O l so n M e morial Highway, S t e , G o l d e n V a l l e y, MN Delano Laketown Homes Concept Plan

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1 N O R T H W E S T A S S O C I A T E D C O N S U L T A N T S, I N C O l so n M e morial Highway, S t e , G o l d e n V a l l e y, MN T e l e p h o n e : W e b s i t e : w w w. n a c p l a n n i n g. c o m PLANNING REPORT TO: FROM: Phil Kern Alan Brixius DATE: October 4, 2018 RE: Delano Laketown Homes Concept Plan FILE NO: BACKGROUND In January of 2018, the City Council approved the annexation of the Gerard farm, consisting of acres located along County Road 16 immediately east of the Fox Meadows subdivision. The annexation request was accompanied by a single family subdivision concept plan. The City has now received an amended single family concept plan for the site that attempts to address the issues that were raised in the initial concept plan review. The following report provides staff comments on the new Laketown Concept Plan. Attached for reference: Exhibit A: Exhibit B: Exhibit C: Exhibit D: Land Use Map Site Context Concept Plan Engineer s Comments ISSUES AND ANALYSIS Comprehensive Plan. The property is guided for low to medium residential land uses. Low to medium residential land use classification allows for a density of 0 to 8 units per acre, with actual density being determined through the site zoning. This land use classification was given to the properties between CR 16 and the Crow River, recognizing that areas of flood plain will not be developed and shall be dedicated to the City as a greenway corridor. In exchange for the preservation of the greenway corridor, the City will allow a higher density on the buildable portions of the properties.

2 The proposed concept plan shows 93 single family lots on 34.6 acres resulting in a net density of 2.69 units per acre. This housing type and density is consistent with the Delano Comprehensive Plan. Zoning. The property is currently zoned R-A Rural Agriculture District. This is an interim zoning district for all newly annexed properties. In review of the concept plan, most of the lots most closely resemble the City R-5 single and two family zoning districts. Staff recommends that the site be zoned R-5 and all lots comply with the R-5 minimal lot standards. R-5 District Requirement Proposed Compliant Minimum Lot Area (Interior) 9,000 square feet 8,173 to 25,518 square feet No 1 Minimum Lot Area (Corner) 10,800 square feet 8964 square feet No Minimum Lot Width (Interior) 65 feet 60 feet No 2 Minimum Lot Width (Corner) 70 feet 70 feet Yes Minimum Lot Depth 120 feet 125 feet Yes 1 Minimum Lot Size: The Delano Zoning Ordinance requires the minimum lot area to consist of buildable land. This requirement affects Lots 12,13, and 14 of Block 2. 2 Lot Widths: Lot widths are measured at the front yard setback Lot and Block Design. 1. The concept plan shall use the updated 2019 FEMA 100 year flood plain boundaries (925 ft msl) to demonstrate that all lots consist of buildable land. 2. Lots 1 through 7 in Block 1 and Lots 1 through 3 Block 7 shall be extended to the County 16 right of way. This will have the required landscape buffer yard over the lots under private ownership to insure long term maintenance. The City requires ponding and wetlands to be platted as outlot and dedicated to the City. The City does not want to own or maintain the required buffer yard. 3. All lots shall be sized to meet the R-5 Zoning District standards of 9,000/10,800 square feet of buildable land for lot area, 65/70 feet lot width and 120 feet lot depth. The R-5 setbacks shall be as follows: Front yard Side yard (Interior) Side yard (Corner) Rear yard 25 feet 5 feet 20 feet 25 feet Applicant shall provide sample of home models that will fit the lot sizes and setbacks. 1

3 4. The applicant must demonstrate that lots will have sufficient usable side and rear yards for decks, sheds, fences, play equipment, outdoor storage, etc., typical of single family housing without need for future variances. Outlots. Lots 9,10, and 11 Block 4 have an extreme triangular shape that limits rear yards. Staff recommends the elimination of 1 or 2 of these lots to expand the lot areas of remaining lots in the Block and provide a more practical lot configuration at this location. Outlot A located in the northwest corner of the plat. This area will be required to contain a landscaped buffer yard that will screen the lots from CR 16 traffic. Staff recommends that Outlot A be integrated into the lots to maintain private ownership of this land and avoid having the land become neglected or tax forfeit. Outlot B, located in the southwest corner of the plat may include stormwater ponding. The outlot shall be configured around the stormwater feature and dedicated to the City. The balance of the outlot shall be a landscaped buffer yard and must be integrated into lots 1 through 7, Block 1. Outlot C. The Delano Park and Recreation Commission will make a decision as to whether this outlot will be approved as a park. If the location is acceptable, staff recommends the elimination of three lots in Block 2 to expand the usable area of the park and make the park more visible and accessible from the street. Outlot D consists of flood plain and is not buildable. Outlot D shall be dedicated to the City as part of its planned greenway corridor along the Crow River. Streets. The proposed concept plan illustrates a single point of access to CR 16. The number of access points and location has been dictated by Wright County. The City Engineer has provided comments pertaining to CR 16 access. Future street connections to properties to the south face obstacles of flood plain, drainage swales and steep slopes that make a street extension impractical. The concept plan provides a street extension south between Blocks 6 and 7. This future street extension also faces physical obstacles of flood plains and slope but will ultimately provide a second access into this subdivision when the properties to the north develop. The interior local streets show a 60 foot right of way, meeting City Code. Trails and Sidewalks. The City requires sidewalks on one side of all local streets. If improved trails are intended to provide access to Outlot D, they must be constructed with the street and sidewalk installation and before homes are constructed on the adjoining lots. 2

4 Parks and Open Space. The Laketown Site is located at the edge of park search areas and along the guided Crow River greenway corridor. 1. The Delano Park and Recreation Commission will review the park needs of the concept plan and make recommendations on the size and location of the park. If Outlot C is deemed to be appropriate, staff recommends enlarging this outlot by eliminating three lots in Block Previous concept plans located a proposed park in the extreme southeast corner of the concept adjoining Outlot D. This area presented some grade and flood plain constraints, however, its location did provide some usable upland for active play as well as expanded direct access to the future Crow River greenway corridor. A park at this location can provide access, parking, and expanded recreational opportunities with less disturbance to the adjoining homes. The City will need to give direction as to a preferred park location. CONCLUSION Per section 3 of the Delano subdivision ordinance, a subdivision sketch plan review is intended to provide the developer guidance as to whether a subdivision generally conforms with City design standards. The sketch plan review does not convey any legal development rights to the applicant. In review of the Laketown Homes Concept Plan, we find that it is consistent with the Delano Land Use Plan. We recommend that the applicant proceed to rezoning to R-5 and preliminary plat with the following conditions: 1. The applicant pursue a rezoning from R-A to R-5 and bring all lots into conformance with the R-5 zoning standards. 2. The applicant use new 2019 flood plain map to define the flood fringe limits (approximately 925 elevation) and insure that all lot area consists of buildable land. 3. Lots 1 through 7 Block 1 and Lots 1 through 3 Block 7 be extended to County Road 16. Applicant shall provide a landscape plan illustrating 20 foot wide buffer yards along the back of the lots backing up to CR If Outlot C is deemed an appropriate park location; eliminate three lots to expand the usable area of the park and increase visibility and access to the park. 5. Eliminate 1 or 2 of Lots 9,10,11, Block 4 to expand the lot areas within the balance of the Block. Provide housing examples that will fit the 65 foot lot width. Demonstrate adequate side and rear yard area for decks, sheds, play equipment, and outdoor storage items found with a typical single family. 3

5 6. All single family homes shall provide a minimum of 1000 square feet of finished habitable floor area, two garage spaces having a minimum floor area of 480 square feet. All homes shall meet the single family home standards of section Subd. C. 3.a of the Delano zoning ordinance. 7. Outlots A and B shall be integrated into the adjoining lots, except for stormwater ponding areas. Outlot D shall be dedicated to the City. 8. Co Rd 16 extension shall be examined and approved by Wright County. The subdivision shall be responsible for all County Road access improvements. 9. Applcant shall address the sidewalk and trail issue outlined in this report with the preliminary plat. 10. The Delano Park and Recreation Commission make a determination on the need, location and size of a park serving this neighborhood. c: Paula Bauman Shawn Louwagie Scott Dornfeld Marty Compion 4