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Capstone Homes
- - Sandkamp Property
Concept Plan Review
March 15,2021
Cottage
Grove
q-bere Pride an6 ?(Osperity Meet
Request
Capstone Homes is requesting Concept Plan Review for a 156-unit detached residential
townhome development on 39.7 acres of land located at Hadley Avenue South and
1001" Street South.
(MjCottage
Grove
here Pride an. ?,Osperlty Meet
Background
Land Use
• Guided for Medium
Density Residential in the
2040 Comp Plan
• 5-13 units per acre
Zoning
• Property is currently zoned
AG-2, Agricultural
• Development will require
rezoning to R5, Medium
Density Residential
Cottage
J Grove
here Pride an6 QrOyperfty Meet
Proposal
• Liberty Series Detached Townhomes
• HOA Maintained Landscaping
• 156 Units
• Varying Elevations/Floor Plans
• Developments in Ramsey, St. Michael
and Andover
• HOA component very attractive to a
variety of home buyer
• New product type for Cottage Grove,
helps provide full -spectrum housing
Cottage
Grove
'here Pride anA?tosperity Meet
Proposal
Concept Plan includes:
• Right-of-way dedication for
future County re -alignment of
1001h Street
• Onsite stormwater ponding
• Proposed recreational trail
along south/west sides of
development
• Public internal streets with
sidewalks on one side
• Scenic overlook
• Open space Area
Cottage
� Grove
here Pride and jq,sWAY Meet
Development Standards
• Developer is proposing 40-foot lots and 5-
foot side yard setbacks (proposed density is
4.89 units/acre)
• R5 minimum requirements
• 60-foot lots, 7.5-foot side yard setback
(based on single-family lots, not
townhomes)
• PUD Required to allow 40-foot lots and 5-
foot side yard setbacks
• Staff does not believe proposed PUD will set a
precedent based on proposed product
(detached townhome)
Cottage
Grove
here Pride and QrOSPerlty Meet
Public Utilities
City Water — connection available from the north. City Requesting extension of trunk
watermain to western property line along 103rd St.
City Sewer — will be serviced via South District Sewer from the east. In the interim, a
temporary lift station is proposed to connect into the existing sewer system to the north.
- ----- -
OmquMMOR
Cottage
J Grove
,here Pride an00056'erlty Meet
Architecture
• One and two-story
product with tuck -under
garages arranged in
varying elevations
• Differing exterior
materials
• Front covered porches
• Garages flush with front
porch, not garage
f o rwa rd
71 oo
[All
-- -_-
,
Cottage
J Grove
here Pride and Q�Osperity Meet
Planning Commission
Public Hearing Input:
• additional development, losing small town feeling
• additional trash, noise and light pollution
• safety concerns with proposed access on 103rd Street
• concerns related to increase in traffic on Miss. Dunes Blvd.
• concerns related to capacity at Pine Hill Elementary
• need for buffering/screening along northern property line
• need for safe crossing of trail on Miss. Dunes Blvd.
Recommendation:
• The Planning Commission, on a 7-to-0 vote, recommended approval of
the concept plan.
Cottage
Grove
here Pride 3n6 vosperity Meet
Access/1001h Street Realignment
Access - provided via extension
of Mississippi Dunes Blvd from
the north and a new access
from 103rd Street from the
south
100th Street Realignment -
Staff is recommending the
Developer be responsible for
installing a new rural section of
road per the future county
realignment of 1001h Street
Cottage
/ Grove
khere Pride and 1?
1
p3perity Meet
Access from the North
• Transmission Line conflict at Hadley Ave/100th St
intersection
• Spacing/stacking concerns with connection to
realigned Hadley Ave
• Only one access allowed from Sandkamp to
realigned 100th St
Cottage
J Grove
here Pride an6V,0"perlty Meet
Access from the South
• Sight distance concerns
along 103rd Street with
existing vertical curve
• County requires % mile
spacing for access
• Continuing coordination
with County
C.�Cottage
/ Grove
here Pride ass Q,sperity Meet
Access from the South
103" St
• Maintain ability to access developable
property to south (red triangle)
loot" St Maintain access to SNA property blue
Q
circle)
t;ottage
Grove
here Pride an6 ycosperity Meet
Recommendation
That the Public Services Commission approve the Concept Plan Review for a 156-unit
detached townhome development, which will be developed on 39.7 acres of land
located at the southwest corner of Hadley Avenue South and 100th Street South.
Cottage
J Grove
(�_
Isere Pride and QtoSperlty Meet