Discussion:
D.R. Horton, Inc. - Minnesota has made application to approve the Preliminary Plat of Windermere South. The subject property is approximately 69 acres, and is located south of 17th Avenue, west of Marystown Rd., north of CSAH 78.
Attached to this report is the applicant’s concept plan for this development, which proposes 158 single family residential lots. Planning staff notes that the project is a mix of under 65’ wide lots (53), 65’-70’ wide lots (62) and over 70’ wide lots (43). Of those under 65’ wide, 33 are narrower than 60 feet wide; the applicant is seeking a Variance of the min. lot width requirement, along with a Variance to allow 7.5’ side yard setbacks, where 10 feet are the required minimum. The proposed density is well within the requirements of the single family residential guiding and the R-1B zoning.
This property was part of the West End Study Area, which staff, the public, the Planning Commission and the City Council have reviewed and approved. The plan submitted generally follows the approved plan, which identified this area to be primarily medium density small lot single family and medium density mixed (townhouse/small lot single family). Although they are not proposing any townhouse lots, they are proposing villa style homes on the smaller lots that could be slab on grade homes, vs. two-story with lower level/basement type structures. Their proposal for reduced side yard setbacks is generally following the design of Windermere Addition and Windermere 2nd Addition, which has received final plat approval and building permit applications are presently being processed by the City. Those phases were approved are part of their mixed use Planned Unit Development located adjacent to the north of this project.
The road and trail alignments had to be adjusted from the West End Study based on site grading & utility factors and the final layout of the first two Windermere Additions. City staff have reviewed the layout and have offered conditions on the trail/walk configuration; the plan is still in place for there to be a comprehensive trail network within this West End Study area and along the perimeter of this development. There also is an outlot proposed as Park that will be located adjacent to the Park that was dedicated with the Windermere Addition.
There are a number of trees that will be preserved in this Park outlot, and there will be a trail connection off Street 3 that will provide access to the park area, along with a trail on the west side of Windermere Way. There are a significant number of exceptional trees that are proposed for removal. Staff will work with the developer to minimize the impact on the exceptional trees where possible, and will require replacement trees and financial securities consistent with the City Code requirements. The site has grading constraints from utility service locations/design that impact the ability to save more of the exceptional trees.
A total of 6.32 acres of land or $843,720 in cash dedication is required. The developer has provided 5.42 acres of park space in Outlot B, resulting in a required balance of 0.94 acres. Outlots D and E have been dedicated towards ponds and open space but are not considered in the park dedication formula. Based on the cash dedication calculation, the cash equivalent of 0.94 acres has been calculated to be $125,490.