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2024-07-22 PACKET 06.1. (PRESERVE AT PRAIRIE DUNES)
STAFF REPORT CASE: CP/ZA/PU D/PP2024-015 ITEM: 6.1 PUBLIC MEETING DATE: 7/22/24 TENTATIVE COUNCIL REVIEW DATE: 8/21/24 APPLICATION APPLICANT: Pulte Homes of Minnesota REQUEST: A Comprehensive Plan Amendment, Preliminary Plat, Rezoning, and a Planned Unit Development (PUD) for a project to be known as Preserve at Prairie Dunes that would consist of 162 single-family homes on approximately 60 acres. SITE DATA LOCATION: Generally located south and west of the NorthPoint Development, east of the DNR owned Scientific and Natural Area (SNA), and west of the Graymont Village residential development. ZONING: AG-2, Agricultural GUIDED LAND USE: Industrial, Medium Density Residential, & Low Density Residential LAND USE OF ADJACENT PROPERTIES: CURRENT GUIDED NORTH: Res. & Ag Med. Density Res./Industrial EAST: Agricultural Low Density Residential SOUTH: Rural Res. Low Den. Res./Park & OS WEST: SNA Parks/Open Space SIZE: Approximately 60 acres DENSITY: 3.0 units per acre RECOMMENDATION Approval, subject to the conditions stipulated in this staff report. Cottage Grove COTTAGE GROVE PLANNING DIVISION khere Pride and Pr°S�rdy Meet Planning Staff Contact: Conner Jakes, Planner; 651-458-2868; ciakes(a)cottagegrovemn.gov Application Accepted: 6/10/24 60-Day Review Deadline: 8/9/24 60-Day Extension: 10/8/24 City of Cottage Grove Planning Division . 12800 Ravine Parkway South . Cottage Grove, MN 55016 Planning Staff Report Preserve at Prairie Dunes Planning Case Nos. ZA2024-015, PP2024-015, PUD2O24-015 & CP2024-015 July 22, 2024 Proposal Pulte Homes of Minnesota, LLC (Applicant) has submitted an application for a Comprehensive Plan Amendment, Preliminary Plat, Rezoning, and a Planned Unit Development (PUD) for a project to be known as Preserve at Prairie Dunes. The subject site is located south and west of the NorthPoint Development, east of the DNR owned Scientific and Natural Area (SNA), and west of the Graymont Village residential development. The Applicant is proposing to construct 162 single-family homes on approximately 60 acres. The property is currently zoned AG-2, Agricultural and is guided in the Comprehensive Plan as Medium Density Residential, Low Density Residen- tial, and Industrial. :: I::: e• � William -- riunnlumm�u. lll:llllllllliiiiii 1l IIIII'illlllllllll Ikltlil lull 3! t�fi 4'711111111�1►� �'� � -� p Illr — ljR Locirtian Map - Prese,me at Prairie Dunes 1CM Location Map Review Schedule Application Received: June 10, 2024 Application Accepted: June 10, 2024 Planning Commission Meeting: July 22, 2024 Tentative City Council Meeting: August 21, 2024 60-Day Review Deadline: August 9, 2024 60-Day Extension: October 8, 2024 Planning Staff Report — Preserve at Prairie Dunes Case Nos. ZA2024-015, PP2024-015, PUD2024-015 & CP2024-015 July 22, 2024 Page 2 of 21 Background Site Conditions The subject site consists of 60.2 acres, the majority of which are tilled fields with vegetated wind- breaks. On the east side of the subject property is the constructed roundabout at the intersection of Hadley Avenue and 105th Street as well as the under -construction section of Hadley Avenue to the north of the roundabout as part of the City's South District Street and Utility project. The proposed site topography is flat with little grade change. 2023 Aerial Photo Previous Approvals In April of 2022, Summergate Development submitted for review and approval a preliminary plat, comprehensive plan amendment, and zoning amendment application. The preliminary plat, known as The Preserve at Prairie Dunes, included approximately 100 acres platted with 161 single-family lots as well as four lots at the corner of 100th Street and Hadley Avenue "Zywiec 40" for future development. The preliminary plat was approved by the City Council with Resolution 2022-086. The Developer, at the time, did not pursue a final plat application for the project. The landowners continued marketing the parcels including the preliminary four lots created on the "Zywiec 40" parcel. Planning Staff Report — Preserve at Prairie Dunes Case Nos. ZA2024-015, PP2024-015, PUD2024-015 & CP2024-015 July 22, 2024 Page 3 of 21 2022 Preserve at Prairie Dunes Preliminary Plat (approved with Resolution 2022-086) In November of 2022, Norhart Architecture submitted for review and approval a final plat to be called The Preserve at Prairie Dunes (Resolution 2022-158). The final plat created four lots and dedicated the required right of way for the realignment of 100th Street and Hadley Avenue through the northwest parcel. The area south of the Zyweic 40 parcel (subject site for the current applica- tion) was platted as an outlot for future residential development that still required preliminary and final plat approvals. Planning Staff Report — Preserve at Prairie Dunes Case Nos. ZA2024-015, PP2024-015, PUD2024-015 & CP2024-015 July 22, 2024 Page 4 of 21 The Preserve at Prairie Dunes Final Plat (approved with Resolution 2022-158) The current planning applications for review, submitted by Pulte Homes, closely reflect the previ- ously approved preliminary plat, comprehensive plan amendment, zoning amendment, and PUD applications submitted by Summergate Development in 2022. The key differences between the plats include Pulte Homes proposing 45-foot wide lots in the northern portion of the site instead of Summergate Development's 55-foot-wide lots, and Pulte Homes proposing to extend the rec- reational trail along the entire western property boundary of the subject site. Planning Considerations Plan Review The plan set utilized for this review was submitted by Westwood Professional Services and is dated 5/20/2024. All comments provided in the engineering review memo dated July 12, 2024, will be required to be addressed. Comprehensive Plan Amendment The subject property is currently guided as Medium Density Residential, Low Density Residential, and Industrial. The Applicant is proposing a minor land use modification to re -guide the area pre- viously guided as Medium Density Residential and Industrial on the subject parcel in the image below to Low Density Residential. Planning Staff Report — Preserve at Prairie Dunes Case Nos. ZA2024-015, PP2024-015, PUD2024-015 & CP2024-015 July 22, 2024 Page 5 of 21 2040 Land Use Revised Land Use Per Met. Council and Currently Proposed �L 1r �' - Proposed Roadway Layout 1 Rural Residential Low Density Residential Medium Density Residential High Density Residential Industrial Parks/open Space Proposed 2040 Comprehensive Plan Land Use Amendment The vision of the area has changed since the 2040 Comprehensive Land Use Plan was drafted. The current land use plan has a roadway bisecting the subject property with Medium Density Residential on the west and Industrial on the east. However, when the plan was conceived, the proposed roadway was located in a conceptual location. Upon review, it was determined that the best location for the proposed roadway was the east side of the subject property adjacent to the existing 75-foot powerline easement. The intent behind this relocation is to create a significant buffer between the residential and industrial uses. The proposed preliminary plat and the land use map from the City's 2040 Comprehensive Plan are consistent in the following ways: • The proposed development helps provide the City with a diverse mix of housing types that are needed to serve all income levels and stages in the life cycle. • Trail and sidewalk connections are proposed and acceptable to the City. • The proposed roadway layout is consistent with the transportation plan. • The proposed density of 3.00 units per acre is consistent with the 2040 Comprehensive Plan. • The proposed preliminary plat and grading plan are consistent with the medium density and low density residential land use designation for this area. Planning Staff Report — Preserve at Prairie Dunes Case Nos. ZA2024-015, PP2024-015, PUD2024-015 & CP2024-015 July 22, 2024 Page 6 of 21 The Metropolitan Council is required to review and approve all Comprehensive Plan amendments. The City's Metropolitan Council Sector Representative has determined that the amendment re- view could be administrative and would not require adjacent community review or full Metropolitan Council review. Rezoning The subject property is currently zoned AG-2, Agricultural. The Applicant is proposing to rezone the subject property shown below to R-4, Transitional Residential, with a PUD, Planned Unit De- velopment. The R-4, Transitional Residential zoning district, is intended to provide transitional areas allowing for single-family dwellings on smaller lots where property is adjacent to a minor or major collector street and/or where property is adjacent to a higher intensity development or land use. Existing Zoning Proposed Zoning 1- 1( 1f R-6 R 6 I-1 I-7 AG-2 AG-2 AG-2 R-4 R-4 R-4 R-1 R-1 R-3 R-3 Proposed Rezoning Mississippi River Corridor Critical Area (MRCCA) Overlay District The Mississippi River Corridor Critical Area (MRCCA) was created in 1976 to protect the area's natural, cultural, and scenic resources. At their December 15, 2021, meeting the City Council approved a resolution adopting the DNR's updated MRCCA ordinance, which provides coordi- nated land use and planning and zoning guidelines for development within the critical area. The ordinance is intended to protect existing bluffs, islands, floodplains, and wetlands and to be enforced by local jurisdictions. The southernmost section of the subject property is located within the Critical Area Separated from River MRCCA Overlay District. This area is characterized by its physical and visual distance from the Mississippi River. The district includes land separated from the river by distance, topog- raphy, development, or a transportation corridor. The land in this district is not readily visible from the Mississippi River. Planning Staff Report — Preserve at Prairie Dunes Case Nos. ZA2024-015, PP2024-015, PUD2024-015 & CP2024-015 July 22, 2024 Page 7 of 21 South — MRCCA BovssYy MRCCA Districts CAJiN lR— NeVhbwtPoas: CA -RTC )Rmw Satyrs N%d CMSWQS) CA-$R ($*P re k m R.W) i CA-kX (I*bw Coe} vow L—Paul Park i �r x 1 ,1I%er 1-1lJVC 'r .� hlCe•;P Subject Site Project Area %! within MRCCA ' Gve Cloud --- CA -SR District � Islamd Twp. M'1 i � 1 1 l � I I IningeT Twp. Rosemount astings �4 _ S MRCCA Boundary Map and Project Area On the submitted preliminary plat, the Applicant has proposed to construct a stormwater pond and a recreational walking trail within the designated MRCCA area. Although development within the MRCCA area pursuant to meeting the standards of City Code Title 13 could be permitted-, the Applicant has proposed the stormwater pond and recreational walking trail. Cottage Grove Business Park Alternative Urban Areawide Review (AUAR) At its March 2, 2022, meeting the City Council approved a resolution adopting the Cottage Grove Business Park AUAR Update and Mitigation Plan which requires review/update every five years. The proposed preliminary plat is consistent with the AUAR, and mitigation strategies have been included in the conditions of approval for this proposed development. Preliminary Plat The preliminary plat, as proposed, depicts a logical development of a viable property given the adopted performance standards of the zoning district and the surrounding land uses. The Appli- cant is proposing to construct 162 single-family homes with six outlots. The lot widths will vary from 45 feet (76 lots) on the northern section of the plat and 65 feet (86 lots) on the southern section. Planning Staff Report — Preserve at Prairie Dunes Case Nos. ZA2024-015, PP2024-015, PUD2024-015 & CP2024-015 July 22, 2024 Page 8 of 21 45- LOts 65}Lots Preliminary Plat Lot Sizes The Applicant is proposing a denser product on the northern section of the proposed development adjacent to the NorthPoint Development, that was approved at the December 15, 2021, City Council meeting. The NorthPoint Development consists of 3.5 million square feet of warehouse, manufacturing, distribution, and office building space. Conventional land planning concentrates denser residential uses adjacent to major roadway, transit stations, commercial, and industrial uses. Density levels decrease as you transition further away from the more intense uses. This is a very common land use planning practice and can be seen throughout the metropolitan area. Planned Unit Development The Applicant is requesting PUD flexibility on the following zoning performance standard for the proposed 45-foot wide lots as shown in the table below: Planning Staff Report — Preserve at Prairie Dunes Case Nos. ZA2024-015, PP2024-015, PUD2024-015 & CP2024-015 July 22, 2024 Page 9 of 21 Preserve at Prairie Flexibility Requested Standards Dunes R-4/PUD; 45-foot Lots Minimum side yard setback 7.5 feet 5 feet The requested PUD flexibility for the 45-foot wide lots is consistent with the approvals for sur- rounding developments and the previously approved (May 18, 2022) Preserve at Prairie Dunes preliminary plat PUD flexibility. The R-4 zoning district requires a minimum side yard setback of 7.5 feet and minimum garage side yard setback of 5 feet. The Applicant is proposing to meet the garage side setback of 5 feet but is requesting flexibility on the house side setback for the 45-foot- wide lots. With the proposed flexibility, the minimum distance between structures would be 10 feet. The Applicant is proposing the 65-foot-wide lots meet or exceed all R-4 zoning district standards. The table below indicates the standard R-4 zoning district standards and the Applicant's proposal: Lot Development Performance Standards Standard R-4 Transitional Residential Proposed Lot width 45 feet 65 feet Lot depth 120 feet 125 feet Front yard setback 25 feet 25 feet Rear yard setback 30 feet 30 feet Side yard setback 7.5 feet 7.5 feet Side yard, garage setback 5 feet 5 feet Corner lot side setback 20 feet 20 feet Maximum structure height 35 feet 35 feet Maximum impervious surface coverage 50% 50% Besides the flexibility as previously mentioned for the 45-foot wide lots, the proposed development meets or exceeds all other R-4 zoning district standards. Access The previously discussed NorthPoint development required numerous roadway improvements as shown in the image below (Attachment A). Roadway Improvements Planning Staff Report — Preserve at Prairie Dunes Case Nos. ZA2024-015, PP2024-015, PUD2024-015 & CP2024-015 July 22, 2024 Page 10 of 21 NorthPoint Development was required to construct 105th Street from Ideal Avenue to the pro- posed roundabout as identified as Item 1 in the image above. This section was constructed as a three -lane urban section with a center left turn lane and right turn lanes at each access point. A bituminous trail was constructed on both sides of the roadway and streetlights were added for safety. Construction of 105th Street was completed in the fall of 2022. Hadley Avenue sections shown as Items 2 and 2A were designed as a residential collector with homes fronting the roadway. The intent for the Hadley Avenue roadway design is to limit the traffic from the NorthPoint Development from utilizing the roadway due to the narrowed roadway design and reduced speeds. The City is currently constructing the section of Hadley Avenue north of the roundabout on 105th Street and the realignments of Hadley Avenue and 100th Street. The City utilized Minnesota Statutes Chapter 429 to fund the project; therefore, on April 20, 2022, the City Council approved the deferred assessment waivers. The Applicant will be required to pay the deferred assessment recorded against this parcel in 2022. Assessments are required to be paid at the time of sale of the properties for development. Roadway Construction Planning Staff Report — Preserve at Prairie Dunes Case Nos. ZA2024-015, PP2024-015, PUD2024-015 & CP2024-015 July 22, 2024 Page 11 of 21 Phasing The Applicant is currently proposing to develop the subject site in two phases. The first phase of development consists of entire site grading and the 45-foot-wide lots (76 lots) north of the 105th Street and Hadley Roundabout. The second phase of development is proposed to consist of the 65-foot-wide lots (86 lots) south of the 105th Street and Hadley Avenue roundabout. Phase 1 (including entire site grading) T _ r 4 Phase 2 Proposed Phasing Plan Sidewalks and Trails The Applicant is proposing a five-foot wide sidewalk on one side of all internal streets within the subdivision as depicted in blue below. The Applicant is proposing to construct an eight -foot wide bituminous recreation trail that will have internal neighborhood connections and will be located adjacent to the SNA. City staff and the Applicant have discussed potential SNA trail connections with the Minnesota Department of Natural Resources (DNR) who indicated they did not want any trail connections to the SNA besides the existing access points located on 110th and 103rd Streets. Planning Staff Report — Preserve at Prairie Dunes Case Nos. ZA2024-015, PP2024-015, PUD2024-015 & CP2024-015 July 22, 2024 Page 12 of 21 • _ .P 9 yy k G r � w Transportation Trail Recreation Trail — Sidewalk - : R g: SNA Access Trail and Sidewalks Park Land and Open Space A minimum of 10 percent of developable area shall be required to provide residents with public recreation facilities, including parks and open spaces, as part of development projects per City Code Title 10-4-3. The proposed development is located adjacent to the SNA, and to north of the proposed residential development there will be a 7.95-acre neighborhood park that was dedicated to the City as part of the NorthPoint Development. The park is proposed to include a parking lot, shelter area, active play area, a multi -use court, and an open lawn area. The proposed recrea- tional trail corridor outlot will be dedicated to the City as a portion of the required park dedication and the remainder will be cash in lieu of dedication land as memorialized in the development agreement. Tree Preservation and Landscaping City Code Title 11-3-13 requires completion of a tree inventory (all qualifying trees) for the entire project area of a proposed development. The Applicant submitted a Tree Preservation Plan that included a tree survey of the existing trees on site. The existing site has 1,895 qualifying caliper inches of trees. The Applicant is proposing to remove 725 qualifying inches. The ordinance allows removal of 473.75 (25 percent) qualifying inches without replacement. The Applicant is proposing to remove 251.25 qualifying inches above the permitted removal of 473.75 qualifying inches-, Planning Staff Report — Preserve at Prairie Dunes Case Nos. ZA2024-015, PP2024-015, PUD2024-015 & CP2024-015 July 22, 2024 Page 13 of 21 therefore, 251.25 inches are required to be mitigated. Given the Applicant is proposing to construct the trail segment along the western border aligning with the Comprehensive Plan, a credit towards the required mitigation of the qualifying trees required to be removed to construct the trail is proposed. 198 qualifying inches are credited toward the Applicant's mitigation. The remaining 53.25 caliper inches (251.25-198=53.25) are required to be mitigated. As a condition of approval, the Applicant shall work with the City to mitigate 53.25 caliper inches of replacement trees on the site or pay cash in lieu of the required mitigation, or a combination of both. A final landscaping plan shall be approved by planning staff in writing prior to the approval of the final plat, and the total cash in lieu of replacement shall be memorialized in the development agree- ment. Tree Preservation Plan City Code Title 11-3-12 requires landscape plantings to be installed as a part of development projects within the City. The required plantings per City Code Title 11-3-12 are detailed below. Landscape Lot Performance Standards Standard 60' Lot Width or Less 60' Lot Width or Greater Boulevard Trees 1 per adjacent street 1 per adjacent street Lot Trees 2 per lot 3 per lot, no less than 2 different specie Shrubs 10 per lot 10 per lot Planning Staff Report — Preserve at Prairie Dunes Case Nos. ZA2024-015, PP2024-015, PUD2024-015 & CP2024-015 July 22, 2024 Page 14 of 21 The proposed landscape plan includes 191 boulevard trees that that are identified on the City's boulevard tree planting list. The landscaping plan shows the required trees per lot based on lot size. In addition, each lot shall have 10 understory shrubs. A final landscape plan will be required to be approved by planning staff in writing. + e` ,L—j \\l\k 1 h 1 �,a tt4A S1R�41alf�t�.45 ' jPnl;4 l V 1 + - ��'hi Landscape Plan Stormwater Management Plan Storm sewer will be extended from streets within the development to the stormwater basins pro- posed within outlots that will be required to be deeded to the City for future maintenance. 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 preliminary stormwater management plan and wetland delineation was submitted and reviewed by the City's engineering staff, and their comments are included in the plan review letter dated July 12, 2024. Additional review will be required upon additional submittals. Planning Staff Report — Preserve at Prairie Dunes Case Nos. ZA2024-015, PP2024-015, PUD2024-015 & CP2024-015 July 22, 2024 Page 15 of 21 Grading As with all new development projects, site grading is necessary to provide on -site stormwater detention, street and building pad elevations, and drainage swales for routing surface water runoff to appropriate storm sewer systems. The Applicant is proposing to mass site grade the develop- ment. Each building pad will be graded above the street elevation and at least three feet above the ordinary high-water elevation for stormwater basins. As noted on the preliminary grading, drainage, and erosion control plan, silt fencing will be installed along the perimeter of the grading limits, along with additional erosion and sedimentation control devices. The preliminary grading plan was reviewed by the City's engineering staff, and their review comments are included in the July 12, 2024, memorandum. Additional grading review will be required upon additional submittals. Utilities The property is currently located in the Metropolitan Urban Service Area (MUSA) and public utili- ties were provided to the subject property as part of the South District Street and Utility project. The installation of the on -site utilities, roads, and supporting infrastructure will be privately de- signed and constructed to meet City specifications. 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. All fees and charges will be accurately adjusted based on the final plat layout and be memorialized in the development agreement. Payment to the City will be required at the time the development agreement is fully executed by the City and Developer. Public Hearing Notices Public hearing notices were mailed to nine property owners who are within 500 feet of the pro- posed subdivision and published in the St. Paul Pioneer Press on July 12, 2024. Staff has not received any comments at the time of writing this report. DNR Notification At the time Summergate Development submitted development plans in 2022 the DNR provided comments requesting limiting trail connections to the SNA and requested the preservation of trees adjacent to the SNA. In addition, the DNR also requested the recreational trails be constructed adjacent to the SNA, to act as a burn break when the DNR does prescribed burns. Pulte Homes has incorporated the DNR's comments from 2022 into the current development ap- plication by proposing the recreational trail along the entire western property boundary while pre- serving trees where possible, and by limiting trail connections to the SNA. City Staff has shared the current development plans with the DNR on June 17, 2024, and has not received comments from the DNR at the time of writing this report. Neighborhood Meeting Summergate Development and the City held a join neighborhood meeting on March 3, 2022. Notice of the meeting was sent to surrounding property owners within 500 feet of the project area and the River Acres neighborhood. At the meeting, Summergate Development provided an over- view of their proposed project, and the City provided an overview of the roadway improvements that were planned in the area. Fourteen property owners attended the meeting. The majority of Planning Staff Report — Preserve at Prairie Dunes Case Nos. ZA2024-015, PP2024-015, PUD2024-015 & CP2024-015 July 22, 2024 Page 16 of 21 questions were related to traffic and the NorthPoint development, with minor questions related to trails, sidewalks, and housing prices within the proposed development. A neighborhood meeting for the proposed project by Pulte Homes was not warranted given the proposed plans align with the Summergate project approved in 2022 with only minor adjustments. Recommendation That the Planning Commission recommend that the City Council approve the following appli- cations: A. A 2040 Comprehensive Plan amendment to re -guide the northern section of the subject prop- erty from Medium Density Residential and Industrial to Low Density Residential. B. A zoning amendment to change the zoning of the subject property from AG-2, Agriculture, and to R-4, Transitional Residential, with a Planned Unit Development. C. A preliminary plat for a residential subdivision to be called Preserve at Prairie Dunes, which will consist of 162 lots for single-family homes. Approval of the preliminary plat is subject to the following conditions: General Development 1. Approval of the Rezoning, Planned Unit Development, and Preliminary Plat is contingent upon Metropolitan Council approval of the Comprehensive Plan Amendment. Prior to the issuance of a building permit, the proposed 2040 Comprehensive Plan amendment must be approved by the Metropolitan Council. 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. The project shall be completed in accordance with the plans submitted and as amended by the conditions of approval. Any significant changes to the plans, as determined by the Community Development Director, shall require review and approval by the Planning Com- mission and City Council. 4. The Developer shall enter into a development agreement with the City. The development agreement shall be executed by the Developer prior to City Council approval of the Final Plat. 5. The Developer shall apply for and receive the 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. 6. The Developer shall incorporate into the final plat the recommendations, requirements, and evaluations noted in the Stantec memorandum dated July 12, 2024, subject to modifica- Planning Staff Report — Preserve at Prairie Dunes Case Nos. ZA2024-015, PP2024-015, PUD2024-015 & CP2024-015 July 22, 2024 Page 17 of 21 tions that are agreed to by the Developer and City Engineer. All comments shall be adopted herein by reference. 7. This approval does not include monument signs. A separate sign permit is required for all proposed monument signage. 8. All mitigation items within the Cottage Grove Business Park AUAR shall be adhered to. Platting, Land Dedication, and Easements 9. Outlots A, C, D, E, and F shall be deeded to the City at the time of recording of the final plat. 10. Outlot F shall have an easement over the storm sewer catch basin. Construction and Grading 11. A grading permit and financial guaranty is required prior to beginning any site work. 12. 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. Lot Performance Standards 13. The architectural standards of the homes shall be consistent with the following: a. The minimum attached garage floor area for dwellings shall be 440 square feet. b. Architectural design is required on all four sides of the principal structure. c. Architectural materials must be varying on the front fagade of the principal structure (shakes, board and batten, accent siding, shutters, window boxes, etc.). 14. Setbacks required for 45-foot-wide lots located north of the 105th Street and Hadley Avenue roundabout: a. Front: 25 feet b. Side (house): 5 feet c. Side (garage): 5 feet d. Rear: 35 feet 15. The proposed 65-foot-wide lots located south of the 105th Street and Hadley Avenue roundabout shall meet the development standards of the R-4 zoning district. 16. Additional home styles and floor plans that meet the intent of the PUD may be offered subject to administrative review and approval from City staff. 17. Minimum single-family detached lot width for lots north of the 105th Street and Hadley Avenue roundabout shall be no less than 45 feet at the building setback. Minimum single- Planning Staff Report — Preserve at Prairie Dunes Case Nos. ZA2024-015, PP2024-015, PUD2024-015 & CP2024-015 July 22, 2024 Page 18 of 21 family detached lot width for lots south of the 105th Street and Hadley Avenue roundabout shall be no less than 65 feet at the building setback. 18. Once a house plan is approved for a given lot, no identical house plan may be constructed on the five lots surrounding it; i.e., the lots adjacent on either side, the lot most directly across the street, and the lots adjacent to the lot most directly across the street. 19. If fencing is installed by any property owner adjoining Hadley Avenue or 105th Street, the fence design, materials, and color shall be uniform. The fence must be placed on the house side of any earth berm or landscaping and shall not encroach into any right-of-way or Out - lots. Fencing shall be a minimum of five feet away from the trail/sidewalk and the adjoining property owner must mow and maintain that five-foot area. This condition shall be memo- rialized in any HOA covenant documents. Utilities 20. 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. Streets 21. The street names for proposed public streets shall align with the County's uniform street naming system and be labeled on the final plat. 22. Future road connection signs shall be provided at any future road access points. Landscaping and Irrigation 23. Irrigation systems installed within City right-of-way are solely the responsibility and risk of the Developer(s), 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. 24. The Developer is responsible for establishing the final grades, topsoil, and sodding of all the lots, outlots, and boulevards within the subdivision. 25. Two (2) trees and ten (10) shrubs shall be installed within each lot 60 feet in width or less; three (3) trees and ten (10) shrubs shall be installed within each lot 60 feet in width or more. 26. The Developer shall work with the City to mitigate 53.25 caliper inches of replacement trees on the site or pay cash in lieu of the required mitigation or a combination of both. A final landscaping plan that shall be approved by planning staff in writing prior to approval of the final plat and the total cash in lieu of replacement shall be memorialized in the development agreement. 27. Outlot B shall be established with a prairie or native seed mix and shall be maintained by the HOA. A restoration or maintenance plan for Outlot F shall be provided as part of the final landscaping plan. Said plan should be approved by staff in writing. Planning Staff Report — Preserve at Prairie Dunes Case Nos. ZA2024-015, PP2024-015, PUD2024-015 & CP2024-015 July 22, 2024 Page 19 of 21 Onsite Infrastructure Improvements 28. A street lighting plan must be submitted by the Developer and approved by the City Engi- neer as part of the final plat submittal. 29. 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. 30. The Developer is responsible for the cost and installation of open space markers at the corners of private properties. The open space markers must be installed before a building permit is issued for the lot that abuts the recommended marker location. 31. 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. 32. 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. 33. 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 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. 34. 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. 35. Developer will be required to conduct all major activities to construct the public improve- ments during the following hours of operation: Monday through Friday 7:00 A.M. to 7:00 P.M. Saturday 9:00 A.M. to 7:00 P.M. (with prior approval from the City Engineer) 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. Planning Staff Report — Preserve at Prairie Dunes Case Nos. ZA2024-015, PP2024-015, PUD2024-015 & CP2024-015 July 22, 2024 Page 20 of 21 36. All debris, including brush, vegetation, trees, and demolition 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. 37. 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. 38. Developer must furnish the City with a pdf format of the final plat and the recorded final plat. 39. 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. 40. Notwithstanding any other provision of this resolution to the contrary, the City will issue building permits for model homes as noted in the development agreement to be approved with the final plat. An unobstructed gravel surface road extension from a paved street sur- face to the proposed model home's driveway. 41. 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. It is the responsibility of the Developer to ensure no debris blows on or off site. 42. 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. 43. At all times during construction, the approved SWPPP must be followed. The City may impose additional erosion control requirements if it is determined that the methods imple- mented are insufficient to properly control erosion. 44. 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. 45. 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. 46. Temporary parking during construction shall be permitted on only one side of the street. 47. The park dedication requirements will be satisfied upon dedication of Outlot D and payment of the remaining cash in lieu of land dedication as detailed in the development agreement and at the time of recording of the final plat. Planning Staff Report — Preserve at Prairie Dunes Case Nos. 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Z �� 0 j zap G >o : S opz wia��po az,N w _ _ Z - - -? a pow E�'a_�a`a� oowz� �3LL:5 -- pzoop as Kz KKKp - �� aZz z3z� ijap Z �a- - -Qo�aQQa - Qaao 5p 5 5w a m o a 3 mmx. .�,._ w_ a�.x 'a ME a�.zG� �_ �o gSopa€oz Iq M a m wm z ag�w Z1LUC �Qo w V Z L a z Z g 11 3Q� V D11MAz - 3noaD 3DvuoD 22 �.......... i. _ _ e I 1 o 0 a 8y 55 we HIM L.g�3 �8���% tJ6't ,gFus �7i 8`4 g`g.Y U uffl t I V W Stantec Consulting Services Inc. ® Stantec 733 Marquette Avenue Suite 1000, Minneapolis MN 55402-2309 July 12, 2024 File:193802266 Amanda Meyer, PE City Engineer 12800 Ravine Parkway South Cottage Grove, Minnesota 55016 Reference: Preserve at Prairie Dunes (June 10, 2024 Submittal) Dear Amanda, Below are review comments for the proposed Preserve at Prairie Dunes based on the June 10, 2024 resubmittal: Cover Sheet (sheet 1): 1. Update developer information. Preliminary Plat Comments (sheets 2 - 8): 2. Easement for all utilities must be a minimum of twice the depth of the utility and no less than 15'. Include an easement for all drainage that is routed through lots. This will be checked with the final plat submittal when the revised street/utility and grading plans have been provided. 3. All driveways should be shown, they shall meet the required 6' side yard setback and not encroach within the side yard easement. 4. Staff is evaluating the proposed trail within city park property (Outlot A). Staff is reviewing the proposed trail and will provide additional comment after further review. Preliminary Grading Plan Comments (sheets 9 - 13): 5. Provide updated grading plans. 6. Include two points of access for maintenance vehicles to access ponds. Pond access routes are typically provided through a 20' wide City outlot. 7. Ensure layout of pond correlates with City standards and includes maintenance bench and safety/aquatic vegetation bench. Design with community in mind 8. Provide clarification on grading operations and whether it would be done all at once or in phases. Preliminary Street & Utility Plan Comments (sheets 14 - 23): 9. Provide updated street & utility plans for the revised plat layout. 10. Insert 2024 City standard details. 11. Revise year in General Utility Notes (note no. 6). 12. Update utilities plan to show existing utilities to date. Current plan shows existing trunk utilities extended along Street 8 and these do not exist. 13. Update (if needed) rear yard drainage structures for areas with added lots. 14. Proposed trail extended towards 1 1 Ot" Street can stop at the proposed Outlot D of the Graymont Village 3rd Addition (see attached). 15. Sidewalk at the southwest quadrant of the intersection at Street 7 and Street 8 shall be revised to be straight. Adjust location of sidewalk crossing. 16. Remove ped ramp crossing towards the east in the northwest quadrant at the intersection of Street 1 and Street 2. 17. Remove ped ramp for the sidewalk at the cul-de-sac for Street 2 but keep the ped ramp for the trail as is. 18. Show existing utilities and trails along Hadley Avenue from the South District Project (see attached). 19. Extend trail along the west side of Street 1 to the existing trail near the roundabout. 20. Ensure turning radius along trails is sufficient for pickup truck with plow (minimum radius of 15 feet to inside of trail). 21. Consider adjusting the lots of Block 9 as the driveway for Lot 1, Block 9 is too close to the roundabout splitter island on the south leg. 22. Provide phasing plan for street and utility construction. 23. Review and revise street grades as necessary to meet city standards. For example, Street 4 does not meet the minimum 0.75% grade requirement. Preliminary Landscape Plan Comments (sheets 24 - 34): 24. Landscape areas should be reviewed to ensure they are not placed directly over proposed utilities. This will be checked with the final street/utility plan submittal. 25. Boulevard trees shall be located 5' from the side property line where and when practical. 26. No lot trees shall be located within an easement. 27. Ensure the planting of boulevard trees on Lots 24-26, Block 2 is practical. If not practical, please remove from the landscape plan. 28. Indicate the specific tree species of the trees contributing to the buffer within Lots 25-29, Block 2; Lots 1-4, Block 6; Lot 1, Block 9. 29. Revise lot tree planting location of Lot 13 of Block 8 to ensure trees are not planted within the temporary cul-de-sac. 30. Ensure tree clearance along trails (minimum 15 feet away). If a monument sign for the development is to be proposed, it shall be placed within an HOA outlot. Stormwater Requirements: 31. Provide an updated rational method drainage map. 32. Provide an updated rational method calculation, or similar method, for determining pipe sizes for the proposed storm sewer layout that entails pipe depth, pipe cover, slope, velocities, and capacities within the proposed pipe. 33. Review the need for the southern -most pond as it does not appear much water will be directed to the basin. A portion of this proposed project was assumed to be captured and treated with the adjacent development (see attached design information for reference). Please revise drainage calculations and design to match. Proposed basin should either be resized or removed once updated modeling has been completed. 34. The preliminary SWMP for the site indicates that water quality is being met for the site. Regards, Stantec Consulting Services Inc. David R. Sanocki, PE Phone: 651-712-2124 dave.sanocki@stantec.com Design with community in mind Eric Vidden, EIT Phone: 612-712-2141 eric.vidden@stantec.com tPulte group Cottage Grove = Zyweic SUBMITTAL FOR: Planned Unit Development, Rezoning, Comprehensive Plan Amendment, and Preliminary Plat Cottage Grove, MN June 11, 2024 Introduction Pulte Homes of Minnesota, LLC ("Pulte") is pleased to be submitting this application. Our company mission statement is "Building Incredible Places Where People Can Live Their Dreams." We currently operate under three distinct brands of homebuilding throughout the country: Pulte Homes, Centex Homes, and Del Webb. The office for Pulte's Minnesota Division is in Bloomington. We will sell and build over 700 homes in the Twin Cities a year under the Pulte Homes and Del Webb brands. Pulte will act as both the developer of the property and the builder of the homes. The primary contact for Pulte is Haley Daily, Manager of Land Planning & Entitlement. Haley's contact information has been provided to City staff. There is one owner for the properties: Joseph J. Zyweic 1299 Palisade Path Woodbury, MN 55129 The planner, surveyor, civil engineer, and landscape architect are: Westwood Attn: Ryan Bluhm 12701 Whitewater Drive, Suite 300 Minnetonka, MN 55343 952-906-7432 ryan.bluhm(a)-westwoodps.com "Building Incredible Places Where People Can Live Their Dreams." The Property Legal Descriptions: Parcel 1: SECTION 29 TOWNSHIP 027 RANGE 021 S1/2-NW1/4 EXCEPT:THAT PT LYING WESTERLY OF A STRAIGHT LN DRAWN FROM A PT ON THE S LN OF Parcel 2: SECTION 29 TOWNSHIP 027 RANGE 021 SW1/4 EXC TO RR 3.9 AC & EXC STRIP 30OFT WIDE E OF & ADJ TO RR RUN FROM S LINE TO A PT Property Identification Numbers: Parcel 1: 29-027-21-23-0002 Parcel 2: 29-027-21-31-0002 Key Facts • Existing zoning • Proposed zoning • Proposed use • Net calculations o Net acreage o Total number of homes o Net Density • Proposed 45' Dimensions/Setbacks (76 Lots) o Minimum lot depth o Front Setback o Side Setback o Rear Setback o Corner Setback • Proposed 65' Dimensions/Setbacks (86 Lots) o Minimum lot depth o Front Setback o Side Setback o Rear Setback o Corner Setback AG-2 PUD, R-4 76 — 45' Single -Family Homes 86 — 65' Single -Family Homes 162 Total Single -Family Homes 54.08 acres 162 Single -Family Homes 3 units per acre 125 feet 25 feet 5/5 feet; 10 feet total 30 feet 20 feet 125 feet 25 feet 7.5/5 feet; 12.5 feet total 30 feet 20 feet 2 Comprehensive Plan The property is currently guided as Medium -Density Residential, Low -Density Residential, and Industrial. Pulte proposes a minor comprehensive plan amendment to adjust the currently guided area from Medium -Density Residential and Industrial to Low -Density Residential. The 2040 Comprehensive Plan defines Low -Density Residential as 2 to 4 units per acre. The proposed neighborhood will have a net density of 3 units per acre, meeting the low -density residential metric. In conversation with city staff, we discussed the entire property being guided as low -density. Additionally, per our discussions with staff, the City has contacted their MET Council Representative to discuss the amendment and they have been granted a waiver for the 60-day review period. 2040 Comprehensive Plan Guided LJs 100th Street Rezoning Proposed Land Use 100th Street i ramme.wi � nxea use ® nixa use w�Nln 3W' of wreiW PwAways Lbl6VW The current parcels are zoned as AG-2. Pulte proposes to rezone the properties to R-4, Low - Density Residential, with a Planned Unit Development (PUD). The area directly to the north, shown in purple below, is zoned as Industrial. The area directly to the east, shown in orange and yellow, is zoned as R-4 and R-3. Both R-4 and R-3 zoning are to accommodate single- family residential. The area directly to the west, shown in dark green, is zoned as Rural Residential. Planned Unit Development Pulte is requesting PUD flexibility on the following zone performance standard, as shown in the table below: Flexibility Requested R-4 Standards Cottage Grove — Zyweic Minimum side yard setback 5 feet/7.5 feet; 12.5 feet total 5 feet/5 feet; 10 feet total Per the recent zoning code amendments approved by the City Council on May 1, 2024, the R-4 district requires a minimum side yard setback of 5' and a garage side yard setback of 7.5'. Out of 162 total lots, Pulte proposes that 76 of the 45' lots have a 5' side yard setback and a 5' garage side yard setback. This flexibility was previously approved when Summergate Development was entitling the same area under the project name "Preserve at Prairie Dunes." In addition, Pulte's proposed development meets or exceeds all other R-4 zoning district requirements, as outlined in the table below. R-4 Zoning Below are the current R-4 Standards compared to the proposed neighborhood lot dimensions for the 45' wide and 65' lots. As shown below, besides the side yard setback, the proposed neighborhood meets or exceeds all lot dimensions in the R-4 zoning. R-4 Standards Proposed 45' — 76 Lots Proposed 65' — 86 Lots Lot Width 45 feet 45 feet 65 feet Lot Depth 120 feet 125 feet 125 feet Front Yard 25 feet 25 feet 25 feet Rear Yard 30 feet 30 feet 30 feet Side Yard 7.5 feet 5 feet 7.5 feet Side Yard, Garage 5 feet 5 feet 7.5 feet M Site Plan Pulte proposes building detached single-family residential homes west of 105th Street South and adjacent to Hadley Ave. The City is currently building the portion of Hadley Ave, which runs north on the east side of the property. The proposed neighborhood will consist of 162 homes in total, 76 of which will be on 45' lots and 86 of which will be on 65' lots. Wetland and Environmental Considerations: Pulte has acquired previous site assessment work and related documents that indicate that there are no wetlands on this site. The previous Developer received a Notice of Decision (NOD) from the Technical Evaluation Panel (TEP), agreeing that no wetlands are present on the subject parcels. The NOD was issued on 10/07/2021 and expires 5 years after issuance. City staff mentioned that it would be important to have the site assessed for suitable environmental conditions for the Rusty Patch Bumble Bee (RPBB). At the time of this narrative, the site has been scheduled for such an assessment to be completed. The results will be shared with the City once they are available. Tree Preservation: Pulte performed a tree survey to determine the quantity and quality of the existing trees on the proposed site. The tree survey identified that many of the current trees are Siberian Elm, which the City classifies as invasive. It was also determined that some of the existing trees are unhealthy and dying. After categorizing the trees, we were extremely thoughtful in planning a neighborhood that saved as many healthy and non-invasive trees as possible. Our proposed preliminary plat preserves most of the trees along the western boundary and only removes the ones required to install the perimeter trail. Due to the trail's location, we propose removing 251.25 excess caliper inches of trees and replacing them with 51 — 2.5 caliper inches of new trees. Lastly, all tree clearing will occur before April 1st Site Access: The site's primary access will come from 105th Street South and Hadley Ave. The City is currently building Hadley Ave, which runs north of the roundabout on 105th Street South. We propose that the northern parcel have two access points connected to Hadley Ave. Access to the south parcel will come from 105th Street South. We propose two additional stub - out streets to the east that will stop at the adjacent landowner's parcel. Pulte will construct all internal roads with the subject properties. 1� 0' 150' 300' Sidewalks and Trails: In discussions with City Staff, we were informed that the Grey Cloud Dunes Scientific and Natural Area (SNA) directly to the west of this site. It is our understanding that the DNR typically prefers a trail within a sizable outlot to buffer developed sites from their property. We are proposing a 20' outlot on the property's west side containing a trail. The trail will be an extra barrier between our proposed development and the SNA. Our proposed trail will connect to the existing access points on 110th and 103,d Streets. The trail will allow residents a way to connect within the community and the future planned park to the north of the project. Mississippi River Corridor Critical Area (MRCCA) Overlay District: The Mississippi River Corridor Critical Area (MRCCA) was created in 1976 to protect the area's natural, cultural, and scenic resources. At their December 15, 2021, meeting, the City Council approved a resolution adopting the DNR's updated MRCCA ordinance, which provides coordinated land use and planning and zoning guidelines for development within the critical area. The ordinance is intended to protect existing bluffs, islands, floodplains, and wetlands and to be enforced by local jurisdictions. The southernmost section of the subject property is located within the Critical Area Separated from River MRCCA Overlay District. This area is characterized by its physical and visual distance from the Mississippi River. The district includes land separated from the river by distance, topography, development, or a transportation corridor. The land in this district is not 0 readily visible from the Mississippi River. Pulte proposes constructing a stormwater pond and a recreational walking trail on the submitted preliminary plat. The Homes Pulte Homes is known for the extraordinary steps we take to ensure that we are designing and building homes that meet the needs and desires of home buyers. You can click this link to learn more about Pulte's homebuilding process: https://www.pulte.com/design/life-tested. We continually contact home buyers and Pulte homeowners for feedback on improving our home designs. It is what we call Life TestedO. Through this intensive process, we have conceived and incorporated innovative features such as the Pulte Planning Center, the Everyday Entry, Super Laundry, Oversized Pantry, and the Owner's Retreat. This exhaustive process has played a significant part in Pulte's success in "Building Incredible Places Where People Can Live Their Dreams." In striving to continually be in lockstep with the home -buying public, we update the design of our homes frequently. These changes are driven by the desires and tastes of the home -buying public through the process described above. The homes that will be built are outlined below. Please note that the square footage listed below does not include basement square footage. They will range in price from the mid $450k's to the low $600k's. On the 45' wide lots, the following homes will be built: 1. Merriam a. 1565 square feet b. 3 bedrooms / 2 bathrooms / 2 stall garages c. 1 story 2. Macalester 7 a. 1810 square feet b. 3 bedrooms / 2.5 bathrooms / 2 stall garages c. 2 stories 3. Dayton a. 2062 square feet b. 4 bedrooms / 2.5 bathrooms / 2 stall garages c. 2 stories 4. Passport a. 2144 square feet b. 2 bedrooms / 2 bathrooms / 2 stall garages c. 1 story 5. Lowry a. 2169 square feet b. 4 bedrooms / 2.5 bathrooms / 2 stall garages c. 2 stories On the 65' wide lots, the following homes will be built: 1. Newberry a. 2391 square feet b. 3 bedrooms / 2.5 bathrooms / 3 stall garages c. 2 stories 2. Linwood a. 2456 square feet b. 3 bedrooms / 2.5 bathrooms / 3 stall garages c. Multi 3. Mercer a. 2605 square feet b. 3 bedrooms / 2 bathrooms / 3 stall garages c. 2 stories 4. I vy a. 2819 square feet 3 bedrooms / 2.5 bathrooms / 3 stall garages b. 2 stories 5. Continental a. 2873 square feet b. 4 bedrooms / 2.5 bathrooms / 3 stall garages c. 2 stories 6. Waverly a. 3257 square feet b. 4 bedrooms / 2.5 bathrooms / 3 stall garages c. 2 stories Energy Efficiency The homes that Pulte will be constructing will have extremely high energy efficiency. Each home is tested using the Home Energy Rating System (HERS) index, which is the industry standard for measuring energy efficiency. Heating, cooling, and water heating constitute the largest cost of homeownership outside of the mortgage. The U.S. Department of Energy has determined that a typical resale home scores 130 on the HERS Index while a home built to the 2004 International Energy Conservation Code is awarded a rating of 100 (lower is more energy efficient). Pulte Homes measures the HERS score of every new home constructed. The average HERS score for our homes runs in the range of 47 to 53. We are building extremely energy - efficient homes that dramatically exceed the International Energy Conservation Code threshold. Phasing & Schedule The City of Cottage Grove application schedule suggests that staff review and possible planning commission and council consideration would occur as follows: Preliminary plat approval summer/fall 2024 Site development spring 2025 Model home opens late 2025 Full build of homes early 2028 Summary The proposed community will consist of 162 single-family homes. Our application requests a PUD, Comprehensive Plan Amendment, rezoning, and preliminary plat approval. We look forward to working with the City Commissions, Council, and staff as this application progresses through the review process. We respectfully request the City's support of this application. Thank you for your consideration. 0 Future MDR (TBD) Future �cay T,ao City Park (by others) _ J r E� e \\•• �ml©'ll eo �► " Northpointe t' •!ea oe °o ��Ie°°' Industrial MwwGGGG���+fVV��;ro o. !I• io._.. IIIII•.iVIIIIeT;�' , r a + e .. Bwndary - Y'L rl` y^G'w' r` yi s Imams F ' ^�i :� re 105th Street _ 0 o aeo o e' ( i - ■ ■ 0 Grey Cloud Dune. SNA Area Tail P,es red �' T—, '�9