 3. EFFECTIVE DATE. This ordinance amendment shall be in full force and effective from and after adoption and publication according to law. ,, Passed this 16th day of March 2016. i Myron Bailey, Mayor Attest: ; Joe Fischbach, City Clerk I i � ( I i i I ; i i ( i � RESOLUTION NO. 2016-XXX RESOLUTION APPROVING THE PRELIMINARY PLAT NAMED SUMMERS LANDING WHEREAS, Summersgate Development, LLC has applied for a preliminary plat for , subdivision to be known as Summers Landing. The development, which will consist of 383 lots ' for single-family homes and 24 outlot parcels for public park space, stormwater detention basin, and landscape islands, would be located on property legally described as: � The North Half of the Northeast Quarter of Section 19, Township 27, Range 21, ; Washington County, Minnesota Together with The South Half of the Northeast Quarter of Section 19, Township 27, Range 21, ' Washington County, Minnesota � WHEREAS, Summersgate Development, LLC also applied for a zoning amendment to ' change the zoning from AG-1, Agricultural Preservation, to R-3, Single Family Residential District, with a Planned Development Overlay (PDO); and ! WHEREAS, public hearing notices were mailed to surrounding property owners within 500 feet of the proposed development site and a public hearing notice was published in the South Washington County Bulletin; and ,, WHEREAS, the Planning Commission held the public hearing on these applications on February 22, 2016; and WHEREAS, the public hearing was open for public testimony and no public testimony was received; and ' WHEREAS, the Planning Commission unanimously (8-to-0 vote) recommended to the , City Council the approval of the Summers Landing preliminary plat, subject to certain � conditions. i NOW, THEREFORE, BE IT RESOLVED, that the City Council of the City of Cottage Grove, Washington County, Minnesota, hereby approves the preliminary plat application filed by ; Summersgate Development, LLC for a residential subdivision plat named Summers Landing, which consists of 383 lots for single-family homes and 24 outlot parcels for public park space, stormwater detention basin, public right-of-way, and landscape islands, located on property ; legally described above. The approval of this preliminary plat is subject to the following ' conditions: 1. The water utility plan shall conform to the city's water supply and distribution plan. � Resolution No. 2016-XXX Page 2 of 4 i � 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 I costs associated with serving the site with sanitary sewer. 4. Each lot in the subdivision shall have four additional trees, one of which is coniferous, and 10 additional shrubs at the time of the certificate of occupancy ' issuance, or placed in a cash escrow if the certificate of occupancy is requested during non-planting seasons. I 5. The Developer will be responsible for the cost and installation of park boundary markers as identified on all major property line transitions of the boundaries of all i park, open space, and trail corridor areas to be dedicated to the public. ; 6. The sloped area adjacent to the 95th street extension that is not impacted by ; grading shall be preserved as identified in the Comprehensive Plan. � ; 7. The active park area design shall include the installation of an off-street parking area sufficiently sized to accommodate eight vehicles. '' 8. The applicant shall be responsible for the cost of the design and installation of � eight-foot wide bituminous transportation and recreation trails as identified in this ', report. 9. All ponding areas associated with the preliminary plat shall be platted as outlots and dedicated to the City. ' 10. The developer shall enter into a stormwater pond maintenance agreement with the City to address the periods before the ponds and outlots are accepted by the � City. � 11. Temporary turn-arounds shall be designed on all dead-ended street connections � to adjacent properties, and signed as a future road connection. 12. A private homeowners association for the subdivision shall be created for the entire land areas in the preliminary plat and be submitted to the City for review and approval. The covenants shall be consistent between each phase of the subdivision and recorded with all final plats. I 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 provide a landscape design and management plan for how the buffer will be delineated and how the maintenance will be conducted by I the homeowners association in the delineated area. I I ( I Resolution No. 2016-XXX ; Page 3 of 4 14. Landsca ed islands shall be rovided in the center of all cul-de-sacs and have I p p irrigation installed to the islands. The islands shall be platted as outlots. The homeowners association must own and maintain these outlots. i 15. A six-foot wide sidewalk shall be constructed on two sides of the central collector ' roadway, and one side of all local roadways within the subdivision, except in cul- i de-sacs. 16. The minimum front yard setback for the living area of a dwelling must not be less � than 25 feet. The minimum front yard setback of the attached garage must not be � less than 30 feet. A minimum 7.5-foot side yard setback is acceptable. , 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. � 19. The average lot width shall be a minimum of 75 feet measured at the minimum front yard setback line. 20. The duplication of house styles with adjacent property house styles and colors ' shall be prohibited in the final site design criteria. �� I 21. A minimum of 20 percent of the front fa�ade is covered by brick, stone, stucco, or , an equivalent product approved by the Community Development staff. The front fa�ade area does not include windows, door areas, garage doors, or wrapped j columns. 22. Vinyl siding is prohibited on the front farades. I 23. Garage setbacks shall not be greater than six feet in front of the house. 24. The minimum roof pitch for the main roof slope is a 6/12 pitch. � i 25. Windows, doors, and garage doors must have low or no maintenance trim on all four sides of the dwelling. 26. An updated wetland delineation report shall be submitted with the preliminary plat i application. I 27. The 95th Street road extension area on the southwest corner of the property shall ' be dedicated as public right-of-way to facilitate the construction of the roadway. i The right-of-way shall be as described in the 95th Street Road Extension study. i � 28. The developer is required to cost participate in the necessary road improvements on Hadley Avenue and 95th Street. i � ; ; i � Resolution No. 2016-XXX � Page 4 of 4 29. All stormwater designs shall be in conformance with the City's Surface Water ; Management Plan. � 30. The preliminary plat approval timeframe shall be detailed in the development agreement � 31. The park dedication requirements for the plat shall consist of a combination of ' cash and land dedication as detailed in the development agreement. � 32. Area charges for the development of the plat shall be at the annual rates ' applicable during the final platting of the different phases of the project. j 33. The development agreement shall include language regarding the phased , distribution of costs and fees related to the project. 'i Passed this 16th day of March 2016. , I Myron Bailey, Mayor I i Attest: I � Joe Fischbach, City Clerk I i i � i ( i i i ( ( I I i i EXCERPT FROM UNAPPROVED MINUTES OF THE ' FEBRUARY 22, 2016, PLANNING COMMISSION MEETING I i 6.3 Summers Landing — Cases ZA2016-004 and PP2016-005 , I Summergate Development LLC has applied for a zoning amendment to rezone 160.12 acres ! of land located west of Hadley Avenue, south of 90th Street, and north of 95th Street from , AG-1, Agricultural Preservation, to R-3, Single Family Residential with a Planned � Development Overlay (PDO); and a preliminary plat to be called Summers Landing that will ' consist of 383 residential lots for single-family homes and 24 outlots. I Burbank summarized the staff report and recommended approval of the zoning amendment , and preliminary plat subject to the conditions stipulated in the staff report. ' Brittain asked about the street names shown on plat. Burbank responded that one of the conditions of approval would be that the street names would follow the Washington County j uniform street naming criteria. Rostad asked what kind of fencing will be installed along Hadley. Burbank answered that the � applicant has provided several examples but the style has not been defined yet. One option is a four-foot tall vinyl composite material that would have tie downs off the berming into the ; neighbors yards so the residents' fencing could tie off on their property and not in the outlot. I I Gary Wollschlager, Summergate Development, 176025 Cedar Avenue South, Lakeville, stated that he would answer any questions from the Commission. i Brittain opened the public hearing. No one spoke. Brittain closed the public hearing, j � Graff made a motion to recommend that the City Council approve the zoning amendment and preliminary plat subject to the conditions listed in the staff repori: ' Awad seconded. 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