7.4 SR 08-19-2024 - Laserfiche WebLink

Home Browse Search

Background/Discussion The applicant, US Home LLC, (Lennar) has submitted a proposal to expand the Bradford Park Development across the pond and to Cleveland Street (CR 40). Previous approvals included 314 single-family homes and focused on the area west of the pond. The new proposal would develop the entire area and include 119 additional lots, bringing the total lot count of Bradford Park to 433 single-family homes. The current proposal differs from the previous project in that it no longer includes townhomes or private streets. All of the lots are now detached single-family units with lots between 55 and 65 feet wide. Comprehensive Plan The Comprehensive Plan guides the project area for Mixed-Residential Neighborhood Uses. This designation consists of neighborhoods with multiple housing types, including detached single-family homes, townhomes, villas (patio homes) etc. The current proposal consists of two different detached single-family lot sizes and no longer includes townhomes. This is a departure from the Comprehensive Plan which contemplates a range of housing types with the intent of improving affordability. The Planning Commission should consider whether the current proposal meets the intent of the Comprehensive Plan. Additional density and housing types could be required, as is noted in the approved plans. Streets and Trails The current project connects to previous approvals via the pond crossing that is 185th Ave. This crossing was included in the original approval and the location does not change. There is one additional street connection to Cleveland St, which will need to be modified to meet Sherburne County’s access spacing guidelines. The county recommends this access be converted to a ¾ access, limiting left-turn out movements. As the proposed city streets comply with city standards, parking will be permitted on both sides of the street. Previous documents, along with the EAW, included a parking analysis demonstrating sufficient on-street parking, beyond what is provided on the driveways. All proposed city streets include a sidewalk along at least one side of the street. The development’s feature trail around the pond is shown as part of this phase. This trail includes connections to city sidewalks and the planned city park. Staff recommend adding at least one mid-block connection from Road H to the trail around the pond. The only access shown on the existing plan is from the pond crossing at 185th Ave. Parcel Design and Layout The lot widths of 55 feet and 65 feet are both below the city standard of an 80-foot-wide single-family lot, but are consistent with what was approved in the first phase of Bradford Park. The city has approved a number of other projects with 65-foot lots, Miske Meadows and Twin Lakes Estates as nearby examples, but the first phase of Bradford Park is the only subdivision with single-family lots at 55-feet wide. Concerns with smaller lots noted during previous discussions include parking and distance between structures. The parking analysis provided by the applicant shows ample street parking and the PUD ordinance for Bradford Park limits driveways to 20-feet wide in an effort to maintain street parking. Proposed setbacks are as follows: Front Yard 25 feet (30 feet is the R-1c standard) Corner lots reduced to 20 feet on non-address street Side Yard 7.5 feet (5 and 10 feet are standard) Rear Yard 20 feet (20 feet is the standard) To avoid multiple similar homes being constructed near one another, the PUD includes and internal monotony code to improve visual diversity along the streets. Page 131 of 327