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Home My WebLink About2019-08-26 PACKET 06.1.STAFF REPORT CASE: CPR2019-035 ITEM: 6.1 PUBLIC MEETING DATE: 8/26/19 TENTATIVE COUNCIL REVIEW DATE: 9/18/19 APPLICATION APPLICANT: D.R. Horton, Inc. — Minnesota REQUEST: A concept plan review for a proposed 98 -unit townhome development to be called High Pointe. SITE DATA LOCATION: Southeast corner of 65th Street & Century Avenue/Geneva Avenue ZONING: AG -1, Agricultural Preservation GUIDED LAND USE: Medium Density Residential (2040 Comprehensive Plan) LAND USE OF ADJACENT PROPERTIES: CURRENT GUIDED NORTH: Agricultural Low Density Res. EAST: School School SOUTH: Public Property Public Property WEST: Newport Residential Newport Res. SIZE: 14.4 acres DENSITY: 8.2 units per acre RECOMMENDATION Approval, subject to the conditions stipulated in this staff report. Cottage Grove COTTAGE GROVE PLANNING DIVISION � here Pride and Prosperity Meet Planning Staff Contact: John M. Burbank, Senior Planner; 651-458-2825; jburbank(d)_cottagegrovemn.gov Application Accepted:. 8/1/19 60 -Day Review Deadline: 9/30/19 City of Cottage Grove Planning Division • 12800 Ravine Parkway South • Cottage Grove, MN 55016 Planning Staff Report Concept Plan Review— DR Horton High Pointe Residential Development Planning Case No. CPR2019-035 August 26, 2019 Proposal D.R. Horton, Inc. — Minnesota has filed an application for a Concept Plan Review for a for a 98 - unit, 18 building attached residential townhome development to be called High Pointe. This pro- posed development is located on 14.4 acres of land on the southeast corner of 65th Street South and Century Avenue/Geneva Avenue. J t%� J NEWPORT COTTAGE GROVE J 7A I 1� \ - 38 S4' 4LTMAN Syr MIDDLE SCHOOL 1 ST PAUL PARK \ °+ aiz r s FTTw a BROADWAY Ave,._. � 70th ST S MH Srs.'. � a a a.. a Location Map Review Schedule Application Received- August 1, 2019 Planning Commission Meeting- August 1, 2019 60 -Day Review Deadline- September 30, 2019 Tentative City Council Meeting- September 18, 2019 120 Day review dedline if elected.- November 29, 2019 Planning Staff Report DR Horton High Point Concept Plan — Case No. CPR2019-035 August 26, 2019 Page 2 of 8 Planning Considerations Land Use The 2030 Comprehensive Plan guides the land for Low Density Residential, but the proposed 2040 Comprehensive Plan land use designation guides property for Medium Density Residential, which includes land use densities of 4.1 to 10 units per acre. The proposed development will provide 8.2 units per acre; thus, the development's density is consistent with the proposed 2040 Comprehensive Plan. iinwi /7 91, NIP r— _ f � L .I Li ' J 2040 Future Land Use 1 -_1 City i&xinaiary Major Future Roadways 1 I Agriculture Preserve Rural Residential `° % _ �Low Density Residential ��tlln-an Axr t r _MedurnDenWResider- High DensdyResAen 2Z2 7W 11� 2040 Future Land Use Map Excerpt Zoning The property is currently zoned AG -1, Agricultural Preservation. The proposed 2040 Comprehen- sive Plan shows that the site would need to be rezoned to medium density. Future development of this site will require platting and a zoning amendment to medium density residential. ,0 t �1 �1I f SITE � _ Current Zoning Map Planning Staff Report DR Horton High Point Concept Plan — Case No. CPR2019-035 August 26, 2019 Page 3 of 8 Concept Plan Review The submitted concept plan includes several private drives, off-street parking for guests, internal sidewalks, and 18 multi -unit residential buildings (total of 98 individual units) arranged around the existing wetland on the property. The concept plan is shown below. I ' .K J ' A a t .i Gmu6vulr. i�laW Y•�•� _ , : •} d. �i 6199 65TH S7, PROPERTY __ —_ C6ffeSl9 �DTTh9E fa`jjQWdc,MN Concept Plan Background Architecture The proposed residential product is for 98 two-story attached townhomes with tuck -under garages arranged in varying unit counts per building. Building Layout Detail Planning Staff Report DR Horton High Point Concept Plan — Case No. CPR2019-035 August 26, 2019 Page 4 of 8 Proposed Exterior Elevation Detail G r■ss — I 1,311 LEI 1 � � o I r■ss �fl ■ LEI L i N®®� rig ' jM F i A� SIA r.■ ME �� ' �_ � ■Irl I �ir■ir � �.r� J Example of Proposed Residential Interior Floor Plan Planning Staff Report DR Horton High Point Concept Plan — Case No. CPR2019-035 August 26, 2019 Page 5 of 8 Site Information Property Characteristics The site currently has a variety of features such as a single-family residential structure, detached accessory structures, wetlands, agricultural land, and woodlands. Since the site was purchased for development, many of these site features would be modified to allow for the development. Site Orthophoto Tree Preservation/Mitigation Based on the proposed concept plan, a tree inventory and mitigation plan are required to be submitted with subsequent development applications. Surface Water Management Based on the proposed neighborhood project, a surface water management plan is required to be submitted with subsequent development applications. A wetland buffer meeting the watershed district requirements of 50 feet wide on average will be required around the existing wetland as a component of the platting process. Transportation Access and Right -of -Way The internal private drives connect to 66th Street, which is directly south of the property. This roadway provides traffic connections for the site to 65th street via Geneva Avenue and Goodview Avenue. (During the public hearing for the Middle School, it was suggested that Geneva Avenue, Planning Staff Report DR Horton High Point Concept Plan — Case No. CPR2019-035 August 26, 2019 Page 6 of 8 which has full access to 65th Street, should be a one-way street to the south off 65th Street. This statement was reiterated to staff by the adjacent property owners to the west after the public hearing notice for this case was distributed. The comment was based on difficult sight lines and speed when trying to access 65th Street from Geneva Avenue.) The Technical Review Committee recommended that parking be prohibited on the private drives. The preliminary plat will need to include platted public right-of-way as depicted on the New Oltman Middle School plat and 33 feet along Geneva Avenue. A detail from that plat is included below. t Q,ra $mom �� •� _ WEST 1/A CORNER OF "570• .{ SEC. 6, iWR- 27, RCF_ 21 _ ';` FOlN10 CAST PON — WONLE.IQrT ��–HIGHWAY EA5EWNT PER OBC. No. 240418. SOCK 273 DEEDS, PAGE 307 ,./p ! 40 T� Utilities and Area Charges Public utilities are available to the site. Area charges would be paid with the planned subdivision of the property. Park Dedication State Statutes and the City's Subdivision Ordinance allow for park dedication fees of up to 10 percent of the developing property or a cash fee payment in leu of land dedication. The 2019 cash park dedication rate for townhomes is $2,550 per unit. The City's Technical Review Committee recommended a cash dedication in lieu of land dedication on the site based of the proposed concept plan. M1�L L b =LL � R i G y i � I1 1 ----- -- -- N89'37,52 IF f ti 1124.10 --- --l40 1 40 --------- --- Of917 . r- 1 ----__,.-; -- armor 4 rm— Md7'.i7`32$ 6�9.r3 w4j _ - - ----'' i c"3 35� .dre.Ca ��3p0.�W — — �+6 ET — #JV 1Gf — — — -- -- l —�i' "r -__-..! hR dty 847,96 NORTH LINE OF THE Soum--' 79 ACRES OF THE NW Ifo F 8+352 ta$d.+2 OF THE 5x 1/4 9F SEC, 8 59 IS,6 Y. - ItlAS e7, 4a �'. Utilities and Area Charges Public utilities are available to the site. Area charges would be paid with the planned subdivision of the property. Park Dedication State Statutes and the City's Subdivision Ordinance allow for park dedication fees of up to 10 percent of the developing property or a cash fee payment in leu of land dedication. The 2019 cash park dedication rate for townhomes is $2,550 per unit. The City's Technical Review Committee recommended a cash dedication in lieu of land dedication on the site based of the proposed concept plan. Planning Staff Report DR Horton High Point Concept Plan — Case No. CPR2019-035 August 26, 2019 Page 7 of 8 Landscaping The proposed development will be required to meet the City's Zoning Ordinance requirements (City Code Title 11-6-5). It is also recommended that a Homeowner's Association (HOA) be planned for the townhome development, and that the outlot along 65th Street be heavily land- scaped and bermed for screening. Sidewalks and Trails There are private sidewalks proposed internal to the site that serve the future residents and pro- vide unit access. It is recommended that as a component of the platting process for development of this site, sidewalks and trails that are currently missing on adjacent roadways be installed and that several access links be created between the public and private pedestrian ways. Public Hearing Notices The public hearing notice was mailed to property owners within 500 feet of the project and included residents from Cottage Grove and Newport and was published in the South Washington County Bulletin on August 14, 2019. Recommendation That the Planning Commission recommends that the City Council approve the Concept Plan Review for a for a 98 -unit, 18 building attached residential townhome development to be called High Pointe, which be developed on 14.4 acres of land located on the southeast corner of 65th Street South and Century Avenue/Geneva Avenue (currently addressed as 6193 65th Street South), subject to the following conditions: 1. Prior to any additional actions beyond concept plan approval being taken by the City, the 2040 Comprehensive Plan must be formally and finally approved by the Metropolitan Council and the City. 2. Development of the property will require the submittal and review of applications for rezon- ing, preliminary plat, and final plat. 3. The platting of the property shall include the requirement of a homeowner's association (HOA). 4. The wetlands and ponding areas created by the project shall be included in outlots and dedicated to the City. 5. Development of the property in a manner consistent with the August 26, 2019, Planning Staff Report will require the submittal of applications for a zoning text amendment, condi- tional use permit, and site plan review. 6. A detailed surface water management plan meeting City and SWWD requirements shall be submitted with any additional applications. 7. The building construction materials on the front elevations of the buildings shall include 30 percent brick and stone. Planning Staff Report DR Horton High Point Concept Plan — Case No. CPR2019-035 August 26, 2019 Page 8 of 8 8. Sidewalks and trails missing on adjacent roadways shall be installed as a component of the project platting and development. This includes Geneva Avenue and 65th Street. 9. Several access links between the public and private pedestrian ways shall be created as a component of the project platting and development. 10. The address and street names for the site shall follow the Washington County street naming convention. 11. Public right-of-way shall be dedicated for Geneva Avenue and 65th Street. Prepared by: John M. Burbank, AICP Senior Planner Attarhmantc- Exhibit A — Concept Site Plan Exhibit B — Concept Architectural Renderings CONCEPT SKETCH PLAN F I�I h i r •,, i f Goss. Sit,. Area. 14A ac Malor ROW, 1.4ac •i Estimated Wetlands: 1.1 ac "'� Net Site Area: 11.9 ac Other Ponding/Oven S 20ac Pr000s dR h TH: 98 units 22'.de a 34'deep+5'porch Overall Gross Density: 6.8 unlac csu Ltasae=:ewe:t �.. Overall Net Density: 8.2 unlac f98 un/119nef site areal _.,�� yI Aerial photography from Sia[e of Mlnneso[a; � Ir., Topft,ography m Stale LIDAR Westwood 12-21-2018 ��^° ^-•-°�'- 0021593 77 1 3 IFrx g .. 11 W.nd � '�`✓ t � �t � I � � t �f' i. r — "✓ �\��~ - _ `(. - ) i ( 4 - y�� 4�•/, 6 JWin. l i 6v i 6193 65TH ST. PROPERTY COTTAGE GROVE, MN 0' 100' 200' 300' W. THE DALTON INTERIOR UNIT 2-3 Bedroom, 2.S Bath 1,687 Square Feet THE CALE DON IA EXTERIOR UNIT 2-3 Bedroom, 2.S Bath 1,687 Square Feet 3 -BEDROOM LOWER LEVEL (UN HNISHED MECHANICAL ROOM LOWER LEVEL MAIN LEVEL DECK OPTIONAL FIREPLACE El FEEQ EE EE EE E Ir Ir it * Windows on exterior units only. Windows configuration per plan. ** Wall bump -out on exterior units only. UPPER LEVEL MAIN LEVEL 2 -BEDROOM DECK UPPER LEVEL OPTIONAL FIREPLACE F Q V V V V ®EE 0 wic EE EE EE LAUNDRY C11NFINISHED MECHANICAL ROOM * Windows on exterior units only. Windows configuration per plan. ** Wall bump -out on exterior units only. All pricing, included features, terms, availability and amenities, are subject to change at any time without notice or obligation. Elevations and exterior materials may vary. Square footages, measurements and dimensions are approximate and will vary based on foundation type and options selected. Pictures, artist renderings, photographs, colors, features, and sizes are for illustration purposes only and will vary from the homes as built. Options and upgrades are available at an additional cost and are subject to availability and construction ® MLS � m cut-offdates. All homes are constructed by D.R. Horton, Inc. - Minnesota, Residential Contractor's License #BC605657