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HomeMy WebLinkAbout2017-02-27 PACKET 06.2.STAFF REPORT CASE: C2017-010 ITEM: 6.2 ,,,...PUBLIC MEETING DATE: 2/27/17 TENTATIVE COUNCIL REVIEW DATE: 3/15/17 APPLICATION APPLICANT: Lennar Corporation REQUEST: A concept plan review for a proposed residential subdivision consisting of 355 dwelling units. SITE DATA LOCATION: North of 65th Street between Ideal Avenue and Inwood Avenue ZONING: AG -1, Agricultural Preservation GUIDED LAND USE: Low Density Residential LAND USE OF ADJACENT PROPERTIES: CURRENT GUIDED NORTH: (Woodbury) Agricultural Rural Estate EAST: Agricultural Residential SOUTH: Residential Residential WEST: Residential Residential SIZE: 165.27 acres DENSITY: 2.4 units per acre RECOMMENDATION Approval, subject to the conditions stipulated in this staff report. G�ove llage COTTAGE GROVE PLANNING DIVISION "dere pride and Prosperity Meet Planning Staff Contact: John McCool, Senior Planner, 651-458-2874, imccool(a-cottage-grove. org Application Accepted: February 7, 2017 60 -Day Review Deadline: April 8, 2017 City of Cottage Grove Planning Division • 12800 Ravine Parkway South • Cottage Grove, MN 55016 Planning Staff Report Lennar Homes Concept Plan Review — Bothe Property Planning Case No. C2017-010 February 27, 2017 Proposal Lennar Homes has submitted a revised concept plan for a residential development in the Upper Ravine neighborhood in the East Ravine. The new concept plan is for the westerly 85 acres of Roger and Ruth Ann Bothe's 163.77 -acre farmstead at 8180 65th Street and the 1.5 -acre parcel owned by Donn and Bonita Milbrandt at 8190 65th Street. About 18.75 acres of the Bothe's 163.77 acres is located in Woodbury. Lennar Homes is proposing to substitute 55 single-family lots (70 foot lot widths) with 88 units of four attached units (quads) and reduce the number of 70 and 80 foot wide single-family lots to develop 77 single-family lots that average 55 feet in width. Five additional single-family lots are also pro- posed to be added east of the sewer service boundary line that bisects the Bothe farmstead into a west (sewered) and east (future) sewer districts. The net number of dwelling units proposed by Lennar Homes is increasing from 302 dwelling units in their 2014 concept plan to 355 dwelling units. The 165.27 -acre site is located north of 65th Street, between Inwood Avenue and Ideal Avenue. The location map is shown below. W Location Map Reviewing a concept plan provides the developer and City an opportunity to evaluate and com- ment on the general street and lot layouts, location of proposed public and private open spaces, general drainage and stormwater runoff patterns, and relationship and interconnection between Planning Staff Report Lennar Homes — Bothe Property Development Concept Plan Amendment February 27, 2017 Page 2 of 29 the proposed development and neighboring properties, Based on the City's cursory review and comments, the developer will evaluate the City's comments and prepare a preliminary plat. The developer will later apply for a rezoning, preliminary plat, and final plat once the City has provided feedback on the overall concept plan. A copy of Lennar Homes' 2017 revised concept plan is shown below. A copy of their written narrative describing the project is attached. City of Woodbury_„ City of Cotta a Grove I�I T T T T ��Ir�T �71_FT Review Process Highlands'N'elghborhood 2017 Concept Sketch Application Received: February 6, 2017 Acceptance of Completed Application: February 7, 2017 Tentative City Council Date: March 15, 2017 60 -Day Review Deadline: April 8, 2017 Background Grove Lennar Corporation had submitted a concept plan for the Bothe/Milbrandt properties in 2014. At that time, the concept plan proposed platting 302 lots for detached single-family homes on ap- proximately 146.52 gross acres of land located in Cottage Grove. Of the 302 proposed lots, 129 lots (43 percent) were proposed to have a 70 -foot minimum lot width measured at the 30 -foot minimum building front yard setback line. The average lot width for these 129 lots will be approx- Planning Staff Report Lennar Homes — Bothe Property Development Concept Plan Amendment February 27, 2017 Page 3 of 29 imately 80 feet with a 12,300 square foot average lot area. The proposed 70 -foot wide lots are located on the southern half of the 146.52 -acre Bothe/Milbrandt site. They are also proposing 173 lots (57%) that will have an 80 -foot minimum lot width measured at the 30 -foot minimum building front yard setback line. The average lot width for these 173 lots will be approximately 86 feet and an averaged lot area of 12,450 square feet. The City Council approved Lennar's 2014 concept plan on March 19, 2014 (Res. No. 2014-016). The 2014 concept plan is shown below. 2014 Concept Plan Other site characteristics the 2014 concept plan provided were: SITE DATA GROSS AREA: 4141 ACRES gAN1T TOTAL LOIS .SMI GDITATF g0vE CROSS AREA: 3141 ACRES 70LOTS: 129 60' LOTS (WITHPI TNICX DASHED LINE): 173 TOTAL LOIS 302 GRO55 DENSIIT* 2.I 0 16TS ACRE RANNE PARKWAY ROW: 35 ACRES PROPOSED PARK AREA: 48 ACRES WETLAND AREA 30.2 ACRES NET AREA: 1129.6 ACRES NET DENSITY: 2.3 UNITS/ACRE OPEN SPACE/POND DATA GROSS OPEN SPACE (EXCLUDING DEDICATED PARR}122 ACRES POND AREA: 115 ACRES NET OPEN SPACE (GROSS OPEN SPACE -POND): 17 ACRES 70' LOTS 129 MINIMUM LOT WIDTH AT 30' SETBACK: 70' AVERAGE LOT WDTN: Btl AVERAGE LOT AREA: 12.300 SF NET AREA 146 ACRES NET DENSITY: 2.8 UNITS/ACRE 80' LOTS 173 (WITHIN DASHED LINE) MINIMUM LOT WIDTH AT 30' SETBACK: 80' AVERAGE LOT WIDTH: 86' AVERAGE LOT AREA 12,450 NET AREA 162 ACRES NET DENSITY: 2.6 UNITS/ACRE ENTIRE SITE: 302 LOTS AVERAGE LOT WOTN' B3' AVERAGE LOT AREA: 12,414 SF NET AREA 1198 ACRES NET DENSITY: 2.13 UNITS/ACRE • Approximately six acres dedicated to the City for Sunny Hill Park. • Approximately five acres dedicated to the City for Ravine Parkway right-of-way. • Transitioning 65th Street into the future easterly extension of Ravine Parkway. • Future roadway connections to adjoining properties. • Average lot areas are larger than the R-2.5 (11,000 square feet), R -2A (11,000 square feet) and R-3, (10,000 square feet) Districts. Planning Considerations Property Characteristics The Bothe property has approximately 145 gross acres in the City of Cottage Grove and the Milbrandt property has 1.5 acres. The Bothes also have approximately 18.75 gross acres in the City of Woodbury. -i I ill/h� +'�-A-J _r-� I I � _ 17 �I I I ♦YET �'�_i.L��.--�__ 1 1 1''11. 2014 Concept Plan Other site characteristics the 2014 concept plan provided were: SITE DATA GROSS AREA: 4141 ACRES gAN1T TOTAL LOIS .SMI GDITATF g0vE CROSS AREA: 3141 ACRES 70LOTS: 129 60' LOTS (WITHPI TNICX DASHED LINE): 173 TOTAL LOIS 302 GRO55 DENSIIT* 2.I 0 16TS ACRE RANNE PARKWAY ROW: 35 ACRES PROPOSED PARK AREA: 48 ACRES WETLAND AREA 30.2 ACRES NET AREA: 1129.6 ACRES NET DENSITY: 2.3 UNITS/ACRE OPEN SPACE/POND DATA GROSS OPEN SPACE (EXCLUDING DEDICATED PARR}122 ACRES POND AREA: 115 ACRES NET OPEN SPACE (GROSS OPEN SPACE -POND): 17 ACRES 70' LOTS 129 MINIMUM LOT WIDTH AT 30' SETBACK: 70' AVERAGE LOT WDTN: Btl AVERAGE LOT AREA: 12.300 SF NET AREA 146 ACRES NET DENSITY: 2.8 UNITS/ACRE 80' LOTS 173 (WITHIN DASHED LINE) MINIMUM LOT WIDTH AT 30' SETBACK: 80' AVERAGE LOT WIDTH: 86' AVERAGE LOT AREA 12,450 NET AREA 162 ACRES NET DENSITY: 2.6 UNITS/ACRE ENTIRE SITE: 302 LOTS AVERAGE LOT WOTN' B3' AVERAGE LOT AREA: 12,414 SF NET AREA 1198 ACRES NET DENSITY: 2.13 UNITS/ACRE • Approximately six acres dedicated to the City for Sunny Hill Park. • Approximately five acres dedicated to the City for Ravine Parkway right-of-way. • Transitioning 65th Street into the future easterly extension of Ravine Parkway. • Future roadway connections to adjoining properties. • Average lot areas are larger than the R-2.5 (11,000 square feet), R -2A (11,000 square feet) and R-3, (10,000 square feet) Districts. Planning Considerations Property Characteristics The Bothe property has approximately 145 gross acres in the City of Cottage Grove and the Milbrandt property has 1.5 acres. The Bothes also have approximately 18.75 gross acres in the City of Woodbury. Planning Staff Report Lennar Homes — Bothe Property Development Concept Plan Amendment February 27, 2017 Page 4 of 29 Most of the site is tillable agricultural land with several grass waterways bisecting the site. Sur- face water drainage generally flows from the west to east. The 165.27 -acre site is partially bounded by Ideal Avenue in the southwest corner of the site, 65th Street along the south side, and Inwood Avenue on the east side. An aerial photo of the property is shown below. 2005 Aerial of the Bothe and Milbrandt Properties An above -ground electrical transmission line exists along the west side of Inwood Avenue. A pri- vate overhead utility service line from Ideal Avenue to the farmstead site is on the west side of Bothe's 145 -acre site in Cottage Grove. The private access drive to the farmstead connects to 65th Street. Bothe's farmstead consists of a residential dwelling and many agricultural structures located in the west -central area of their property. The Milbrandt's property includes a home and a couple agricultural structures. An aerial view of the farmstead is shown below. Y _..LN -_ _- I, •K. � ;BMJ tfi� 1 N _ - W_*f E o so loo 200 S v Feel Bothe and Milbrandt Farmstead Planning Staff Report Lennar Homes — Bothe Property Development Concept Plan Amendment February 27, 2017 Page 5 of 29 East Ravine Master Plan The 165.27 -acre Bothe/Milbrandt parcels are within the Upper Ravine neighborhood of the East Ravine. The Upper Ravine area and the general land use designations for this area are shown below. The lighter yellow color is single-family lots with a minimum lot width of 85 feet, the orange color are lots with less than 85 foot widths, and the tan colored lots are twin homes. Neighborhood 1 North (Upper Ravine) District for East Ravine The 2014 concept plan also provided public/private open spaces that are generally consistent with the Upper Ravine area of the East Ravine Master Plan (March 2006). Overall, the proposed concept plan is consistent with the approved East Ravine Master Plan. Future Land Use The future land use map of the City's Future Vision.2030 Comprehensive Plan designates two future land uses on the Bothe property. Low density residential is the prominent land use desig- nation with a linear parks/private open space corridor bisecting the southeast corner of the site. Low density residential provides a gross density of one to four units per acre. The new concept plan proposes a gross density of approximately 2.4 units per acre for the 146.52 -acre site in Cot- tage Grove. Based on the acreage shown on the new concept plan for park land, ponding, and open space (approximately 19 acres), the net density is approximately 2.88 units per acre in Cottage Grove. The park/private open space designation is along the proposed Ravine Parkway corridor. This proposed roadway corridor extends easterly and connects to Jamaica Avenue, which is approx- imately one-half mile east of the Bothe/Milbrandt site. The Future Land Use Plan for the Bothe/Milbrandt properties and surrounding properties is illus- trated below. With the exception of the acreage in the southwest corner of Bothe's land proposed for 22 buildings with four attached units per structure (a total of 88 units), the proposed concept plan substantially conforms to the Future Land Use 2030 Plan. Planning Staff Report Lennar Homes — Bothe Property Development Concept Plan Amendment February 27, 2017 Page 6 of 29 Cottage Grove - Future Land Use 2030 The City of Woodbury's Comprehensive Plan shows the future land use designation for the 18.75 -acre parcel in Woodbury as rural estate development. This land use designation is in- tended to offer a rural setting for estate or executive homes. Public services are not contem- plated; therefore, private on-site sewer and water systems would need to be utilized at a density of one unit per three acres. If city water and sanitary sewer services are available, Woodbury's staff reported that a one -acre minimum lot area will be required. An excerpt from Woodbury's Fu- ture Land Use map (July 14, 2010) for the area near Bothe's 18.75 -acre parcel in Woodbury is shown below. Woodbury's Future Land Use Map Low Density Rural Estate Urban Estate Planning Staff Report Lennar Homes — Bothe Property Development Concept Plan Amendment February 27, 2017 Page 7 of 29 The City of Cottage Grove could serve most of the 18.75 -acre parcel with municipal services, but the applicant and/or property owner would need to file a comprehensive plan amendment and re- zoning application with the City of Woodbury for their consideration. Planned Development Overlay (PDO) Plan Procedure The Planned Development Overlay (PDO) is a tool that permits and encourages flexibility of site planning with appropriate safeguards and controls. The PDO does not repeal the underlying zon- ing classification(s) of property, but provides some variation to the underlying requirements only if the result of the variation is equal or superior to the results achieved with the underlying zoning standards. A PDO application provides the developer an opportunity to prepare responses to design alterna- tives and to document the benefits of incorporating flexibility from zoning standards. It is the ap- plicant'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 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. More recently, this ratio has been changed to a 6:12 ratio. • Porches on the front of the dwelling must extend a minimum of six feet in front of the principal structure. • Exterior wall material changes at corners must wrap around the corner a minimum of 24 inches. In other residential projects over the last couple years, this has not been required. • 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. Planning Staff Report Lennar Homes — Bothe Property Development Concept Plan Amendment February 27, 2017 Page 8 of 29 • The front elevation must include a minimum of 20 percent coverage of brick, natural, or artificial stucco material(s) on front elevation. In some recent residential projects, this percentage was reduced to 15 percent and artificial stucco materials is no longer included in the 15 percent calculation. • 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 development requirements specified in the City Codes. B. The PDO plan meets the standards required for a conditional use. C. Each stage of the PDO plan can exist as an independent unit. D. The area surrounding the PDO plan can be planned and developed in coordination and substantial compatibility with the proposed PDO plan. E. Any density bonus is consistent with the density bonus criteria of the PDO ordinance. F. Any variation of flexibility from zoning standards most similar in function to the pro- posed PDO plan must produce results equal to or better than those achieved by the applicable zoning standard. G. Other factors related to the project as the Planning Commission and City Council deem relevant. The Planning Commission and City Council may attach such conditions to their actions as they determine necessary to accomplish the purposes of this section. Approval of a concept plan would result in the preparation of a preliminary plat, final plat, rezoning application, and final development plans for the project under the proposed PDO performance standards or PUD District standards. Zoning The table below compares development standards for the R-2.5, Residential; R-3, Single-family Residential; R-4, Low Density Residential; and R -2A, Residential Single -Family Districts. R-2.5 R-3 R-4 R -2A Lennar's Proposal Minimum lot area 11,000 sq. ft. 10,000 sq. ft. 7,500 sq. ft. 11,000 sq. ft. 7,000 sq. ft. Minimum lot width 85 feet 75 feet 60 feet 85 feet 55 feet Min. side yard setback (house) Min. side yard setback attached arae 10 feet 10 feet 10 feet 5 feet 7.5 feet 5 feet 10 feet 10 feet 7.5 feet 5 feet Minimum front yard setback 30 feet 30 feet 30 feet 30 feet 25 feet Max. projection of attached garage in front of dwelling _ 6 feet Minimum rear yard setback 35 feet 35 feet 35 feet 35 feet 25 feet Corner lot width 95 feet 85 feet 70 feet 95 feet Minimum side yard setback on a corner lot 20 feet 20 feet 20 feet 20 ft. local street 25 ft. collector street Planning Staff Report Lennar Homes — Bothe Property Development Concept Plan Amendment February 27, 2017 Page 9 of 29 Min. lot width at R/W for cul-de-sac lots 65 feet - ZONING 65 feet Preserve at Cottage Grove Min. lot width at front setback line for 90 feet - R -2A standards applied. 90 feet - cul-de-sac lots R -2A Never developed. Waters at Michael's Pointe 2011 13 Max. principle structure height 35 feet 30 feet 35 feet 35 feet 35 feet Minimum attached garage size 440 sq. ft. 440 sq. ft. 440 sq. ft. 576 sq. ft. - Minimum finished floor area: min. side yards, trim around all doors and windows Eastridge Woods Single-family rambler N/A N/A N/A 1,500 sq. ft. All other single-family designs N/A N/A N/A 2,000 sq. ft. - The Pinecliff neighborhood west of the Bothe property is zoned R-2.5 and the Highlands neigh- borhood south of the Bothe property is zoned R-3. The Bothe property and properties to the east are currently zoned AG -1, Agricultural Preserve, and are part of the East Ravine Master Plan which originally proposed residential development to match the R -2A development standards. Lennar is now proposing to rezone the property to R-4, Low Density Residential District with a planned unit development (PUD) overlay. In 2014, the City only considered an R-3 zoning district with a planned development overlay (PDO). The latter zoning classification matches the zoning for D.R. Norton's Eastridge Woods and Newland Communities' Cayden Glen residential projects. A summary of these projects are shown in the table below. PROJECT NAME YEAR NO. OF LOTS ZONING COMMENTSISTATUS Preserve at Cottage Grove 2007 40 R -2A R -2A standards applied. McHattie Farms Concept Plan 2007 99 R -2A Never developed. Waters at Michael's Pointe 2011 13 R -2A R -2A standards applied. 25 foot min. front yard setback for house, 30 foot min. front yard setback for attached garage, 7.5 foot min. side yards, trim around all doors and windows Eastridge Woods 2013 145 R-3 with PDO on all four sides of house, 8:12 roof pitch, 35 min. rear yard setback, 24 inch brick/stone wrapped around front corners of house, 20 % brick, stone, stucco, or cemetious board on front of house, park land, and buffer strip Wolterstorff Concept Plan 2013 133 R-3 with PDO 25 foot min. front yard setback for house, 30 foot min. front yard setback for attached garage, 7.5 foot min. side yards, trim around all doors and windows Cayden Glen 2014 92 R-3 with PDO on all four sides of house, 8:12 roof pitch, 35 min. rear yard setback, 24 inch brick/stone wrapped around front corners of house, 20 % brick, stone, stucco, or cemetious board on front of house, park land, and buffer strip 25 foot min. front yard setback for house, 30 foot min. front yard setback for attached garage, 7.5 foot Grayson Meadows 2017 45 R-3 with PDO min. side yards, trim around all doors and windows on front of house, 6:12 roof pitch, 35 min. rear yard setback, 15 % brick or stone on front of house and side and rear of house if facing Ravine Parkway. The Bothe and Milbrandt parcels are currently zoned AG -1, Agricultural Preservation. Rezoning the properties to a residential zoning classification having lot widths lower than 75 feet and lot areas of 10,000 square feet will be consistent with the low density residential land use designa- Planning Staff Report Lennar Homes — Bothe Property Development Concept Plan Amendment February 27, 2017 Page 10 of 29 tion in the Comprehensive Plan. The zoning map of the Bothe/Milbrandt properties and surround- ing properties is shown below. An excerpt from Woodbury's zoning map shows the area north of Bothe/Milbrandt's 146.52 -acres is zoned R-2, Single Family Estate, and R-1, Urban Reserve. Woodbury describes their R-2 Dis- trict as a rural estate type of development because city sewer and water services are not planned for this area. If the applicant or property owner decide to pursue the idea of providing sanitary sewer and water to the 18.75 -acre Bothe parcel, they must file planning applications with the City of Woodbury requesting that Woodbury's Comprehensive Plan and zoning map be changed. Be- low is an excerpt from Woodbury's zoning map showing the zoning classifications abutting the City boundary line. R-2, Single Family Estate R-1 Woodbury — Zoning R-1, Urban Reserve 19 -acre Bothe parcel in Woodbury City of Woodbury City of Cottage Grove Su rHO CO = Pa AG -1 AG -1 �. _ Q R-2.5 1✓ 66th 6_00 M _° R-3 Cottage Grove — Zoning An excerpt from Woodbury's zoning map shows the area north of Bothe/Milbrandt's 146.52 -acres is zoned R-2, Single Family Estate, and R-1, Urban Reserve. Woodbury describes their R-2 Dis- trict as a rural estate type of development because city sewer and water services are not planned for this area. If the applicant or property owner decide to pursue the idea of providing sanitary sewer and water to the 18.75 -acre Bothe parcel, they must file planning applications with the City of Woodbury requesting that Woodbury's Comprehensive Plan and zoning map be changed. Be- low is an excerpt from Woodbury's zoning map showing the zoning classifications abutting the City boundary line. R-2, Single Family Estate R-1 Woodbury — Zoning R-1, Urban Reserve 19 -acre Bothe parcel in Woodbury Planning Staff Report Lennar Homes — Bothe Property Development Concept Plan Amendment February 27, 2017 Page 11 of 29 Roadways Comparing the approved 2014 concept plan with the updated 2017 concept plan, the overall roadway layout for local streets and the future Ravine Parkway are relatively similar. 65th Street along the south side of the Bothe/Milbrandt properties is still designated as a major collector street and transitions into the future Ravine Parkway relatively well. The 65th Street/Ravine Parkway will be the first east -west major collector system that parallels the City's north boundary. That portion of 65th Street between the Ravine Parkway -65th Street connection and Inwood Ave- nue is proposed to be vacated and discontinued. This segment of roadway would be removed once the Ravine Parkway segment is constructed in the future. The developer will be required to pay the City the estimated cost to abandon this segment of roadway. The estimated cost would be determined with the first development phase so that its cost can be equally applied to each lot as future phases develop. The segment of Inwood Avenue between Ravine Parkway and 65th Street is proposed to remain at this time, although City staff will continue to discuss other alignment options with the developer. Inwood Avenue/Sunny Hill Road must be reconstructed in the future once Ravine Parkway is constructed. The developer will also be responsible for the reconstruction cost of that segment of Ideal Avenue between 65th Street and 63rd Street. Based on the adopted design standards for Ravine Parkway, the required right -of way width is 140 feet. The concept plan reflects this required right-of-way and identifies the acreage of this new major roadway as approximately three acres. All other streets shown on the concept plan are proposed to be local streets. Local streets within the East Ravine will have a 28 -foot width face - of -curb to face -of -curb within a 60 -foot right-of-way. The concept plan also provides street con- nections to adjacent properties. Consistent with City policy, temporary turn-arounds are required at dead -ended streets. Landscaped center islands in the cul-de-sacs are recommended to be platted as outlots. A homeowners association is required to own and maintain the center islands and all common areas abutting public right-of-ways. Sidewalks and Trails Sidewalks are required on one side of local roads, but certain segments of Idsen Avenue, Ravine Parkway, and Ideal Avenue might have sidewalks/trail on both sides of the street for pedestrian safety. The City's design standard for Ravine Parkway identifies a six-foot wide sidewalk on one side of the Parkway and an eight -foot wide bituminous trail on the other side. It is recommended that the sidewalk be located on the north side and the bituminous trail on the south side of Ravine Park- way. Sidewalks are required on the Sunny Hill Park side of the local streets. The concept plan identifies a linear corridor with a recreational trail meandering through the neighborhood. This linear trail system extends east of Sunny Hill Park to stormwater and open space areas. In 2014, the Parks Department recommended that these proposed off-street trail corridors be dedicated as public open space. The Developer is required to finance the sidewalks and trails described above. Planning Staff Report Lennar Homes — Bothe Property Development Concept Plan Amendment February 27, 2017 Page 12 of 29 Fencing Any fencing proposed on lots abutting Ravine Parkway will be required to be uniformly designed with uniform color and must be a minimum of five feet from the sidewalk or trail. Public and Private Open Space The revised concept plan still shows a six -acre land dedication for the expansion of Sunny Hill Park. This neighborhood park is located at the west central boundary of Bothe's parcel. The first development phase for Sunny Hill Park (west half) was completed in 2013 with the development of the Pinecliff neighborhood. Adding the additional six acres to the existing Sunny Hill Park will provide the opportunity to complete the proposed flexible play field, stormwater detention pond, shelter, and trail improvements within this neighborhood park. The developer will be required to construct the remaining park elements of the Sunny Hill Park master plan. The Sunny Hill Park master plan is shown below. J_ _ � RIfIRE RPN 12 10 swFwwt _ _ \ v,AR FROM ADN®rt/Rwmrre maEeAucawr ilEtCtE MYFtrtD \� Sl0A1YNAtFA �::-- ❑ LI-- tI NATNEMNYW45 Sunny Hill Park — Master Plan Additional trail connections are proposed within and along the perimeter of open spaces that con- join with surface water drainageway patterns. The proposed stormwater drainage system de- picted on the revised concept plan still provides a systematic series of basins that will detain stormwater runoff at a calculated volume and quality design. These basins provide open space Planning Staff Report Lennar Homes — Bothe Property Development Concept Plan Amendment February 27, 2017 Page 13 of 29 and opportunities for trails along perimeter basin boundaries. The gross acreage for open spaces, excluding the six acre public park, is approximately 13 acres. The Park Element of the City's Comprehensive Plan shows future parks and open space on the Bothe property. The overall concept plan layout provides the expansion of Sunny Hill Park and greenways within the Bothe property that are consistent with the Comprehensive Plan and East Ravine Master Plan. The future public park plan for the Upper Ravine area in the East Ravine is shown below. The blue rings have a one-half mile radius and depict the coverage area for current and future parks. As you can see, most properties within the Upper Ravine area will be within a half mile of a city park. Future Public Park Plan for Upper Ravine Area of East Ravine Utilities The City's trunk sanitary sewer, water, and stormwater systems currently serve the Pinecliff neighborhood located west of Ideal Avenue and the Highlands neighborhood south of 65th Street. The City Engineer has conducted a review of the sanitary sewer servicing options for the Lennar- Bothe property concept plan. In the Sanitary Sewer Comprehensive Plan, this parcel is shown to be serviced by the Cottage Grove Ravine trunk sanitary sewer, which will be constructed in con- junction with Ravine Parkway. Since this trunk sewer has not been constructed to the Bothe property, other servicing options were reviewed. Currently there are two City sanitary sewer pipes available for use. The first is an 8 -inch clay pipe on Idsen Avenue, which crosses under 65th Street from the south. The second pipe is an 8 -inch PVC pipe on 63rd Street, which crosses under Ideal Avenue from west. Based on the full build -out analysis, capacity issues were identi- fied with the west sanitary sewer, which flows through the West Draw district. The south sanitary sewer pipe is part of the Central district, and has sufficient capacity to serve the 228 units identi- fied in the "west service area" on the concept plan. The south service line appears to have suffi- Planning Staff Report Lennar Homes — Bothe Property Development Concept Plan Amendment February 27, 2017 Page 14 of 29 cient depth to serve the west service area, however this should be verified. Based on the sanitary sewer plan for full development and looking at the different routing options, the western portion of the Bothe/Milbrandt properties concept plan should utilize the existing infrastructure to the south in the Central district, and not to the west through the West Draw district. The eastern portion of the concept plan would need to be served by the future Cottage Grove Ravine trunk sanitary sewer. Extending Cottage Grove utilities to the 19 -acre Bothe parcel located in the City of Woodbury or any other properties within Woodbury will require additional review before any development ap- proval could be granted. The City of Cottage Grove does not have any authority to approve or disapprove a development plan located in the City of Woodbury. A memorandum of understand- ing or other type of agreement detailing each community's responsibilities for constructing and maintaining joint utilities and collection of fees and services must also be agreed upon before any development proposal utilizing shared services can be approved. Architecture The applicant has provided a variety of home designs proposed for this development plan. These new home designs include Lennar's Landmark, Discovery, Villa, NextGen, and Quad home styles. Each home style has up to 12 floor plans. The finished floor area of the conventional single-family one-story units is 2,271 to 3,280 square feet. The finished floor area for the two single-family rambler units is 1,536 square feet to 1,930 square feet. A copy of the new home style elevations and floor plan are shown below. 2,468 Sq. Ft. • 2 Stories • 4 Bedrooms • 3 Bathrooms • 3 Car Garage LEN NAR L HOMEBUILDER SE ^"tea`: E :,�.:�s� 363(15 36th Am N. suke 600. Ply—o' NN55446 Upper Level 25torles 149edrooms3 Bathrooms 13 far Garage A& 2468 Sq. FL RYSRYTNINVS IN—O60 NOWT,_ �•- __-7 i NNIa JI ,.... te MAN �.,_ r 11 111111 FOR E e� i_ .s Planning Staff Report Lennar Homes — Bothe Property Development Concept Plan Amendment February 27, 2017 Page 15 of 29 2,682 Sq. Ft. • 2 Stories 4 Bedrooms a 3 Bathrooms a 3 Car Garage The Twin Cities #1 homebalidertar the lasrloyearst rxrea3•�uv,� I,wM1us M,C�6,W^1. pM7Ktl 600 pry mouth MN554446 3,280 Sq. Ft. • 2 Stories a 4 Bedrooms e 4 Bathrooms e 3 Car Garage TheTtdn Cldes #1 homebWider/or rhe lasrlOyears/ 1630S36th AMk Sulte 600. %ymourq NN 55446 Main Level rvsrr oa4r a,3x srmx r xor r � �R rY:l• sm�� e�mu3 Upper Level Main Level Upper Level 2 Stories 14 Bedrooms13 Bathrooms 13 tar Garage 2,692 Sq. Ft. AL PIN YYYY R 1 ri ,itIR nY I a;- C!, �. EVERYTHING'S INCLUOEO' 2 Stories 14 Bedrooms14 Bathrooms 13 Car Garage 3.280 Sq. Ft. -w ' ! � pn I Dia �iec I E' _ 'V —i F EVERYTHING'S I NC LU GE G' Planning Staff Report Lennar Homes — Bothe Property Development Concept Plan Amendment February 27, 2017 Page 16 of 29 2,271 Sq. Ft. • 2 Stories •4Bedrooms • 3 Bathrooms • 2 Car Garage The Twin Cities #1 hawh&derfarrhe lasrsyearsf IX ie`.�a"°nv°am�m6 vow �h.,t 1630536th Am N. SNta 600,PIymoa LMNSS446 2,692 Sq. Ft. • 2 Stories • 4 Bedrooms • 3 Bathrooms • 2 Car Garage The Twin Cides #1 homehtdlder itr the last 9yewsl 1630536thAVGH State 600. Py—Ut, MN SS446 Upper Level d-- I t"WI-1 Main Level Silt!, + Ll � 01 1111111 M Upc 1111111 • -in Upper Level 2 Stories 14 Bedrvoms 13 Bathrooms 12 Car Garage 2,2 1Sq. FL b 1© ai t A C' I L.1_1 Al D A EVERYTHING'S INCLUDED' -0J EVERYTHING'S INCLUDED' 2 Stories 14 Bedrooms 3 Bathrooms 12 Car Garage 2.6 2Sq.Ft u , _ 1 ID' , c ;o Planning Staff Report Lennar Homes — Bothe Property Development Concept Plan Amendment February 27, 2017 Page 17 of 29 1,536 Sq. Ft. * 2 Bedrooms min * 2 Baths * 2 -Car Garage JM The Twin Cities #1 houieWilder for the lasTlOyearl el A WEIR 1630RMAI& K Supe 600,Plymouth, MN55446 1,930 Sq. Ft. • 3 Bedrooms • 2 Baths • 2 -Car Garage The Twin Cities #1 horitebuddertarthe lastlOyearst 1630536thA—ft SUIte 600,PtymouxtlMN55446 Main Level Planning Staff Report Lennar Homes — Bothe Property Development Concept Plan Amendment February 27, 2017 Page 18 of 29 The introduction of 88 units of attached quad -homes is new in the 2017 concept plan. The main level for each unit is proposed to be 1,370 square feet. A two -car attached garage for each unit will comprise of 480 square feet for a total unit size of 1,850 square feet in each of the four attached units. The new home styles include Lennar's NextGen floor plan. This type of house includes a private suite that has a one -bedroom unit with a separate living area, bathroom, kitchenette, laundry, pri- vate entrance, and private one -car attached garage. The "home within a home" concept is intended for long-term guests, family members, or anyone else integrated into a home's living space. This type of housing alternative could be interpreted to be a duplex where a separate ad- dress might be assigned to alert public safety personnel that the structure has two separate units. If the property owner rents the unit to someone, then the property owner must apply for a rental license. The City will then perform an inspection of the rental unit once every two years. City ordi- nances stipulate that no more than ten percent of the single-family dwellings in any one block may contain an accessory apartment. City staff recommends that not more than ten percent of the homes proposed by Lennar include the NextGen design. All the proposed house styles provide for an attached porch on the front of the home. The pro- posed Vanderbilt, Lewis, and Valencia plans show the attached garage projecting more than six feet in front of the attached porch. The development standards for the East Ravine area and the approved planned development overlay plans for the developing Cayden Glen and Eastridge Woods developments were structured so that attached garages did not extend too far forward of the porch or living area of the house. The developments standards vary for different residential projects in the community. Staff rec- ommends that the architectural standards required for D.R. Horton's Grayson Meadows project also be applied for Lennar's proposed development plan for the Bothe/Milbrandt properties. These recommended architectural standards are summarized below: Home Size — Minimum finished square feet within dwelling: • Rambler Style: 1,500 square feet • Two-story Style: 2,000 square feet Exterior Finishes: • Low or no maintenance trim on windows/doors shall be required upon front elevations. For homes abutting Ravine Parkway, such trim shall also be required on windows/doors on the side or rear elevations which abut Ravine Parkway South. • Vinyl siding is permitted on the house front elevations, including garage fronts elevations. • Either a minimum front fagade coverage of 20 percent stone and brick (excluding windows, doors, and garage doors) shall be required or building plans must demonstrate employ- ment of substitute recognized architectural themes and features such as, but not limited to, varied textures, wall planes, window boxes, shutters, or architectural trim sufficient to sig- nificantly enhance architectural appeal, as approved by, and at the sole discretion of, the Community Development Department. The 20 percent minimum no longer includes stucco or cementious board materials. Planning Staff Report Lennar Homes — Bothe Property Development Concept Plan Amendment February 27, 2017 Page 19 of 29 Garages: • Garages extending greater than 13 feet forward from the front of a home (which shall in- clude any covered porch) shall not be permitted. • Garages recessed from or extending up to six feet forward from the front of a home (which shall include any covered porch) shall be permitted. • Garages extending greater than six feet but no more than 13 feet forward from the front of a home (which shall include any covered porch) shall only be permitted if: (a) Such home is built a maximum frequency of one time in every three lots; (b) Such home incorporates additional windows, door, or more than one siding material (lap siding plus stone/brick/trim/returns) on the garage sidewall between the front of the home and the front of the garage consistent with and enhancing the overall front elevation architectural design and eliminating any blank garage sidewall space; and (c) Such home incorporates decorative garage doors, including either windows, stamped pattern and/or hardware brackets. The City is no longer requiring brick or stone front facades to wrap 24 inches around the corners of the house and the minimum roof pitch has changed from an 8:12 to 6:12 ratio. Also, windows, doors, and garage doors are not required to have consistent trim on all four sides of the house. Regarding colors and materials, Lennar has various color/material packages to avoid redundancy throughout the neighborhood. An illustration of the quad -unit and building elevations are shown below. Sierra Design Planning Staff Report Lennar Homes — Bothe Property Development Concept Plan Amendment February 27, 2017 Page 20 of 29 '4tPu'.7 4ZW'U3 L-�-U G,Src:w Planning Staff Report Lennar Homes — Bothe Property Development Concept Plan Amendment February 27, 2017 Page 21 of 29 ��wtil[All I : q: J:yR WI 4 Planning Staff Report Lennar Homes — Bothe Property Development Concept Plan Amendment February 27, 2017 Page 22 of 29 Development Phasing Phase 1 is proposed to be most of the quad -home townhomes and some of the 55 -foot wide de- tached single-family lots. Lennar intends to have two housing types under construction in each development phase. The existing farmstead site is proposed to remain until the last phase since the Bothes intend to continue farming the undeveloped areas of their property until all their land can be developed. The concept plan shows a sketch of approximately ten 55 -foot wide lots for the area where the existing farmstead buildings are located and an HOA amenity south of the farm- stead site. No details about the HOA amenity have yet been provided. An illustration for this area is shown below. Planning Staff Report Lennar Homes — Bothe Property Development Concept Plan Amendment February 27, 2017 Page 23 of 29 Sketch Layout for Future Residential Lots at Farmstead Site The existing farmstead structure will likely be removed in the later development phases when the adjoining farmland is undergoing urban development. The Bothes will ultimately control the timing as to when the farmstead will be sold. The City has concerns if residential lots adjoining the existing farmstead site are developed when farming operations (e.g. grain drying, farming activities, herbicide applications, etc.) occur. Even though the farmstead and farming operations existed before the construction of new houses in this area, conflicts generally occur because of the incompatible uses. For this reason, city staff is recommending that future urban development phases not occur adjacent to the farmstead site until the farmstead is ready to be subdivided. The illustration below shows the recommended development boundary line before development adjoining the farmstead can occur. Planning Staff Report Lennar Homes — Bothe Property Development Concept Plan Amendment February 27, 2017 Page 24 of 29 City of Woodbur City of Cott Iare Gr Development Boundary Line Until Farmstead Site Develops a r ro° S All I - Qc�c„ TTTTT IIIII -11 Recommended Boundary Line for Development Near Farmstead Meeting Notices A meeting notice was mailed to 152 property owners who are within 500 feet of the proposed de- velopment site. These notices were mailed on February 16, 2017. A public hearing notice was not published in South Washington County Bulletin as this is not a public hearing. City Department Review City Departments reviewed Lennar's revised concept plan on February 8, 2017. Recommenda- tions made in 2014 for the original concept plan were reiterated for the revised concept plan. These comments are summarized below: 1. The proposed open space on the south side of Ravine Parkway in the southeast corner of the 146.52 -acre site will not be accepted as public land. 2. The amount of open space between Lots 68 and 155 (2014 concept plan) can be reduced, thus providing additional widths to the adjoining residential parcels. 3. The proposed open space southwest of the large stormwater pond adjacent to Inwood Ave- nue is too large (approximately one acre). The amount of area needed to provide a bench, kiosk, interpretive sign, etc. is approximately one-half acre. 4. A trail is not necessary within the proposed vacated and discontinued segment of 65th Street, lying between the 65th Street/Ravine Parkway connection and Inwood Avenue. The Public Works Department and Public Safety Department both reviewed the revised concept plan. They did not provide any formal comments, but did orally agree with the supportive findings/ recommendations described in this planning staff report. Planning Staff Report Lennar Homes — Bothe Property Development Concept Plan Amendment February 27, 2017 Page 25 of 29 No comments or recommendations were received from other city departments or advisory com- missions. Conformance to the East Ravine Master Plan The revised concept plan for the Bothe/Milbrandt properties includes more attached housing units than was originally contemplated in the City's approved East Ravine Master Plan (2006) and Future Vision 2030 Comprehensive Plan (2011). The developer's proposed development standards (e.g., minimum setbacks, lot area and widths, etc.) are significantly less than vision that was intended for the Upper Ravine area. A comparison of Lennar Homes' 2017 concept plan and the East Ravine Plan for the Bothe/Milbrandt properties is shown below. 2017 Concept Plan .W.00+ Upper Ravine Area for East Ravine Consistencies between the two plans are described in the following ways: The East Ravine Plan primarily identifies the future development of the applicant's property for detached single-family homes. The developer is proposing detached single-family lots for the property, which is consistent with the East Ravine Master Plan and the City's Future Vision 2030 Comprehensive Plan. The proposed dedication of land for public park purposes east of the existing Sunny Hill Park site is consistent with the master plan (2005) for Sunny Hill Park. Other designated open space areas are generally consistent with other open space designations shown in the East Ravine Master Plan and the Future Vision 2030 Comprehensive Plan. The proposed trail connections generally provide off-street pedestrian walkways that intercon- nect with a public park, other public open spaces, and transportation trail corridors. Planning Staff Report Lennar Homes — Bothe Property Development Concept Plan Amendment February 27, 2017 Page 26 of 29 • The layout of local streets and the Ravine Parkway (collector) are generally consistent with the East Ravine Master Plan. • Public street connectivity to adjacent parcels is provided for improving accessibility. • Management of the site's storm water for rate and water quality is conceptually correct. Recommendation The Planning Commission is asked to provide direction to the developer with respect to the de- velopment standards, architectural guidelines, and general development alternatives listed in the attached Upper Ravine Development Concepts, Guidelines, and Standards. The recommended conditions approving the revised concept plan are as follows: The utility plan for the project shall include utility connections and easements to Woodbury along the north property line. 2. The preliminary plat design shall identify all park, open space, and trail corridor areas to be dedicated to the public as a component of the Planned Development Overlay. 3. The preliminary plat and final Planned Development Overlay Plan for the entire develop- ment site shall include the design and installation of concrete sidewalks with five-foot minimum widths and bituminous trails with eight -foot minimum widths. 4. All ponding areas shall be platted as outlots and dedicated to the City. Notice is hereby given to the developer that turf management in and around the stormwater basins will be performed by the City about twice per year. Weed control might occur once per year and the area will not be fertilized. Debris will generally be removed by the City. Trees will be regularly trimmed and monitored. Tree saplings will be removed by Public Works. The City will periodically inspect these basins to assure proper flow of the storm -water system. In- spections may result in structure maintenance/reconstruction (inlets, outlets, skimmers, etc.), sediment removal, basin shaping, and storm pipe cleaning. All disturbed areas will be restored with similar materials. A natural buffer within 15 feet of a normal water level will be preserved. If the homeowners association or adjoining property owners desire a more reg- ular maintenance of the ground cover or that it be irrigated, the homeowners association or property owner(s) shall prepare a maintenance plan and submit it to Cottage Grove Public Works for review and approval. 5. Temporary turn-arounds shall be designed on all dead -ended street connections to adja- cent properties. 6. The preliminary plat application shall include the proposal to create a private homeowners association for the subdivision. 7. Landscaped islands in the center of the cul-de-sacs must be platted as outlots, and the homeowners association must own and maintain these outlots. Planning Staff Report Lennar Homes — Bothe Property Development Concept Plan Amendment February 27, 2017 Page 27 of 29 8. Sidewalks are shown on one side of all local streets. Sidewalks shall also be shown on both sides of the two easterly most local streets on the north side of Ravine Parkway, but only required between Ravine Parkway and the first intersecting local street. 9. The minimum finished floor area for a single-family rambler is 1,500 square feet and 2,000 square feet for all other single-family designs. 10. The minimum attached garage area shall be 440 square feet. 11. The minimum lot width measurement is permitted to be at the 30 -foot minimum front yard setback line for all detached single-family lots. No lot width at the front right-of-way line shall be less than 40 feet for any detached single-family lot. 12. Architectural design shall be consistent on all four sides of the proposed quad -homes. This includes low/no maintenance trim around all windows, doors, and garage doors. All other new residential structures shall have: New Home — Minimum finished square feet within dwelling: • Rambler Style: 1,500 square feet • Two-story Style: 2,000 square feet Exterior Finishes: • Low or no maintenance trim on windows/doors shall be required upon front eleva- tions. Homes abutting Ravine Parkway, such trim shall also be required on windows/doors on the side or rear elevations which abut Ravine Parkway South. • Vinyl siding is permitted on the house front elevations, including garage fronts ele- vations. • Either a minimum front fagade coverage of 20 percent stone and brick (excluding windows, doors and garage doors) shall be required or building plans must demon- strate employment of substitute, recognized architectural themes and features such as, but not limited to, varied textures, wall planes, window boxes, shutters, or archi- tectural trim sufficient to significantly enhance architectural appeal, as approved by, and at the sole discretion of, the Community Development Department. The 20 per- cent minimum no longer includes stucco or cementious board materials. Garages: • Garages extending greater than 13 feet forward from the front of a home (which shall include any covered porch) shall not be permitted. • Garages recessed from or extending up to six feet forward from the front of a home (which shall include any covered porch) shall be permitted. • Garages extending greater than six feet but no more than 13 feet forward from the front of a home (which shall include any covered porch) shall only be permitted if: (a) Such home is built a maximum frequency of 1 time in every 3 lots; Planning Staff Report Lennar Homes — Bothe Property Development Concept Plan Amendment February 27, 2017 Page 28 of 29 (b) Such home incorporates additional windows, door, or more than one siding material (lap siding plus stone/brick/trim/returns) on the garage sidewall be- tween the front of the home and the front of the garage consistent with and enhancing the overall front elevation architectural design and eliminating any blank garage sidewall space; and (c) Such home incorporates decorative garage doors, including either windows, stamped pattern and/or hardware brackets. 13. Ravine Parkway shall have a minimum right-of-way of 140 feet in width and shall be de- signed to City standard details for Major Roadways (i.e. landscaping, stamped colored concrete, and decorative street lighting). The developer and City will continue to work together in evaluating roadway alignment alternatives for Ravine Parkway and Inwood Avenue. 14. A wetland delineation report and tree inventory is submitted with the preliminary plat appli- cation. 15. Additional stormwater review will be required upon submittal of the final grading and utility plans for the site. 16. The developer contacts the electric, telephone, gas, and cable companies that are autho- rized to provide service to the property to ascertain whether any of those utility providers intend to install underground lines within the development. The developer agrees to com- ply with applicable requirements of franchise ordinances in effect in the City, copies of which are available from the City Administrator. The developer is responsible for the private utility costs for relocating existing private utilities. 17. The developer is required to dedicate land that is 75 feet north of the center line of 65th Street that is west of Ravine Parkway for public right-of-way purposes. 18. A development phasing plan showing the progression and timeframes to develop the 146.52 -acre site and a plan describing the process and timeframe removing the existing farmstead structures must be submitted with the preliminary plat and rezoning applica- tions. The R-3, Single-family zoning district with a planned development overlay or a Planned Unit Development zoning district is recommended. 19. The developer is responsible for removing any existing roadway that is proposed to be va- cated and discontinued. The cost to remove an existing roadway includes grading, utility relocation, re-establishing drainage swales, installing appropriate erosion control devises, and establishing appropriate vegetation within the vacated right-of-way. 20. The declaration of covenants for the Homeowner Association shall include details address- ing the number of "Next Generation Homes" that will be allowed within the development with references that an address number must be displayed on the exterior of the dwelling for both units and the property owner obtains a rental license if the occupant(s) are not family members. Planning Staff Report Lennar Homes — Bothe Property Development Concept Plan Amendment February 27, 2017 Page 29 of 29 21. Lots number 1 through 15 that are located west and southwest of the farmstead site shall have a 70 foot minimum lot width (measured at the 30 foot front yard setback for the living area and attached garage or at the 25 foot front yard setback for porches on the front of the house) and an average lot area of 9,000 sq. ft. 22. A 25 foot minimum setback is required for all quad -unit structures adjoining local streets. A 20 foot minimum corner side yard setback is for all detached single-family residential structures. A 35 foot minimum setback is required for any quad -unit structure abutting the 65th Street/Ravine Parkway right-of-way line. 23. A 35 foot minimum rear yard setback (not including decks or patios) is required for all resi- dential structures. 24. A 7.5 foot minimum side yard setback from the living area of the house or attached garage is required for all detached single-family structures. A 15 foot minimum separation is required between quad -unit structures. 25. All access drives connecting to the quad -units are private accesses and must be main- tained by a homeowners association. 26. Lots with a 55 foot minimum lot width are required to have a 7,500 sq. ft. minimum lot area. Prepared by: John McCool, AICP Senior Planner Attachments: — Lennar Homes Concept Plan — Lennar Homes Narrative — Home Style Illustrations Bothe Property Narrative Cottage Grove, MN I. Location The Bothe site (subject property) is located within the City of Cottage Grove on the northern side of 65th St South between Ideal Avenue South and Inwood Avenue South. Ideal Avenue and Inwood Avenue serve as the property's western and eastern borders, respectively. A portion of the Bothe site is also located within the City of Woodbury. However, for discussion purposes, the narrative that follows will only refer to the portion of the property located within the City of Cottage Grove. Refer to the location map below. II. Context The subject property is surrounded by primarily vacant land to the north and east and is currently used for agriculture and crop production. The subject property is currently undeveloped; two single-family homes and various outbuildings are located on-site. The zoning classification for the subject property is Agricultural Preservation (AG -1). The land to the south of the subject property is zoned 113 -Single Family 1 Residential and was developed with single family detached homes by Lennar (Formerly Orrin Thompson Homes). The Pinecliff neighborhood to the west of the subject property is zoned R2.5 -Residential and was also developed by Lennar with single family detached homes. III. Development Description General Overview Lennar is pleased to submit a Concept Plan at this time for review by the City of Cottage Grove for the subdivision of the Bothe parcels into 228 single-family homesites. A rezoning will be required which would change the zoning from its current designation of AG1 to R4 with a PDO overlay. Phase 1 would generally be located in the southwest corner with remainder of phases being decided upon subject to market conditions in the next 5 years. Access The neighborhood will be accessed from an east -west connection in the northern portion of the site between Ideal Avenue South and Inwood Avenue South. 65th Street South (Ravine Parkway) would be platted to a 125 -foot right of way with landscaping, buffer areas, and travel lanes for pedestrian, vehicular and bicycle movement. Ravine Parkway also includes two entry points into the community from the south while providing access through the site and connecting the subject property to the Pinecliff community to the west. Two additional access points are also proposed at the southwestern corner of the site through the quad home area. Internal circulation and access is provided via a private internal roadway system. Refer to the proposed Concept Plan. Parks and Open Space Lennar recognizes the importance of integrated park planning. Open space is provided in two categories: Passive Open Space and Active Open Space. Passive open space is open space that is not meant for organized or structured athletic uses; this consists of various greenbelt, ponding areas, or planted areas throughout the proposed community. It should be noted that a portion of Sunnyhill park has already been constructed within the Pinecliff neighborhood to the west, and the concept plan provides approximately 6 additional acres of parkland, which is adequate land to complete Sunnyhill Park in substantial conformance to the park master plan. The concept also features a HOA amenity area centrally located in the heart of the community. Details for this area are still being planned and explored. A trail corridor is also proposed that features about 3,700 linear feet of trail and provides a connection from the northwest corner of the community to the southeast corner of the community. In total, the proposed concept features approximately 6.75 acres of active or programmed open spaces, and approximately 6 acres of passive open spaces containing the trail. Public or private ownership of these areas would be discussed with City staff during the preliminary platting process. Sewer and Water Service Sewer and Water service to the site will be provided by hooking into existing trunk mains located to the west and north of the site. The existing infrastructure will serve approximately two-thirds of the 2 community. The eastern portion of the site will need to be serviced by the extension of trunk infrastructure from the east. Environmental Analysis The subject property was evaluated within Neighborhood 1 under the original East Ravine AUAR; all future proposed construction and development would be done in accordance with all general and focused mitigation initiatives as outlined in the original AUAR. No further environmental analysis is required at this time. IV. Design Review Lennar prides itself on its home design. Proposed homes for this community include Lennar's Landmark, Discovery, Villa, NextGen, and Quad home styles. Each home style has up to 12 floorplans, coupled with hundreds of exterior and interior options. The result is a customized feeling by the owner while still meeting local requirements for setbacks, architectural materials and colors, and landscaping and hardscape elements within the community. Appropriate lot configurations, color schemes, and materials would be chosen to ensure that products comply with applicable development regulations while substantially conforming to Resolution No. 06-111, which stipulates design standards and guidelines for the East Ravine Area. Lennar has its own color packages to ensure continuity throughout a community while still providing variation. Samples of our house plans, elevations and colors are included with the concept plan submittal. Please note this sampling does not constitute all plans that will be available to consumers. V. Land Use & Conformance Analysis Zoning The current zoning of the property is AGI. Surrounding residential Zones include the R2.5 zone to the west and the R3 zone to the south. The proposed residential homesites have been engineered not only to allow for multiple product types and elevations, but also to account for various site constraints. Lot frontages in the southern portion have been reduced because of topography and drainage constraints, as well as shallow bedrock in the southeastern area of the site; ponding features and passive open spaces have been placed in these locations. Ravine Parkway is also located in the southern portion of the subject property. Lennar respectfully requests that flexibility be granted for all proposed lot sizes within the proposed area due to the proposed trails and open spaces, preservation and utilization of wetlands, ponding and open spaces, and the provision of public and private parkland and potential for outdoor amenities. We request the property be re -zoned to R4 with a PUD Overlay. A comparison of the proposed concept with the R4 Zoning District regulations is below: 3 Development Regulation R4 Zone Minimums Proposed Bothe Concept Minimum Standards Lot area 7,500 sf 7,000 sf Lot Width 60 55 Front Yard Setback 30 25 Rear Yard Setback 35 25 Side Yard Setback 7.5 7.5 Side Yard Garage* 5 5 Structure Height 35 35 "Allows living space behind or above the garage Lennar also requests some flexibility on the hard surface coverage and would seek to determine the hard surface requirement on a community -wide basis through the Preliminary Plat and PUD process. East Ravine Master Plan The property is located within Neighborhood 1 North of the East Ravine Master Plan. The purpose of the Master Plan is to proactively guide the development of the East Ravine Area. The East Ravine Master Plan addresses 4,007 acres of land that is expected to develop over the next couple of decades. The overall East Ravine area is divided into two distinct zones, Neighborhood 1 and Neighborhood 2. Consistent with overall city policy and the logical extension of utilities, Neighborhood 1 is expected to develop prior to Neighborhood 2. The Master Plan is intended to provide specific and detailed guidance to the property owners and developers as to the City's vision for the development of the area. On Page 1-3, the East Ravine Master Plan lists guiding principles to establish the spirit and intent of the Master Plan. The proposed concept will directly implement many of the guiding principles within the East Ravine Master Plan. Comprehensive Plan The Comprehensive Plan identifies the Bothe Site as Low Density Residential in its future Land Use Plan (2030). The Comprehensive plan defines Low Density Residential as residential development in areas within the MUSA at gross densities of 1-4 units per acre. The gross density of 2.5 du/ac implements this definition. Furthermore, the Comprehensive Plan lists specific guiding policies pertaining to new development. The proposed concept plan directly implements Goals and Policies from the Land Use, Housing, Parks and Open Space, Transportation, and Water Resources chapters of the Comprehensive Plan. VI. Summary Lennar has a long history of partnering with the City of Cottage Grove to develop and build successful neighborhoods that go back to Thompson Grove in the 1950s. We thank the City for its consideration and input regarding this concept and look forward to working closely with City staff on this opportunity and establishing another community that both the City of Cottage Grove and Lennar will be proud of. 4 I Y39m333G :C35 m3s�tl UA NMYtlO 3 ,31Y4 - z3wxi a, a>wo.e •3G.1 • 'A 3. !m 'LI auu •33r ixoiauo� . 35i ea xainou r s sna '�M� 61. 3- ...—n im a assn .L �/ N N 3'7 �llf311eO13A34 :3s3. i>3ro3e �tyII�'UM C[VIIl� - 4�8[8I�[II�-�SD/ II IlRUA➢I�QDBf-D�6 Y3NMO 0 6 Ic to I L 's a 9 : „ 8 8 m m �Y N LO m 71 W ® Q ® N sr a In N m 6 z a 0 r Z O ' > > Z Lu a � c , c ® � a a N LL QQ11 El 0 W H s `r 7a N lyZ ? a a ®® ® ®® e o !K W v 3n Q FfT- B CQ cN � LL Z a 0 0 Q LU pd Z> W m z: pi Q Q - Q■ o■ m m m m m Z Z LLI W F 1010 if n W z } Lu p L W d Y G � Z ¢g 9R �RRRR ^11 -H Q Q �� W Y t E t 9 O IX1�¢¢Qa�oog Lll SL'f1P; Wyw (�� lI Qk g9 K¢Iii uJl Q���� LQ® jW z I(1I "" N n m all ■,,,,,,,,-0 e FSS° °f0 nos YYYY --0o3sy `31YOa° o 's 0w ao •e :anana°iw° e o ° N :SIYWNI 3W ON3 1;, a° 21V/NN�7 a„°�,.°,.aa Qa do0 nomn I I y 5 °n= o --------------- - -- �----- ------------------------------- i ------------ ------------------------ -� IF ' � �i I i uj I 1 I I I i I �I I A -1v 1 I I a.n LLa 1_�_9CY___--=_=-----=----- —___=—_—___= �IiIII 1; ---------- Ell ---------lg _ it LL,� e I ________e 4 � 1_ x�____________i •, I I 1 - li' I I 1 9 �; .0 L•1 � i I . _i .__ ___________ _------ I I I1 I 1 1 1 I I , I I 1 35Wtl AlYO •3�°� ' '° 31LL !° '[-,x3nao,�n3 u a IYi alsY;3tl Yw"I 3'111113YL1°Itl,.�,� a a.UdNN� e I 0 3tl° x 5 , tl3,R3 °!"'°3",,!`J!°a' wnlm aoo: o 'II'II3[G�91��I � ffi�m 6096 4 4 'Al , I IN" L I �8 I L I I I 1 7 B® I I �; yl I 1 IA 1-1 iT g yg gg I w 8 R ti_7 S Y 7 Nd Y 11 It I H iI lit If kali qp I aaswa �a+ .s�na3 �<a •cl .wan<avnaa o e �'� Vaswa :5'IVIt�NI a51 !a xoun0�1Aar si Mne 21�o/ �ssanacv laaroaa to '? a ue xxrnaoua a x\ eo asn 3znalunrnn N N 3 7 sloe naaava .uw oi;oJsr arxx3l <oseo Q d K 0 0 �3 a is o�3 rc Q ® 2E— V9 W9 d 6 � ® a ®• © d n o a ®❑ ®❑ I a o fi ®❑❑;❑ ®❑❑❑ [Ell 11 Ell — »OWN® ° TEEM - � !� ■ § e | § § § � � § E °! §� \\\ \ e t K | 2 � \ \\\ 91IN ƒ ƒ § ! � y � /„ Nil gCyS ! gMR SbUS GbSy UIFIIFIFHQ C SCLC I I § k § .O .3LY0 Qlh 'S'IIM3Nl !0 'Ll—3X]O13A30 6 I Z V N N 3 . 7 v�nae�ss]tl� 3aFGtld s .1J NM tliSWNI M! !O 35f1 0333tlONNYNf1 L tl3tln3aIG 3 t101 N MVNN31 LOOLO lVnrtVITR� � tQfN� C�C� �tl] m J i�� V �l�1YlW --------------- - --- — --- --- ___________-----___—__--__ ________ __ -- r___________ I I I � (I---- ----- --- I I li ' I ------ �- - S — I � II -------_ .I --------------- T } ------------ I I ax ;------- --- Ito I I •] I 8 d I I gp I I II �i ------- ---------- LI p� � i •� li it � I II• ___ i I E I \� �� �I III I � ��•_ _. � 1 � � tl ---------------------- t -------------— -------------3 I LSI , •�•°L i' � i i ' I �I I I ' I I ' I I sw maswx SISL H34n]+d +la :aara SS11roro Oi 03�aNddY �s �oo Donau r 1 Hna m315� 03LtlSH3l1YNn LCULO L d N N 3 7 :unnao�wu .ntltltlY ao tuna tlVlYllYfrmf� � mISOIV Crt�IL �YINMC V �mlld�ill�tlllllll �l'Y V 2�W2�V e � m h a G i�� c Wit+ gg 3j 1 k fI II� ik j I Ira J 1� I s� � E 3 W I I J II I I 22 IpUI o gg L—� y■ I 1 >e II p33 y _ _ rr,, I�.aya�p� - - -- _____ I I t 1 3 E 8@ Jill Q jP C 5 g 1 H N WIP 3 4111 �b1111a y Ej $gY Y Him!. 1 . VN N§-1 vaiIus -v Soo , ] � � - ���❑ t / ` § ~ � . � 7 } §| .� ! . § ] / 17 § |t ED ! -| §� U | ® gSgy GSSG RbSb . IE-E GSSG - gb , r ) � ) VNN3� -3. �| IMM .■NO, ° BI )7 § ! � k § §§ § ; [ § ! § ! � \\\ K ,. | | � | FT-1 : ! §; , w < / 2 ` | " | . . e � z H] | IfflB ! [BEDE gC FIEIFI gbbb SE E - - bb ) § k 2,271 Sq. Ft. • z Stories • 4 Bedrooms • 3 Bathrooms • Z Car Garage The Twin Cities #1 homebuilder for the last 8 years! Plans and elevations are artist's renderings and may contain options which are not standard on all models. Lennar reserves the right to make changes to these floor plans, specifications, dimensions and elevations without prior notice. Stated dimensions and square footage are approximate and should not be used as representation of the home's precise or actual size. Any statement, verbal or written, regarding "under air' or "finished area' or any other description or modifier of the square footage size of any home is a shorthand description of the manner in which the square footage was estimated and should not be construed to indicate certainty. Garage sizes may vary from home to home and may not accommodate all vehicles. U.S. Home Corporation d/b/a Lennar — License No. 20464871. Lennar Sales Corp. — Broker. MN Bldr. Lic d BC001413. Copyright 2014 Lennar Corporation. All rights reserved. Lennar, the Lennar logo and the Everything's Included logo are registered service marks or service marks of Lennar T—T Corporation and/or its subsidiaries. ■■■--- ••• (10197) 12/18/14 Mm 16305 36th Ave. N. Suite 600, Plymouth, MN 55446 a NOOK GREAT 1o'. 13' �_----- ROOM 17's 17' KITCHEN It's 13' ill \ILD ii IC LC. xooal II FLEX RnnORf i FOYER I I l ! ! `ti u PORCH 2 CAR GARAGE 21' s 18, __________________. Main Level BEDROC�\f 2 11'YI 1 I BEDROONt3 j orc eos vwir 1 tt's tt' i MASTER BEDROO\d I , -------------- i VO � DSI B_1TH \L1STE BATH BEDIt001\14 I1' s to, "'` Upper Level 2 Stories 14 Bedrooms 13 Bathrooms 12 Car Garage 2,271 Sq. Ft. j-- =-w �IIIIIIIIIIIIIIp EVERYTHING'S INCLUDED' 0 C 3,280 Sq. Ft. PORCH • 2 Stories BEDROOM 3 1&1 1 P x 13' GRE—]T NOON "'"b' OCbiNER'S uuvoR]• • 4 Bedrooms ROOM 14'x 17' homebuilder for the • 4 Bathrooms KITCHEN 13'X17' 1 P\CDR R:I.f_. Plans and elevations are artist's renderings • 3 Car Garage --------- ------- a ID standard on all models. Lennar reserves the l 3/4 OR NER'S ROOM DINING specifications, dimensions and elevations =_ ROOM LOFT 1t' �7 [i square footage are approximate and should III -N 11 II not be used as representation of the home's II precise or actual size. Any statement, verbal PO]ER area' or any other description or modifier 3 CAR GARAGE of the square footage size of any home is ST , ________--_I °ro+ 12 x 1a PAD _____ i------------------------ , PORCH Main Level 16305 36th Ave. N. Suite Upper Level 600, Plymouth, MN 55446 M BEDROONI2 ]]:[.r oz.aoxauv BEDROOM 3 1&1 1 P x 13' 1 P x 13' BATH OCbiNER'S The Twin Cities #1 00 SUITE 14'x 17' homebuilder for the last 10 years! R:I.f_. Plans and elevations are artist's renderings O and may contain options which are not standard on all models. Lennar reserves the 3/4 OR NER'S right to make changes to these floor plans, B.\11i O BATH specifications, dimensions and elevations =_ without prior notice. Stated dimensions and LOFT 1t' �7 [i square footage are approximate and should 17' x not be used as representation of the home's precise or actual size. Any statement, verbal or written, regarding "under air" or "finished area' or any other description or modifier of the square footage size of any home is BEDROONI4 D a shorthand description of the manner in °ro+ 12 x 1a which the square footage was estimated and should not be construed to indicate certainty, BELOW Garage sizes may vary from home to home and may not accommodate all vehicles. U.S. Home Corporation d/b/a Lennar — License No. 20464871. Lennar Sales Corp. — Broker. MN Bldr. Lic 0 BC001413. Copyright 2016 Lennar Corporation. All rights reserved. Lennar, the Lennar logo and the Everything's ----- Included logo are registered service ^ ----- marks or service marks of Lennar Corporation and/or its subsidiaries. (10192)8/9/16 16305 36th Ave. N. Suite Upper Level 600, Plymouth, MN 55446 M LENNAR The Snelling Landmark Collection LENF+4AR.COM 952-249-3000 2,682 Sq. Ft. • z Stories • 4 Bedrooms • 3 Bathrooms • 3 Car Garage The Twin Cities #1 homebuilder for the last 10 years! Plans and elevations are artist's renderings and may contain options which are not standard on all models. Lennar reserves the right to make changes to these floor plans, specifications, dimensions and elevations without prior notice. Stated dimensions and square footage are approximate and should not be used as representation of the home's precise or actual size. Any statement, verbal or written, regarding "under air" or "finished area' or any other description or modifier of the square footage size of any home is a shorthand description of the manner in which the square footage was estimated and should not be construed to indicate certainty. Garage sizes may vary from home to home and may not accommodate all vehicles. U.S. Home Corporation d/b/a Lennar — License No. 20464871. Lennar Sales Corp. — Broker. MN Bldr. Lic if BC001413. Copyright 2016 Lennar Corporation. All rights reserved. Lennar, the Lennar logo and the Everything's Included logo are registered service marks or service marks of Lennar Corporation and/or its subsidiaries. (10187) 8/6/16 16305 36th Ave. N. Suite 600, Plymouth, MN 55446 IN Main Level I OPT. DO\ \AL7,'[� BEDROOM 4OWNER'S HB-A'n OWNL ER'S BA'fl I10'X 13' SUITE 13'X 15' z ti BEDROOM 3 11' X 12' D\ L.AUNDRj I WI.0 I WI.C. LOFT I 15'X 11' BEDROOM 2 12'X 13' Upper Level LENNAR The Taylor Landmark Collection LENNAR.COM 952-249-3000 2,468 Sq. Ft. • 2 Stories to 4 Bedrooms • 3 Bathrooms • 3 Car Garage ILENNAIZ IHOMEBUILDER TWIN CITIES #1 Plans and elevations are artist's renderings and may contain options which are not standard on all models. Lennar reserves the right to make changes to these floor plans, specifications, dimensions and elevations without prior notice. Stated dimensions and square footage are approximate and should not be used as representation of the home's precise of actual size. Any statement, verbal or written, regarding "under air" or "finished area" or any other description or modifier of the square footage size of any home is a shorthand description of the manner in which the square footage was estimated and should not be construed to indicate certainty. Garage sizes may vary from home to home and may not accommodate all vehicles. U.S. Home Corporation d/b/a Lennar — License No. 20464871. Lennar Sales Corp. — Broker. MN Bldr. Lic # BC001413. Copyright 2016 Lennar Corporation. All rights reserved. Lennar, the Lennar logo and the Everything's Included logo are registered service marks or service marks of Lennar Corporation and/or its subsidiaries. (10186) 8/26/16 16305 36th Ave. N. Suite 600, Plymouth, MN 55446 0 Main Level Upper Level LEWFMAR The Sinclair Landmark Collection LEWMAR.COM 952-249-3000 LEIMMAR The Buckingham The Villa at Martin Farms LENNAR.COM 952-249-3000 Options i SCREENED COVERED PORCH DECK OPTIONAL OPTIONAL SCREENED PORCH COVERED DECK 4 -SEASONS 0 00 PORCH OWNER'S BATH OPTIONAL 4 -SEASONS PORCH OPTIONAL OWNER'S BATH OrR. aINC.H IN TDi- ,,U ROOM E12'-OW'�' EX K Il' -0" STAIRS TO OPTIONAL BASEMENT OPTIONAL FLEX ------------------ FUTURE RECREATION ROOM 20-0" X 33'-0" A`;/1M e h Mm"MON6 12-1 16305 36th Ave. N. Suite 600, Plymouth, MN 55446 Plans and elevations are artist's renderings and may contain options which are not standard on all models. Lennar reserves the right to make changes to these floor plans, specifications, dimensions and elevations without prior notice. Stated dimensions and square footage are approximate and should not be used as representation of the home's precise or actual size. Any statement, verbal or written, regarding "under air' or "finished area" or any other description or modifier of the square footage size of any home is a shorthand description of the manner in which the sq are footage was estimated and should not be construed to indicate certainty. Garage sizes may vary from home to home and may not accommodate all vehicles. U.S. Home Corporation Ala Lennar —License o. 20464871. Lennar Sales Corp. —Broker. MN Bldr. Lic # BCA01413, g t l � f 0 2016 Lennar Corporation. All rights reserved. Lerner, the Lerner logo and the Everything's Included logo are registered service marks or service marks of Lennar Corporation and/or its subsldiaries.(16746) 6 2/16 or= Optional Finished Basement FUTURE RECREATION ROOM 26'-0" 132'-0" _ -- \\oPTT.T B. \R /1 t UNFINISHED ue ;MECHANICAL CRAWLSPACE UNEXCAVATED FUTURE STORAGE UNEXCAVATED 16305 36th Ave. N. Suite 600, Plymouth, MN 55446 Plans and elevations are artist's renderings and may contaln options which are not standard on all models. Lennar reserves the right to make changes to these floor plans, specifications, dimensions and elevations without prior notice. Stated dimensions and square footage are approximate and should not be used as representation of the home's precise or actual size. Any statement, verbal or written, regarding "under air' or "finished area' or any other description or modifier of thesquare footage size of any home is a shorthand description of the manner in which the square footage was estimated and should not be construed to indicate certainty. Garage sizes may vary from home to home and may not accommodate all vehicles. U.S. Home Corporation d/b/a Lennar — License No. 20464871. Lennar Sales Corp. — Broker. NIN Bldr. Lic # BC001413. Copyright 0 2016 Lennar Corporation. All rights reserved. Lennar, the Lennar logo and the Everything's Included logo are registered service marks or service marks of Lennar Corperabcn and/or its subsidiaries.(16746) 6/2/16 n FUTURE N BEDROOM I1'-0" X 10'-0" I FUTURE I BATH ------------ FUTURE STORAGE UNEXCAVATED 16305 36th Ave. N. Suite 600, Plymouth, MN 55446 Plans and elevations are artist's renderings and may contaln options which are not standard on all models. Lennar reserves the right to make changes to these floor plans, specifications, dimensions and elevations without prior notice. Stated dimensions and square footage are approximate and should not be used as representation of the home's precise or actual size. Any statement, verbal or written, regarding "under air' or "finished area' or any other description or modifier of thesquare footage size of any home is a shorthand description of the manner in which the square footage was estimated and should not be construed to indicate certainty. Garage sizes may vary from home to home and may not accommodate all vehicles. U.S. Home Corporation d/b/a Lennar — License No. 20464871. Lennar Sales Corp. — Broker. NIN Bldr. Lic # BC001413. Copyright 0 2016 Lennar Corporation. All rights reserved. Lennar, the Lennar logo and the Everything's Included logo are registered service marks or service marks of Lennar Corperabcn and/or its subsidiaries.(16746) 6/2/16 n LENNAR The Valencia The Villa at Martin Farms R: LENNAR.COM 952-249-3000 The VaJ�rld Options OPTIONAL FLEX OPTIONAL OWNER'S BATH DINING ROOM 11'-0" A 91 -0" r STAIRS TO OPTIONAL BASEMENT j OPTIONAL WALKOUT 16305 36th Ave. N. Suite 600, Plymouth, MN 55446 Plans and elevations are artist's renderings and may contain options which are not standard on all models. Lennar reserves the right to make changes to these floor plans, specifications, dimensions and elevations without prior notice. Stated dimensans and square footage are approximate and should not be used as representation of the home's precise or actual size. Any statement, verbal or written, regarding "under air" or "finished area" or any other description or modifier of thesquare footage size of any home is a shorthand description of the manner in which the square footage was estimated and should not be construed to indicate certainty. Garage saes may vary from home to home and may not accommodate all vehicles. U.S. Home Corporation d/b/a Lennar — License No. 20464871. Lennar Sales Corp. — Broker. MN Bldc Lic # BC001413. Copyright 0 2016 Lennar Corporation. All rights reserved. Lennar, the Lennar logo and the Everything's Included logo are registered seance marks or service marks of Lennar Corporation and/or its subsidiaries.(16743) 6/2/16 Optional Finished Basement ------------------------------------ 11 I FUTURE BEDROOM FUTURE 11'-0" X 12'-0" RECREATION ROOM I 25'-0" X 16'-0" I I i� +FUTURE i-WI.c r CUIL�t \G'H it II _ 1 i wS I i C-1 OPT. UNFINISHEDL__iVVETBAR MECHANICAL '--------� S fU\i\i P CRA`YVLSPACE r ;'UTUYtEi I Bt1Tl H^ - I d UP------_, UNEXCAVATED 16305 36th Ave. N. Suite 600, Plymouth, MN 55446 Plans and elevations are artist's renderings and may contain options which are not standard on all models. Lennar reserves the right to make changes to these floor plans, specifications, dimensions and elevations without prior notice. Stated dimensions and square footage are approximate and should not be used as representation of the home's precise or actual size. Any statement, verbal or written, regarding "under air" or "finished area" or any other description or modifier of the square footage size of any home is a shorthand description of the manner in Wiich the square footage vias estimated and should not be construed to indicate certainty. Garage saes may vary from home to home and may not accommodate all vehicles. U.S. Home Corporation d/b/a Lennar — License No. 20464871. Lennar Sales Corp. — Broker. MN Bldr. Lic # BC001413. Copyright u © 2016 Lennar Corporation. All rights reserved. Lennar, the Lennar logo and the Everything's Included logo are registered service marks or service marks of Lennar Corporation and/or its subsidiaries.(16743) 6/2/16 Wn 2,692 Sq. Ft. Z Stories 4 Bedrooms • 3 Bathrooms Z Car Garage The Twin Cities #1 homebuilder for the last 9 years! Plans and elevations are artist's renderings and may contain options which are not standard on all models. Lennar reserves the right to make changes to these floor plans, specifications, dimensions and elevations without prior notice. Stated dimensions and square footage are approximate and should not be used as representation of the home's precise or actual size. Any statement, verbal or written, regarding "under air' or "finished area' or any other description or modifier of the square footage size of any home is a shorthand description of the manner in which the square footage was estimated and should not be construed to indicate certainty. Garage sizes may vary from home to home and may not accommodate all vehicles. U.S. Home Corporation d/b/a Lennar — License No. 20464871. Lennar Sales Corp. — Broker. MN Bldr. Lic 11 BC001413. Copyright 2015 Lennar Corporation. All rights reserved. Lennar, the Lennar logo and the Everything's Included logo are registered service marks or service marks of Lennar Tu? Corporation and/or its subsidiaries. (10200) 7/6/15 16305 36th Ave. N. Suite 600, Plymouth, MN 55446 0 DINING KITCIIEN ROOM t 13 trYra FAMILY_ �t-- ROONI 16'x u' rxy to G7 FLEX o ul>. i FOYER ROONI L\I ' x l3' 111 MUD ROOM 2 CAR GARAGE �o tm rar c� PORCH 1 Main Level Upper Level LENNAR The Lewis Discovery Collection x � I ei LEMMAR.COM 952-249-3000 C 7–T— i—r�-FT–\ ��—i—i—r T1- I I —L—I—LLJ__L_I —I— --J I— — — — — — — — — — — — — — — T--f-7`�------ -T -i - T -I- =Z -- -- IH qjo O;u 1 O Cn C4 m D W D C) m L7 O��G O j :E D O rv) m ;cu W D 9:;u Z 2m C C O CnD O n X m z'D G) O mO�-0 -� z0 m OOVN,z zmmD � D z m M 00 D z n Ulmer O OMX� N r D m �m m z � o0 D O j, D 70 O p C) z m O � D m � D + C Ul wz m D D 70 C) m 70 C/) m V) z z::E �c� c� A mmiD2 2 I-I0O<00 o>ZomU)U) czDOpD0 < x -U ;x n D D � 00 00 I � >N 00 C > 50 700 cyl Z SND n C Dul �C) FF L4 (f) C-) m �NM� �jo V -rl Ln OCO D Ln r00 U) O C: mU) 04-joo.. Ol v NC)o<� ;u O m" Uri" v O w