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HomeMy WebLinkAbout2021-01-25 PACKET 06.2. STAFF REPORT CASE: CPR2021-006 ITEM: 6.2 PUBLIC MEETING DATE: 1/25/2021TENTATIVE COUNCIL REVIEW DATE: 2/17/2021 APPLICATION APPLICANT: Capstone Homes REQUEST: A concept plan review for a proposed residential subdivision that would be developed on the Sandkamp property. They are proposing to construct 156 detached townhome units on 39.7 acres of land. SITE DATA LOCATION: Northwest of 103rd Street and Hadley Avenue ZONING: AG-2, Agricultural Preservation GUIDED LAND USE: Medium Density Residential LAND USE OF ADJACENT PROPERTIES: CURRENT GUIDED NORTH: Residential Medium Density Residential EAST: Agricultural Medium Density Residential SOUTH: Agricultural Medium Density Residential WEST: Agricultural Medium Density Residential SIZE: 39.7 acres DENSITY: 4.89 units per acres RECOMMENDATION Approval, subject to the conditions stipulated in this staff report. COTTAGE GROVE PLANNING DIVISION Planning Staff Contact: Ben Boike, Community Dev. Director; 651-458-2830; bboike@cottagegrovemn.gov Application Accepted: 12/30/20 60-Day Review Deadline: 2/28/21 City of Cottage Grove Planning Division  12800 Ravine Parkway South  Cottage Grove, MN 55016 Planning Staff Report Concept Plan Review – Capstone Homes Sandkamp Property Residential Development Planning Case No. CPR2021-006 January 25, 2021 Proposal Capstone Homes has filed an application for a Concept Plan Review for a 156-unit detached residential townhome development yet to be named. This proposed development is located on 39.7 acres of land on the southwest corner of Hadley Avenue South and 100th Street South. Location Map Review Schedule Application Received: December 30, 2020 Planning Commission Meeting: January 25, 2021 Tentative City Council Meeting: February 17, 2021 60-Day Review Deadline: February 28, 2021 120 Day review dedline if elected: April 29, 2021 Planning Staff Report – Case No. CPR2021-006 Capstone Homes Concept Plan January 25, 2021 Page 2 of 11 Planning Considerations Land Use The 2040 Comprehensive Plan guides the land for Medium Density Residential, which includes land use densities of 5 to 13 units per acre. The proposed development will provide 4.89 units per acre; thus, the development’s density is just shy of the 2040 Comprehensive Plan minimum den- sity requirement. 2040 Future Land Use Map Excerpt Zoning The property is currently zoned AG-2, Agricultural. Based on the guided Land Use in the 2040 Comprehensive Plan of Medium Density Residential, the site will need to be rezoned to R-5, Medium Density Residential. Current Zoning Map Planning Staff Report – Case No. CPR2021-006 Capstone Homes Concept Plan January 25, 2021 Page 3 of 11 Proposal Capstone Homes is proposing a detached townhome product that is gaining popularity in the market, which they are currently building in the cities of Ramsey, St. Michael, and soon in Andover. The product is similar to that of the single-family villa products being developed; however, all yard mainte- nance and common area landscaping will be maintained by an HOA. The HOA component makes this type of development very attractive for a variety of home buyers. The proposed concept plan (see below) calls for a total of 156 detached townhome units with varying models/floor plans, each with a variety of elevation options (more information regarding exterior ele- vations is provided later in the memo). Based on preliminary discussions with staff, the concept plan includes dedication of right-of-way for the future County re-alignment of 100th Street. The concept plan also includes on-site stormwater ponding, a proposed trail and sidewalks adjacent to all internal streets, an overlook area along the bluff line, open space at the northeast corner of the development, and landscape buffers along Hadley Avenue and 103rd Street. Concept Plan Background Property Characteristics The site is generally flat and is primarily comprised of tillable farmland with trees and bluff slopes along the west and southwest perimeter. Planning Staff Report – Case No. CPR2021-006 Capstone Homes Concept Plan January 25, 2021 Page 4 of 11 Site Aerial Development Standards In order to meet the medium density requirement of 5-13 gross units/acre, the developer is proposing to develop the property to R-5, Medium Density Residential as a Planned Unit Development (PUD) to allow 40-foot wide lots and 5-foot side yard setbacks (the R-5 zoning district requires a minimum lot width of 60 feet for single-family homes (proposed plan calls for detached townhomes) and mini- mum side yard setbacks of 7.5 feet). The City has not previously approved 40-foot wide lots or 5-foot side yard setbacks for single-family housing projects. However, based on the proposed product type being a detached townhome and the Council’s strategic planning initiative to provide full spectrum housing, staff believes that the pro- posed project warrants strong consideration. Staff does not believe that approving a PUD to allow the reduction in lot size and setbacks will result in setting a precedent for future single-family home development since the development will consist of detached townhomes that will be HOA maintained. Planning Staff Report – Case No. CPR2021-006 Capstone Homes Concept Plan January 25, 2021 Page 5 of 11 Proposed Lots Fire Separation The proposed 5-foot side yard setbacks require the need for fire separation based on building code regulations (10-foot separation between homes). Staff has internally discussed the proposed design below, and it has been determined that the design satisfies the residential building code. It is important to note the aforementioned communities in which this product is currently being developed all reviewed and approved the proposed lot sizes and setbacks per the same design. Planning Staff Report – Case No. CPR2021-006 Capstone Homes Concept Plan January 25, 2021 Page 6 of 11 Access and Right-of-Way Access to the development will be provided through an extension of Mississippi Dunes Boulevard from the north and a proposed access from 103rd Street on the south side of the property. The location of the access off 103rd Street allows for the minimum quarter-mile spacing requirement along county roads between the new access and the proposed connection of Hadley Avenue into the realigned 100th Street. All internal roads within the development will be public streets. Public right-of-way shall be dedicated for Hadley Avenue South, 103rd Street South, and for the future County re-alignment of 100th Street South. 100th Street Realignment As part of the project, staff is recommending that the Developer be responsible for installing a new rural section road within the right-of-way dedicated for the future County re-alignment of 100th Street. In doing so, the Developer will also be responsible for removing portions of the existing sections of Hadley Avenue South and 103rd Street South located south and east of the new alignment. Also, as part of this realignment, the Developer would need to maintain access to the Grey Cloud Dunes Scientific and Natural Area (SNA) north parking lot in the southeast corner of the existing Hadley Avenue and 103rd Street corner. City staff has provided the proposed concept plan to Washington County to review the proposed re-alignment. The County is currently reviewing the alignment to confirm that it is accurate. Staff anticipates having the exact alignment fixed for preliminary plat review. Utilities and Area Charges City water is available for connection to the site and for looping within the site. The City would be requiring the extension of trunk watermain to the western property line along 103rd Street in order to have water readily available to the Mississippi Dunes Golf Course property west of the railroad tracks. This property will ultimately be serviced with sanitary sewer through the south area district sewer line at such time that it has been extended to this area. Until this sewer has been extended to the property, a temporary lift station will be required to pump the sewage to the existing sewer system within Mississippi Dunes Boulevard. Area charges would be paid with the planned subdi- vision of the property. Tree Preservation/Mitigation Since the site is mostly comprised of tillable farmland, minimal tree removal will be required for the proposed project. There may be minimal tree removal directly adjacent to the bluff line at the southwestern and western edges of the property to accommodate a proposed recreational trail. As a result, staff will be requiring a tree survey of impacted areas as part of the preliminary plat review to calculate if tree mitigation will be required. Surface Water Management Based on the proposed neighborhood project, a surface water management plan is required to be submitted with subsequent development applications. Landscaping The proposed development will be required to meet the City’s Zoning Ordinance requirements (City Code Title 11-6-5). The proposed Homeowner’s Association (HOA) shall be responsible for all individual lot lawn maintenance and all common area landscaping maintenance, and that the Planning Staff Report – Case No. CPR2021-006 Capstone Homes Concept Plan January 25, 2021 Page 7 of 11 outlot adjacent to the newly constructed rural section per the county alignment be landscaped for screening. Park Dedication A minimum of 10 percent of developable area shall be required for new developments to provide residents with public recreation facilities including parks and open spaces as a part of develop- ment projects per City Code Title 10-4-3. The Developer is proposing to dedicate the proposed trail corridor along the south and west sides of the development (qualifies as 100 percent credit). Total credit will be determined as part of the preliminary plat review. If the dedicated areas fail to satisfy the 10 percent minimum land dedication requirement, the Developer shall be responsible for payment of park dedication fees in lieu of the remaining land dedication. Sidewalks and Trails Sidewalks are proposed on one side of all internal streets within the subdivision. In addition, as mentioned, the developer is proposing to include a bituminous trail from the southern access drive west and north along the bluff line connecting to the Mississippi Dunes Estates trail at the north- west corner of the property. The proposed trail also includes an overlook area for viewing of the river valley. Architecture The proposed product includes one-story and two-story detached townhomes with tuck-under garages arranged in varying unit counts per building (see below elevations). The Developer provided the following pertaining to their architecture standards:  No identical elevations/color palette will be duplicated on the adjacent lots or directly across the street.  All homes will include two different types of siding which can include but not be limited to vinyl lap, LP (or similar) lap, board & batten, shakes, stone, stucco, and brick.  All garage doors will include either raised panels or glass windows.  All front elevations will include a minimum of two windows and window grids.  All front elevations shall include one architectural feature (column, shutters, porch, corbel or louver).  Shingles shall be an architectural grade in texture.  Each elevation has a covered porch.  Unless noted by the plans, most of the porches are flush with the garage elevation or pro- trude in front of the garage. Planning Staff Report – Case No. CPR2021-006 Capstone Homes Concept Plan January 25, 2021 Page 8 of 11 Proposed Exterior Elevations Main Level Floor Plan Example Upper Level Floor Plan Example Planning Staff Report – Case No. CPR2021-006 Capstone Homes Concept Plan January 25, 2021 Page 9 of 11 Liberty Series Development – St. Michael, MN Liberty Series Development – St. Michael, MN Council Discussion At the January 9, 2021 City Council Strategic Planning Meeting, the City Council discussed sev- eral proposed development projects, including this concept plan. Staff reviewed the proposal, including the product type, proposed lot sizes, and proposed setbacks. The City Council was in general support of the proposed concept plan. Public Hearing Notices The public hearing notice was mailed to property owners within 500 feet of the project and was published in the Pioneer Press on January 13, 2021. Recommendation That the Planning Commission recommend the City Council approve the Concept Plan Review for a 156-unit detached townhome development, which will be developed on 39.7 acres of land lo- cated at the southwest corner of Hadley Avenue South and 100th Street South, subject to the following conditions: Planning Staff Report – Case No. CPR2021-006 Capstone Homes Concept Plan January 25, 2021 Page 10 of 11 1. Development of the property will require the submittal and review of applications for rezon- ing, preliminary plat, and final plat. 2. The platting of the property shall include the requirement of a homeowner’s association (HOA). 3. The ponding areas created by the project shall be included in outlots and dedicated to the City. 4. Development of the property in a manner consistent with the January 25, 2021, Planning Staff Report will require the submittal of applications for a zoning map amendment and preliminary plat review. 5. The architectural standards of the homes shall be consistent with the following: a. The minimum finished floor area for the quad units are 1,000 square feet b. The minimum attached garage floor area for dwellings shall be 240 square feet for all dwellings. c. Architectural design is required on all four sides of the principal structure consisting of low or no maintenance trim on all sides of the dwelling. d. The minimum roof pitch for the main roof slope is a 6/12 pitch. e. Architectural materials must be varying on the front façade of the principle structure (shakes, board and batten, accent siding, shutters, window boxes, etc.). 6. A detailed surface water management plan meeting City and SWWD requirements shall be submitted with any additional applications. 7. A rural section road shall be constructed within the right-of-way platted for the realignment of 100th Street and connect into 103rd Street near the proposed development access and to Hadley Avenue. 8. Trunk watermain shall be extended to the western property line to have water readily avail- able to the Mississippi Dunes Golf Course west of the railroad tracks. 9. A temporary lift station is installed to pump sewage to the existing sanitary sewer system within Mississippi Dunes Boulevard until such time that the south area district sewer is extended to this parcel. 10. The power poles along the west side of Hadley Avenue and the north side of 103rd Street adjacent to this parcel are removed and the power is relocated underground. 11. The address and street names for the site shall follow the Washington County street naming convention. Planning Staff Report – Case No. CPR2021-006 Capstone Homes Concept Plan January 25, 2021 Page 11 of 11 12. Public right-of-way shall be dedicated for Hadley Avenue South, 103rd Street South, and the future County road alignment. Prepared by: Ben Boike Community Development Director Attachments: Concept Site Plan Concept Architectural Renderings Narrative from Developer Site DataGross Area: 39.7 AcresNet Area: 31.9 AcresLot Standards: Width: 40’ Front Setback: 15’ Side Setback: 5’ Rear Setback: 20’ Proposed lots: 156 Y A W - F O - T H G I R Y T N U O C E R U T U F LibertyTownhome Architecture –Side Windows The Adley – Two Story Two Windows on Right Elevation, upper floor. No Windows on Left Elevation. The Baldwin – Two Story Two windows on Right Elevation, upper floor. No Windows on Left Elevation. The Becker –Two Story One window on Right Elevation, upper floor. No Windows on Left Elevation. The Camden –Single Level One and Two Window options on Right elevation. Small Window on Left Elevation. The Itasca –Two Story One window on Right Elevation, upper floor. No Windows on Left Elevation.