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HomeMy WebLinkAbout2022-04-25 PACKET 06.3. - RAVINE CROSSING STAFF REPORT CASE: ZA22-034 & PP22-035 ITEM: 6.3 PUBLIC MEETING DATE: 4/25/22 TENTATIVE COUNCIL REVIEW DATE: 5/18/22 APPLICATION APPLICANT: D.R. Horton REQUEST: A zoning amendment to rezone 32 acres of land from AG-1, Agricultural Preservation, to R-4, Low Density Residential; and a preliminary plat to be called Ravine Crossing that will create 80 detached single-family homes and 4 outlots. SITE DATA LOCATION: Northwest corner of Keats Avenue (CR19) and 90th Street ZONING: AG-1, Agricultural Preservation GUIDED LAND USE: Low Density Residential LAND USE OF ADJACENT PROPERTIES: CURRENT GUIDED NORTH: Residential Low Density Residential EAST: Public/Open Space Public/Open Space SOUTH: Agricultural Med & High Density Res. WEST: Residential Low Density Residential SIZE: Approximately 32 acres DENSITY: 2.53 units per acre RECOMMENDATION Approval, subject to the conditions stipulated in this staff report. COTTAGE GROVE PLANNING DIVISION Planning Staff Contact: Emily Schmitz, Senior Planner; 651-458-2874; eschmitz@cottagegrovemn.gov Application Accepted: 3/30/2022 60-Day Review Deadline: 5/29/2022 City of Cottage Grove Planning Division  12800 Ravine Parkway South  Cottage Grove, MN 55016 Planning Staff Report Ravine Crossing Planning Case Nos. ZA2022-034, PP2022-035 April 25, 2022 Proposal DR Horton, Inc. – Minnesota (Applicant) has submitted applications for the following: A. A zoning amendment to rezone 28.6-acres from AG-1, Agricultural Preservation, to R-4, Low Density Residential B. A preliminary plat for a subdivision consisting of 80 single-family lots and three outlots to be called Ravine Crossing Review Schedule Application Received: March 30, 2022 Application Accepted: March 30, 2022 Planning Commission Meeting: April 25, 2022 Tentative City Council Meeting: May 18, 2022 60-Day Review Deadline: May 29, 2022 Background Site Conditions The 32-acre site is currently used for agriculture purposes and is all tilled fields. The site is bor- dered on the north by the existing Pine Meadow neighborhood and by Christ The Lord Church in the southeast corner. Current Site Planning Staff Report – Ravine Crossing Case Nos. ZA2022-034, PP2022-035 April 25, 2022 Page 2 of 15 Land Use Background The 32-acre parcel has been guided low density residential since the approval of the 2030 Com- prehensive Plan and remained guided for low density residential development as part of the 2040 Comprehensive Plan Update. Comprehensive Plan Amendment The City’s strategic planning efforts for many years was to position the community for growth, and those efforts were solidified in 2018 when the 2040 Comprehensive Plan was completed. How- ever, since the plan was completed, the City has seen significant residential development de- mands as an outcome of these planning efforts. This increased demand has required the City to reevaluate the staging areas, urban service areas, population forecast, and housing needs for the entire community. The subject site is located outside the utility staging area as depicted in the 2040 Comprehensive Plan and is currently within Utility Staging Area 2, which cannot be approved for development until Utility Staging Area 1 is 80 percent built out. The proposed utility staging area amendment ad- dresses this as shown below by adjusting the proposed development area within Utility Staging Area 1. Planning Staff Report – Ravine Crossing Case Nos. ZA2022-034, PP2022-035 April 25, 2022 Page 3 of 15 The amended utility staging area plan as part of the 2040 Comprehensive Plan was approved by the City Council on March 16, 2022. The City submitted the amendment to the Metropolitan Coun- cil for formal review and approval. The Metropolitan Council is permitted up to 120 days for their review. As a condition of approval, the Comprehensive Plan amendment must be approved by the Metropolitan Council prior to the issuance of a building permit. Zoning The property is currently zoned AG-1, Agricultural Preservation. The requested rezoning from AG-1 to R-4, Low Density Residential, would be in accordance with the long-term growth plan for the parcel as outlined in the Comprehensive Plan Land Use Map. Low Density Residential allows for 1 to 4 units per acre density; therefore, the proposed gross density of 2.53 units per acre meets the density requirements. Planning Considerations Preliminary Plat The preliminary plat, as proposed, depicts a logical development given the performance standards of the zoning district. The plat consists of 80 low-density owner-occupied homes. The current property owner plans to deed Outlot D to the adjacent church. This will require a lot split prior to the recording of a final plat; therefore, Outlot D will be adjusted to be reflected as an exception parcel rather an outlot on the plat. Ravine Crossing Preliminary Plat Planning Staff Report – Ravine Crossing Case Nos. ZA2022-034, PP2022-035 April 25, 2022 Page 4 of 15 Zoning Development Standards The development performance standards of the requested zoning district classifications and those requested as part of the development are detailed below. The Developer has not requested a PUD (Planned Unit Development) as part of their application. Lot Development Performance Standards Proposed Zoning Standard R-4 Minimum Lot Area 7,500 sf Minimum lot width at the 60 feet front setback Minimum side yard 7.5 feet setback, house Minimum side yard 5 feet setback, garage Minimum front yard 30 feet setback Minimum rear yard 35 feet setback Corner lot setback 20 feet Maximum Principal 35 feet structure height Park Land and Open Space A minimum of 10 percent of developable area (areas below the highwater level of ponding areas and right-of-way are deducted) shall be required for new developments in order to provide resi- dents with public recreation facilities including parks and open spaces per City Code Title 10-4-3. Given the City’s planned parks and trail system for this area does not propose additional park land within this development area, the developer will be required to meet the park dedication with cash in lieu of dedication. The required park dedication will be solidified as part of the final plat process and the Development Agreement. Transportation The proposed development will access from 90th Street with the main access extending to con- nect to Joliet Avenue at the north end of the development. Street stubs are proposed for future development of the parcel to the west as well as the parcel in the northeast corner. At such time development continues to the south of 90th Street, Ravine Parkway would be planned to extend across Keats Avenue and south parallel to Keats Avenue. At that time, 90th Street would be reconfigured to connect to the extended Ravine Parkway, and the access to the proposed devel- opment would be extended to reconnect to the relocated 90th Street. Planning Staff Report – Ravine Crossing Case Nos. ZA2022-034, PP2022-035 April 25, 2022 Page 5 of 15 Potential Future Alignment Street names have been designated per Washington County’s uniform street naming guide. The proposed street names have been reviewed and approved by the City’s Public Safety Department to ensure the most efficient emergency response to the area. All street names must be labeled on the final plat. Proposed Street Names Planning Staff Report – Ravine Crossing Case Nos. ZA2022-034, PP2022-035 April 25, 2022 Page 6 of 15 Trails and Sidewalks As with all development within the community, sidewalks are required within the proposed devel- opment on one side of each of the streets. Given the unique location of the development property and the proximity to existing older developments that were constructed at a time with different standards, sidewalks were not constructed in the adjacent developments. However, sidewalks are required to provide pedestrian connectivity to adjacent trails. Sidewalks within the proposed Ravine Crossing will provide that connectivity to the trail along 90th Street and Keats Avenue. Tree Preservation Given the current site is a tilled field, there are minimal trees located on the development site and does not include any required mitigation. The Developer is not removing more than 35 percent of the qualifying trees on the site therefore, no mitigation is required. Landscaping City ordinance standards for residential development requires the following:  One boulevard tree per lot, two per corner lot, to be planted within the right-of-way  Four yard trees per lot and 10 shrubs per lot  Given the development location adjacent to an arterial roadway (Keats Avenue) a buffer strip with an average of 75 feet is required (no area of the buffer shall be less than half the minimum buffer width required). The Developer has provided a landscape plan identifying all required boulevard trees, yard trees, and buffer trees within the development. All landscape or buffer trees are required to be main- tained by the property owner or a homeowner’s association. Given no HOA is proposed, the buffer will be required to be maintained by the property owner on which the landscaping is installed. Grading Site grading is necessary to provide on-site stormwater detention, street and building pad eleva- tions, and drainage swales for routing surface water runoff to appropriate storm sewer systems. Each building pad will be graded above the street elevation and at least three feet above the 100- year high-water elevation for adjacent stormwater basins. As noted on the preliminary grading, drainage, and erosion control plan, silt fence will be installed along the perimeter of the grading limits. The grading requirements for the site includes construction of the required ponding for this site. These ponds will be platted in outlots that will be owned and maintained by the City. The preliminary grading plan (dated 12/29/21) was reviewed by the City’s engineering staff, and their review comments are included in the February 16, 2022, memorandum. Additional grading review will be required upon submittal of an updated plan set. These plans are required to be submitted and approved prior to issuance of a grading permit. Stormwater Management Plan Storm sewer will be extended from all streets to the stormwater basins proposed throughout the development. The proposed basin areas require access points, which are to be a minimum of 20 feet wide, to allow for maintenance of the infrastructure in the future. The Developer has depicted these required pond access routes to all proposed ponding areas on the plat and will be required to dedicate the accesses as part of the outlot with which the basin resides to the City. The property Planning Staff Report – Ravine Crossing Case Nos. ZA2022-034, PP2022-035 April 25, 2022 Page 7 of 15 owners on either side of these access routes will be required to maintain the vegetation to the centerline of the access routes. The preliminary stormwater management plan, dated March 28, 2022, was submitted and re- viewed by the City’s engineering staff, and their comments are included in a plan review letter dated April 20, 2022. The Developer’s engineering consultant will continue to work with the City Engineer and SWWD (Southwest Watershed District) to address stormwater requirements and provide wetland delineation documentation. Utilities The installation of the on-site utilities, roads, and supporting infrastructure will be privately de- signed and constructed to meet City specifications. The plan review memo dated April 20, 2022, addresses the connections for the project. Drainage and utility easements are required over all utility connections and infrastructure, not within City right-of-way, allowing the City access to public infrastructure. The Developer is proposing a sanitary service to the church between Lots 18 and 17, Block 5. This service is considered a private service for future connection to the church; therefore, the pipe will be required to be privately maintained. The Developer is required to provide a private ease- ment over the pipe at a minimum of 30 feet wide. Fencing Any fencing proposed on lots visible from Keats Avenue will be required to be uniformly designed with uniform color. The developer should communicate to all new property owners of Lots 2-11, Block 5 that they should plan for installation of fencing with uniform design and color. Architecture The Developer is proposing their Premier home plans, which are currently under construction in the Northwick Park development. The square footage of these home plans ranges from 1,500 to 2,500 square feet and are offered with a variety of floorplan options. All models have two to four bedrooms with three-car garages. Starting prices will range from $450,000 to $500,000. Planning Staff Report – Ravine Crossing Case Nos. ZA2022-034, PP2022-035 April 25, 2022 Page 8 of 15 Phasing The Developer is proposing development of the site in two phases. Mass site grading of the entire parcel is planned to take place through the summer of 2022 and the first model available fall of 2022. The second phase of the development is planned for construction the summer of 2023. Area Charges and Development Fees Area charges and related development fees for this project will be based on the acreages shown on the final plat. These fees and charges will be accurately adjusted based on the final plat layout and be provided in the development agreement. All fees and charges will be memorialized within the development agreement. Payment to the City will be required at the time the development agreement is fully executed by the City and Developer. Homeowners Association The Developer is not proposing a homeowner’s association (HOA) given there will be no common owned elements of the proposed project; however, given the required 75-foot landscape buffer adjacent to arterial roadways (Keats Avenue), the Developer will be required to record a restrictive covenant over Lots 2-11, Block 5 requiring those property owners maintain the landscape buffer no less than 35 feet from the right-of-way. Department Review The proposed project was reviewed by the City’s Technical Review Committee at their April 6, 2022 meeting. No comments were received. Neighborhood Meeting The Developer (DR Horton) held a neighborhood meeting on April 14, 2022. Notice of the neigh- borhood meeting was sent to surrounding property owners within 500 feet of the project area. The intent of the meeting was to give neighboring property owners the opportunity to listen to the Developer’s site plan proposal, ask questions, and present concerns they might have to the Developer in the early planning stages of the proposed project. A total of ten attendees attended at the meeting. DR Horton provided a presentation outlining their proposed development and opened the discussion for any questions or concerns. The only con- cern noted was being sure no construction traffic accessed the site from Joliet Avenue to the north. Staff verified a condition of approval would require all construction traffic to access the site from 90th Street. The Developer also indicated they would be walking the perimeter of the site with adjacent property owners to identify any areas of concern with those existing residents. Public Hearing Notices Public hearing notices were mailed to 57 property owners who are within 500 feet of the proposed subdivision and published in The St. Paul Pioneer Press on April 13, 2022. Recommendation That the Planning Commission recommend that the City Council approve the following appli- cations: A. A zoning amendment to rezone 28.6-acres from AG1-Agricultural Preservation to R4-Low Density Residential. Planning Staff Report – Ravine Crossing Case Nos. ZA2022-034, PP2022-035 April 25, 2022 Page 9 of 15 B. A preliminary plat for a subdivision consisting of 80 single-family lots and three outlots to be called Ravine Crossing Approval of the preliminary plat is subject to the following conditions: General Development 1. Prior to the issuance of a building permit the Metropolitan Council shall approve the City of Cottage Groves proposed 2040 Comprehensive Plan amendment. 2. The Developer and builders must comply with all city ordinances and policies except as may be modified by agreement of the Developer and City staff. 3. All grading, drainage, erosion control, and utilities must conform to the final plans approved by the City Engineer. 4. The applicant receives appropriate building permits from the City, and permits or approvals from other regulatory agencies including, but not limited to: South Washington Watershed District, Minnesota Department of Health, Minnesota Department of Natural Resources, and Minnesota Pollution Control Agency, and Washington County. 5. The Developer shall incorporate into the final plat the recommendations, requirements, and evaluations noted in the Bolton & Menk memorandum dated April 20, 2022, subject to modifications that are agreed to by the Developer and City Engineer. 6. The Preliminary Plat approval shall be good for one calendar year after approval. Platting, Land Dedication, and Easements 7. The final plat and the City’s approval of the final plat are subject to additional conditions that will be listed in the City resolution approving the final plat and included in the develop- ment agreement. 8. The Developer must enter into an agreement with the City of Cottage Grove for the com- pletion of the public improvements required by City ordinances. Once the development agreement is completely executed and all cash deposits and payments are paid to the City, the City will release the final plat to the Developer for recording at the Washington County Recorder’s Office. 9. The final plat must be recorded with the Washington County Recorder’s Office before any building permit can be issued. Construction and Grading 10. A grading permit and financial guaranty is required prior to approval of grading activity related to the project. 11. Prior to Council review of the final plat, the Developer must submit for staff review and approval a final construction management plan that includes erosion control measures, project phasing for grading work, areas designated for preservation, a rock construction Planning Staff Report – Ravine Crossing Case Nos. ZA2022-034, PP2022-035 April 25, 2022 Page 10 of 15 entrance, and construction-related vehicle parking. All emergency overflow swales must be identified on the grading and erosion control plan. 12. A pre-construction meeting with City staff and the contractor must be held before site work begins. The contractor will provide the City with a project schedule for the various phases of construction. 13. Erosion control devices must be installed prior to commencement of any grading activity. Erosion control shall be performed in accordance with the recommended practices of the “Minnesota Construction Site Erosion and Sediment Control Planning Handbook” and the conditions stipulated in Title 11-6-12, Erosion Control During Construction of the City’s Subdivision Ordinance. 14. Upon completing site grading, four copies of an “As-Built” survey for the site grade eleva- tions must be submitted to the City. An electronic file of the “As-Built” survey must be sub- mitted to the City Engineer. 15. No construction traffic is permitted to enter the site from Joliet Avenue. All construction traffic must access from 90th Street. The Developer may be required to place signage routing traffic to 90th Street. Lot Performance Standards 16. The architectural standards of the development shall be consistent with the following: a. The minimum finished floor area for single-family dwellings is 1,200 square feet. b. The minimum attached garage floor area for single-family dwellings shall be 440 square feet. c. Architectural design is required on all four sides of the principal structure. d. Architectural materials must be varying on the front façade of the principal struc- ture (shakes, board and batten, brick or stone, accent siding, shutters, window boxes, etc.). e. Home styles and floorplans may be offered subject to administrative review and approval from City staff. 17. If fencing installed within the following lots, it must be constructed of the same design, materials, and color Lots 2-11, Block 5. Utilities 18. The Developer is responsible for providing the necessary easements and costs associated with road and utility improvements serving the site. All drainage and utility easements, as recommended by the City Engineer, must be shown on the final plat and dedicated to the City for public purposes. 19. The water utility plan shall conform to the City’s water supply and distribution plan. Planning Staff Report – Ravine Crossing Case Nos. ZA2022-034, PP2022-035 April 25, 2022 Page 11 of 15 20. The sanitary sewer utility plan shall conform to the City’s sanitary sewer comprehensive plan. 21. All stormwater designs shall meet the intent of the City’s Surface Water Management Plan and the SWWD water management plan. 22. The Developer must make all necessary adjustments to the curb stops, gate valves, and metal castings to bring them flush with the topsoil (after grading). Streets 23. The street names for proposed public streets shall align with the County’s uniform street naming system and labeled on the final plat. 24. The City’s curb replacement policy must be complied with during home building. A bitumi- nous wedge shall be maintained on the street until 90 percent of the homes are constructed in any phase or in three years. Landscaping and Irrigation 25. Irrigation systems installed within City right-of-way are solely the responsibility and risk of the Developers, or individual. The City is not responsible or liable for any damage or costs related to installation, damage, or replacement of lawn irrigation systems placed in the boulevard as a result of City use of or future changes in the right of way. 26. No tree mitigation is required as part of the proposed development. 27. All proposed tree locations on the proposed landscape plan shall be reviewed and ap- proved by the City Forester. Deciduous trees should be located a minimum of 5 feet off any utility pipe. Coniferous trees shall be located a minimum of 15 feet off any utility pipe. No trees shall be located within a storm pond high water level or within the pond access routes. Trees shall not be located so as to interfere with hydrants, street lighting, and traffic signage. 28. The City Forester will mark the location where boulevard trees must be planted and ap- prove the tree species to be planted. The final landscape plan must be reviewed, coordi- nated, and approved by the City Forester. 29. The Developer is responsible for establishing the final grades, topsoil, and seeding of all the lots, outlots, and boulevards within the subdivision. 30. Four trees and ten shrubs are required to be installed within each lot. 31. No homeowner’s association (HOA) is being proposed as a part of this development as there will be no monument sign or common owned landscaped islands within the site. A restrictive covenant is required to be recorded against the three lots adjacent to Keats Avenue requiring the property owner to maintain the vegetation buffer as outlined in the approved landscape plan submitted with the final plat. The Developer must record the cov- enants prior to the issuance of any building permits on Lots 9-11, Block 5. The City will Planning Staff Report – Ravine Crossing Case Nos. ZA2022-034, PP2022-035 April 25, 2022 Page 12 of 15 enforce the covenants recorded against the properties; failure to comply will require the City to mitigate and assess against the property. 32. Outlots to be deeded to the City: a. Outlot A b. Outlot C Surface Water Management 33. The lowest opening ground elevations of all structures shall be a minimum of two feet above the emergency overflow elevation, and three feet above adjacent pond high water levels. 34. All emergency overflow swales must be identified on the grading and erosion control plan. Each fall while home building is occurring, emergency overflow elevations shall be sur- veyed to ensure the emergency overflows are properly graded and maintained. 35. All pond access routes shall be sodded. Lots adjacent to pond access routes including trail corridors are required to maintain to the center of these accesses. Onsite Infrastructure Improvements 36. A street lighting plan must be submitted by the Developer and approved by the City Engineer. 37. The Developer must place iron monuments at all lot and block corners and at all other angle points on property lines. Iron monuments must be placed after all site and right-of- way grading has been completed in order to preserve the lot markers for future property owners. 38. The Developer is responsible for the cost and installation of public land boundary markers at the corners of private properties abutting Outlots A and C. The boundary markers are $115 per marker and are to be picked up at the Cottage Grove Public Works facility. The boundary markers must be installed before a building permit is issued for the lot that abuts the recommended marker location. The actual number of park boundary markers will be determined once the final boundary configuration for the Outlots is determined. 39. The Developer shall contact the electric, telephone, gas, and cable companies that are authorized to provide service to the property to ascertain whether any of those utility pro- viders intend to install underground lines within the development. 40. The Developer is responsible for all street maintenance; upkeep and repair of curbs, boule- vards, and sod; and street sweeping until the project is complete. All streets must be main- tained free of debris and soil until the subdivision is completed. The Developer hereby agrees to indemnify and hold the City harmless from any and all claims for damages of any nature whatsoever arising out of Developer’s acts or omissions in performing the obliga- tions imposed upon Developer by this paragraph. 41. The Developer will provide to the City copies of test results, suppliers, subcontractors, etc., relating to the work to be performed by the Developer. The Developer agrees to furnish to Planning Staff Report – Ravine Crossing Case Nos. ZA2022-034, PP2022-035 April 25, 2022 Page 13 of 15 the City a list of contractors being considered for retention by the developer for the perfor- mance of the work described in the development agreement. 42. The Developer is responsible for the control of grass and weeds in excess of eight inches on vacant lots or boulevards within their development. Failure to control grass and weeds will be considered a Developer’s default and the City may, at its option, perform the work and the Developer shall promptly reimburse the City for any expense incurred by the City. 43. The Developer is responsible to require each builder within the development to provide a rock entrance for every house that is to be constructed in the development. This entrance is required to be installed upon initial construction of the home, but a paved driveway must be completed before the City will issue a certificate of occupancy for that property. See City Standard Plate ERO-12 for construction requirements. The water service line and shut-off valve shall not be located in the driveway. 44. The Developer will be required to conduct all major activities to construct the public improvements during the following hours of operation: Monday through Friday 7:00 A.M. to 7:00 P.M. Saturday 9:00 A.M. to 5:00 P.M. Sunday Not Allowed This does not apply to activities that are required on a 24-hour basis such as dewatering or bi-pass pumping, etc. Any deviations from the above hours are subject to approval of the City Engineer. 45. The Developer shall weekly, or more often if required by the City Engineer, clear from the public streets and property any soil, earth, or debris resulting from construction work by the Developer or its agents or assigns. All debris, including brush, vegetation, trees, and dem- olition materials, shall be properly disposed of off-site; burying construction debris, trees, and other vegetation is prohibited. Burning of trees and structures is prohibited, except for fire training only. 46. The Developer grants the City, its agents, employees, officers, and contractors’ permission to enter the site to perform all necessary work and/or inspections during grading and the installation of public improvements by the Developer. 47. Upon completion of the work, the Developer shall provide the City with a full set of as-built plans for City records and transmitted to the City in a DWG Autocad format and pdf format. Developer must also furnish the City with a pdf format of the final plat and four prints of the recorded plat. If the Developer does not provide as-builts, the City will produce them at the developer’s expense. 48. The Developer is responsible for completing the final grade on all lots and ensuring all boulevards and yards have a minimum of four inches of organic topsoil or black dirt on them. Placement of organic topsoil or black dirt, sod, and shrubs must not be transferred to homeowners. Planning Staff Report – Ravine Crossing Case Nos. ZA2022-034, PP2022-035 April 25, 2022 Page 14 of 15 49. Adequate dumpsters must be on site during construction of streets, utilities, and houses. When the dumpsters are full, they must be emptied immediately or replaced with an empty dumpster. The Developer is responsible to require each builder to provide an on-site dump- ster to contain all construction debris, thereby preventing it from being blown off-site. It is the responsibility of the Developer to ensure no debris blows on or off site. 50. Adequate portable toilets must be on-site at all times during construction of utilities, road- ways, and houses. At no time shall any house under construction be more than 250 feet away from any portable toilet. Toilets must be regularly emptied. 51. After the site is rough graded, but before any utility construction commences or building permits are issued, the erosion control plan shall be implemented by the Developer and inspected and approved by the City. The City may impose additional erosion control re- quirements if it is determined that the methods implemented are insufficient to properly control erosion. 52. The Developer is responsible for erosion control inspection fees at the current rates. If the Developer does not reimburse the City for the costs the City incurred for such work within thirty (30) days, the City may draw down the letter of credit to pay such costs. 53. All areas disturbed by the excavation and back-filling operations shall be fertilized, mulched, and disc anchored as necessary for seed retention. Time is of the essence in controlling erosion. If the Developer does not comply with the erosion control plan and schedule, or supplementary instructions received from the City, or in an emergency deter- mined at the sole discretion of the City, the City may take such action as it deems appro- priate to control erosion immediately. The City will notify the Developer in advance of any proposed action, but failure of the City to do so will not affect the Developer’s and the City’s rights or obligations. If the Developer does not reimburse the City for any costs of the City incurred for such work within thirty (30) days, the City may draw down the letter of credit to pay such costs. 54. Dust control measures must be in place to prevent dust and erosion, including, but not limited to daily watering, silt fences, and seeding. The City Engineer may impose reason- able measures to reduce dust at the site. 55. The Developer shall comply with the 1991 Wetlands Conservation Act, as amended. 56. Temporary parking during construction shall be permitted on only one side of the street. No construction parking shall be permitted on Joliet Avenue within the adjacent develop- ment. 57. No construction access shall be permitted from Joliet Avenue. All construction access must come from 90th Street. The Developer shall be required to post signage and communicate to their contractors. Planning Staff Report – Ravine Crossing Case Nos. ZA2022-034, PP2022-035 April 25, 2022 Page 15 of 15 Prepared by: Emily Schmitz Senior Planner Attachments: - Ravine Crossing Preliminary Plat - Ravine Crossing Civil Drawings 2/23/2022 - Engineering Review Memorandum 04/20/2022 - Applicant Narrative RAVINE CROSSING PRELIMINARY PLAT SUBMITTAL NARRATIVE REQUEST D.R. Horton, Inc. - Minnesota is requesting approval of Preliminary Plat and Rezoning the nearly 32-acre th site located on the northwest corner of 90 Street S and Keets Avenue S to be called Ravine Crossing. The site layout proposes a total of 80 detached single-family homes to comply with the R4 Zoning District. DEVELOPMENT TEAM Developer & Builder: D.R. Horton, Inc.-Minnesota (Reid Schulz/Deb Ridgeway) Civil Engineer/Surveying: James R. Hill (Joel Cooper) Landscape Architect: Calyx Design Group (Ben Hartberg) SITE INFORMATION AND EXISTING SITE DESCRIPTION Property Address: UNASSIGNED Tax ID Numbers: 1502721440001 Existing Conditions: The site is currently used for agricultural purposes. thth It is bordered on the north by 65 Street S and existing single-family homes; on the south by 90 Street S; on the west by agricultural land guided for future residential; and on the east by Keets Avenue and Christ the Lord Church. COMPREHENSIVE PLAN & ZONING The 2040 Comprehensive Plan guides the site for future low density. This request includes a rezoning from Agricultural to R4 – Low Density Residential, which is within the planned guiding for the site. 2040 Comprehensive Plan Zoning Map PRELIMINARY PLAT Ravine Crossing includes 80 detached single-family homes with minimal lot widths of 65 feet at the th setback. The proposed development will obtain access from 90 Street S, as well as an extension of Joliet Avenue from the north. Additionally, stub streets will be provided to the southwest and northeast property boundaries for future connections. All streets will be public. The single-family homes are Horton’s Premier home plans currently being constructed in Northwick Park (near Military Road & Ravine Pkwy). These homes range in square footage from 1,527 to 2,513 and offer a variety of elevation and floorplan options. These multi-level plans have living and dining on the main level, 3 bedrooms on the upper level and additional space for a family room and bedroom in the lower level. All homes have 3 to 4 bedrooms with 3-car garages. The design of this product line makes it appealing to multiple demographics from first time homebuyers to empty nesters. LANDSCAPING Landscaping will be provided in accordance with the City’s landscape and tree preservation requirements. Landscaping will be concentrated along Keets Avenue and adjacent to the church property to provide a buffer. Ravine Crossing is not anticipated to have a homeowners’ association. Therefore, all landscaping will be maintained by individual lot owners. CONSTRUCTION SCHEDULE st Grading for the entire site is anticipated to start Summer 2022 followed by the 1 phase of street & utility construction. Home construction would begin late Fall 2022 with first occupancies about Spring 2023. nd Dependent on market conditions, the 2 phase of development will occur Summer 2023. Ravine Crossing – Prelim Plat Narrative March 2022