For lot hold information and design meeting scheduling, please call:
Mike Steadman
Coldwell Banker Burnet
612-296-0900
email: mikesteadman@cbburnet.com
web: mikesteadman.com
Don Peterson
Coldwell Banker Burnet
612-718-7120
e-mail: donaldpeter@comcast.net
web: www.landlakeshore.com
A New Neighborhood
in the City of Minnetonka
Minnetonka, Minnesota 55391Click here to return to the project summary
Scroll down to see the detailed description of the project. You can also click on one of the links below to go to a specific section.
A Neighborhood, Not a Development
Existing Property Description:
The land consists of a 24.3 acre parcel of contiguous land currently owned by James R. and Susan Cargill. The property is irregularly shaped, consisting of rolling topography, with large residential lawns, wetlands, and stands of hardwood and softwood trees. (go back to top)
Existing Adjacent Land Use
The property is a transitional parcel bridging between Office/Industrial use (Cargill Research Facility and The Burlington Northern Railroad) to the south, a large wetland to the east, 6 existing single-family homes and a wetland to the north, and narrow frontage on to Crosby Road to the west. The existing homes to the north are well screened by woodland and wetlands.
Existing Natural Site Characteristics
The center of the property is comprised of developments, landscaping, and lawn. The property’s perimeter supports disturbed young woodlands and remnants of the original landscape (oak woodland, wet meadow, marsh). These remnants of the natural environment have deteriorated from lack of proper management.
Proposed Neighborhood
This neighborhood will have 25 homes, including 19 single family detached homes and 6 double homes. Very large areas of the property will be set aside as dedicated open space/conservation space. A minimum of 6 of the single-family homes located on the “village greens” will have “Carriage House” apartments (ADUs) over the garage. (go back to top)
Proposed Density
R-1 zoning allows two lots per acre or 48 potential homes. This proposal includes only 25 homes, well below the maximum allowable density. The homes are clustered in an innovative manner allowing for57.0% of the property (13.86 acres) to be protected as community open space. Of this, 47.3% of the property (11.49 acres) will be protected within conservation easements, and an additional 9.8% (2.37 acres) will be protected with deed restrictions as community open space. Additional land containing selected significant trees, wetlands, and alternative storm water management areas will be protected on private lots using deed restrictions enforced by a home-owners association.
Conservation
This project will be completed using principles of conservation development. Ecological systems underpin the design of the development and provide services such as storm water infiltration and purification. Changes to the land are minimized, and existing natural resources are connected and restored, thus enhancing the quality of life for residents while maintaining ecological functions and biodiversity. Water flowing through the site is regulated and cleansed using living ecosystems so that off-site wetlands, streams and lakes are protected. Ecological buffers are integrated with site design to protect sensitive natural resources, and native plants and landscaping concepts are incorporated into developed portions of the site to create a seamless connection with the restored natural environment. Conservation easements, protective covenants, homeowner education materials, and long term ecological monitoring and management are employed to protect natural and restored areas, perpetuate ecological benefits, and provide an enjoyable setting for years to come. (go back to top)
A Neighborhood not a Development
We first determined where not to build, which portions of the site should be preserved. This set the ecological basis for the neighborhood.
· The priorities for preservation were:
a. The magnificent white pine next to the entrance road
b. The wetlands and their buffer zones
c. The feeling of sweeping, groomed estate lawns established by the current owner
d. Stands of mature hardwood trees along the north and in the southeast of the property e. The “hedge row” of large evergreen trees east of the existing house
f. Inventorying and cataloging existing ornamental shrubs, trees, perennials, grasses, lighting, stone, and fences for reuse in the new neighborhood
· All of these priorities were set aside and preserved to the maximum extent possible. The homes were “clustered” into the remaining parts of the property.
· A Homeowner’s Association will protect the preserved area of the site. Commonly held open space will be strictly defined by conservation easements & covenants. An endowed program to annually restore, maintain, & nourish the open space will insure that the protection will carry forward into the future. (go back to top)
The Neighborhood as a Village
The homes are clustered around two “Village Greens”. The American small town neighborhood is the design model. The greens are, in effect, large commonly shared lawns lined with shade trees and side walks.
· The common Greens encourage use and nurturing by the families that live on them. They are personal in size and create a walkable, pedestrian scale neighborhood.
· The Greens create a sense of place & identity. They are safe, comfortable, & interesting places to walk.
· These are not just places to be looked at but to be used…informal sports for kids & grandkids, lawn games, picnics, a place to sit, events like graduation parties, & wedding receptions…quiet places for 1 or 2 people to sit and talk.(go back to top)
The Homes
The homes will fit and reinforce the neighborhood feeling. Each home is one of a kind, designed specifically for each family, their needs & style.
· The size of the homes will be limited or controlled, particularly the footprint. These will be highly detailed highly crafted homes. Quality of space is more important than quantity of square footage.
· All garages will be at the rear of the homes with garage doors not visible from the street. Most driveways will be shared between two homes. Only a single width driveway will extend to the street.
· Homes will have front porches or verandas looking over the sidewalk to the Village Green.
· Porches & verandas will be minimum 8’ in width – usable size not just decorative, set approximately 3’ above the sidewalk level to insure privacy.
· The homes will be designed to make use of the village greens and streets. We will place kitchens, hearth rooms, libraries, offices, and other highly used spaces to take advantage of these views. We will avoid the current concepts, which orients homes almost completely to the rear of the lot.
· We will use large detailed windows to visually tie the inside of the home to the site. The high degree of landscape detailing will be continued from the streetscape onto the individual site lots, with arbors, fences, hedges, benches, courtyards, etc.
· We will continue to use only high quality construction materials, technology, and workmanship on our homes.
· The homes will be disciplined on their lots in order to define the edge of the greens and streets successfully. This will create a street wall.
· Homes will be two stories or 1-½ stories to help create the street wall. We will encourage roughing-in elevator shafts to accommodate future needs.
· Provide space for Accessory Apartments or “Carriage Houses” over the garages for guest quarters, nanny or caretakers quarters. These units may also be rented out to family members or others.
· The exterior of the homes will have a basis in historical architectural style and fine detailing, but respect and accommodate the needs of today’s families. We will challenge the “standard” room patterns and will omit seldom used decorative rooms, i.e. formal living rooms, 4th & 5th bedrooms, etc. We will recognize the needs of our families for home offices, kids’ computer rooms, hearth rooms, the kitchen as a social center, and acoustical privacy within the home.
· Build a forward looking, flexible, technology package into each home.
· Finally, create a sense of chronological continuity. Design and build homes and neighborhoods to endure past the lifetimes of the people who built them. We are stewards of our land and our communities. (go back to top)
Carriage Houses
Each of the 19 Single Family Homes will be designed with potential private living quarters above the garage. An independent entry will be provided, with space allocated for a private stair leading to the suite. Originally the space above the garage will consist of attic/storage trusses, with mechanicals roughed in. When finished, it will provide spaces for living, eating, sleeping, and laundry. At 950 s.f. maximum, it would provide life-cycle housing if used by family members at different stages of their lives, or convenient quarters for a nanny, caretaker or renter. (go back to top)
The Lots
The neighborhood will have three types of homes and lots:
· Village Green Lots (17) – these will exceed 11,000 average square feet in area, lot width will typically be 80’ but the R-1 total setbacks = 25’ at house will be used. Only one shared driveway or single width driveway will be allowed per pair of homes. Front yard setbacks will be 18’. This is the distance at which a conversation can easily occur between those on the front porch and those on the sidewalk. There is no point in having porches and sidewalks if people cannot speak to each other. Rear yard setbacks are 30’ minimum.
· Remote Lots (2) – these will be traditional R-1 lots on long driveways surrounded by open space.
· Gate houses (4) – this is a four-lot cluster setting the character for the neighborhood at the entrance. There are two double homes. Front yard setbacks are 20’, side yards 10’ minimum, and rear yards 30’ minimum. Lot sizes are between approximately 6,300 and 8,400 square feet. An additional double home is included where the 2 village greens coverage is so that a front facade faces each green.
· All lots have views to open space from both the front (across the village greens) and rear of the homes (across natural open space). The lots are skillfully laid out so that no one looks into their neighbor’s back yards. (go back to top)
The Streets
The street and sidewalk system will be publicly owned.
· The street is a form of public space with defined edges. Together with the homes they form the character of the neighborhood.
· Create a “street wall” with shorter front yard setbacks, taller homes and porches or verandas. Keep front yard setbacks uniform.
· This will be a walkable, pedestrian friendly neighborhood.
· Allow no 2, 3, or 4 car driveways onto the streets. Driveway entrances will be one car width only (approximately 10’).
· Garages at the rear of the dwellings. No garage doors on the street.
Narrower streets with parallel on street parking (one side only) are encouraged. Street width at the Village Greens is 23’ with curb and gutter. The main entry street is 24’ with curb and gutter at the greens. For storm water treatment train control, areas of flat gutter will be included. Street R.O.W.’s are 50’ with the street offset within the R.O.W.
· The streets will be part of the social fabric of the neighborhood. People getting in and out of their cars will be speaking with those in the Village Greens or sidewalks. No more racing home down a wide empty street, pulling up in front of the garage doors, punching the opener and anonymously heading into the house.
· 5’ sidewalks on the boulevards will follow all the streets 7’ from the curb and 20’ from the front porches. This is conversational distance.
· A sidewalk from the front porch to the street for visitors…no walking up the driveway
· Canopy trees will be planted with a formal rhythm in the boulevard, near the curb line, so canopies grow to overhang the street. Maximum 25 to 30 o.c. planting.
· We will use ornamental hedging, shrubs, and personal planting together with architectural site detailing to create a pedestrian sense of scale.
· Plan for 25 mph traffic flow.
· While this could be considered “clustered housing”, we have avoided the long cul-de-sac, faced with multiple garage doors at the ends. (go back to top)
Neighbors
Only six homes are adjacent to the property all along the northern property. They are extremely well buffered by mature hardwoods and wetlands, which will remain undisturbed. Additional buffer planting will be provided for the two homes at the northeast corner. We will work with the individual neighbors on this matter.
· We have oriented our homes away from the railroad and industrial building as much as possible.
Landscape
Community open space outside the conservation easements will employ native plants and design concepts that introduce visitors to the native habitats being protected and restored elsewhere on the property. The habitats here will include wetlands, grasslands, massed wildflower plantings, shrub borders, and woodlands. This landscaped open space will emulate native habitats but emphasize a well-tended, almost garden-like quality. To achieve this, native species will be selected which will create a short, finely textured fabric interspersed with clusters of taller wildflowers and native shrubs. The landscape design will ensure a display of various wildflowers from spring through fall when the grasses change to bronze and copper hues that carry through the winter months. This landscaped area will flow seamlessly into the adjacent protected and restored habitats, creating an ecological buffer to them, while also providing ecological services, such as groundwater infiltration and run-off storage and purification. The Village Green areas within the two loop roads will be designed around concepts of traditional landscaping. (go back to top)
Tree Protection
The Tree Protection Zone will preserve 396 of the site’s significant trees. Some invasive native trees within the Tree Protection Zone will be removed as part of the Restoration Plan for the project. The Discretionary Tree Protection Zone includes 365 trees, and attempts will be made to protect as many of these as feasible as part of home construction.
Storm Water Treatment Train
Alternative storm water management techniques are employed so that all run-offs from impervious surfaces receives treatment in a series of delivery and receiving swales before discharge into wetland buffers. These swales are incorporated into the restoration and landscaping plans for the site and serve multiple functions: storage and attenuated delivery of storm water, removal of sediment and phosphorus, creation of wildlife habitat, enhancement of biodiversity, buffering of existing wetlands and other habitats. Details of the performance of this storm water treatment train is provided in the Stormwater Management Report.
Stewardship of the Land
Existing habitats outside private lots will be restored to improved ecological conditions by removing non-native species, enhancing species richness and native plant cover. Highly disturbed ground in conservation easements and some in deed restriction areas will be restored to native plant communities. These areas will be protected in perpetuity through conservation easements and other covenants, and managed for the long term using annual homeowner association dues and interest generated by a conservation endowment. Lastly, deed restrictions will be placed on portions of some private lots which contain significant trees, wetlands and wetland buffers, and portions of the storm water management system. (go back to top)
Trails
This proposal provides a trail corridor through the property. It consists of two basic parts:
· The interior system is a paved sidewalk that is included as part of the neighborhood sidewalk system. This trail portion will be 8’ wide in lieu of the standard 5’ width and will be clearly marked.
· The trail link connection to the northeast will also be 8’ in width either crushed limestone or bituminous at the city’s option. This alignment has been discussed and approved with the city staff.
Summary:
A lot of thought and time has gone into this project to create a truly great neighborhood. This reflects our commitment to the stewardship of the land, as well as the good of the City of Minnetonka and the future neighborhood residents. We are confident that this stewardship and will be passed on to future generations.
Sincerely,
Keith Waters
(go back to top)
For lot hold information and design meeting scheduling, please call:
Mike Steadman
Coldwell Banker Burnet
612-296-0900
email: mikesteadman@ecbburnet.com
web: mikesteadman.comDon Peterson
Coldwell Banker Burnet
612-718-7120
e-mail: donaldpeter@comcast.net
web: www.landlakeshore.comThe home illustrations on this screen are just examples of possible design directions. The style and layout of the actual homes will be uniquely designed to fit the particular needs and tastes of their owners.
(Click below to enlarge)
