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Capstone Homes (Munger Property) – Sketch Plan <br />criteria. Staff will continue to work with the developer on their proposal to request a change in the <br />zoning to Planned Unit Development as the project moves forward. <br />Because its proximity to the ditch, the property is in the Shoreland Overlay district. The <br />development will need to meet all of the MN DNR shoreland standards as they relate to PUD <br />approvals. It is unclear whether this has been evaluated with the development layout. <br />Housing Types/Design <br />The developer is proposing 90 single family lots at 50 feet wide. The applicant has provided <br />building elevations. All homes will be built on slab on grade foundations. The proposed home <br />designs seem to provide a variety of architectural styles and are included in the packet. <br />Streets & Access <br />The developer is showing access to the site from the development to the south and 165th Street. <br />165th Street is a rural section gravel roadway that is approximately 24 feet in width, except for the <br />first 400 feet of 165th Street immediately west of Highway 61. This portion of Highway 61 has <br />bituminous surfacing. <br />The 2040 Comprehensive Plan identifies 165th Street as an urban section minor collector road <br />from Elmcrest Avenue to Highway 61 with a future trail making connection to the Hardwood <br />Creek Regional Trail. The change in design is due to the changes in future traffic patterns and <br />increase in population an employment in the area. The change in design is not only related to <br />development directly adjacent to the road, but what is planned for traffic patterns in the future <br />with regional development. <br />For the development to move forward improvements to 165th Street are required to ensure there <br />are adequate public facilities to serve the development. Based on the 2040 Comprehensive Plan <br />the developer would be required to construct an urban section (curb, gutter, trail) minor collector <br />road from the west property line of the development to Highway 61. Staff has discussed some <br />interim improvements to the 165th Street as well. <br />Below are the options based on past policies: <br />1. The developer could construct the urban section minor collector road from the west <br />property line of the development to Highway 61. <br />2.The developer could construct a rural section minor collector road from the west property <br />line of the development to Highway 61, as an interim improvement. They would then be <br />required to pay the cost to construct ½ of the urban section minor collector along their <br />frontage and be credited for the amount to construct the rural section road. <br />3. The City Council did include paving all of 165th Street to a rural section road to its <br />Capital Improvement Program (CIP) slated for 2026, as interim improvement. If the road <br />is paved, as development occurs along 165th Street the developer would be required to <br />pay the cost ½ of the urban section minor collector along the development lineal frontage. <br />During 2025 goal setting processes, the Planning Commission and City Council discussed this <br />topic of 165th Street improvements. They included in their goals for 2025 to prepare and