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HomeMy WebLinkAbout2013-02-25 PACKET 06.3.STAFF REPORT CASE: PP13 -002 and ZA13 -003 ITEM: 6.3 PUBLIC MEETING DATE: 2/25/13 TENTATIVE COUNCIL REVIEW DATE: 3/20/13 APPLICATION APPLICANT: Newland Real Estate Group, LLC REQUEST: A zoning amendment to rezone property from AG -1, Agricultural Preservation, to R -3, Single Family Residential, and Planned Development Overlay (PDO); and a preliminary plat for a subdivision to be called Ravine Meadow, which will consist of 92 lots for single - family homes and 6 outlot parcels for public park space, stormwater detention basin, and landscape islands. SITE DATA LOCATION: North of 70th Street, approximately one - quarter mile east of Jamaica Avenue ZONING: AG -1, Agricultural Preservation CONTIGUOUS LAND USE: NORTH: Agricultural EAST: Agricultural SOUTH: Residential WEST: Agricultural and Religious Institution SIZE: 39.5 acres DENSITY: 2.61 net dwelling units per acre RECOMMENDATION Approval, subject to the conditions stipulated, in this staff report. COTTAGE GROVE PLANNING DIVISION Planning Staff Contact: John McCool, Senior Planner, 651 - 458 -2874, 6 rnccooI(a_)COttage -g rove. org GACITYFILES \13 CITYFILES \002PP Ravine Meadow 2013 -02 -25 \Planning \PP13 -002 Ravine Meadow SR cover 2- 25- 13.docx 6 �f p� _` sY a4 �p6 a� le Q5j 3 M at! ba A §R S, z igx E. j { a I q d 3 g n^ x w�' h — w -1 - I g n^ x E a ¢!. „. AiS " w�' h i ¢ pe U N p IL�_J Im I ea�an anz,.�ou !-oV I E a ¢!. „. AiS " I I I I I I� I I r -- I I I I I I i L — — I I f I � I I I I 3 z m ;6i a e s IL�_J Im I I I I I I I� I I r -- I I I I I I i L — — I I f I � I I I I 3 z m ;6i a e s Planning Staff Report Newland Communities — Ravine Meadow Subdivision February 25, 2013 Proposal Newland Communities has applied for the following applications for the proposed 'Ravine Meadow" residential subdivision: A. A zoning amendment to change the property's zoning classification from AG -1, Agricultural Preservation, to R -3, Single - Family Residential with a Planned Development Overlay (PDO). B. A Planned Development Overlay final plan. C. A preliminary plat for Ravine Meadow consisting of 92 lots for detached single - family residential homes. There are five outlots in the plat to provide for stormwater detention, a public park, and landscaped islands. The property is located north of 70th Street (CSAH 22) and approximately one - quarter of a mile east of Jamaica Avenue. Location Map Background On November 26, 2012, the Planning Commission and City Council held a joint workshop to dis- cuss the concept development plans proposed by Newland Communities and DR Horton. The purpose of that joint meeting was to provide a cursory review of two residential development con- cept plans and provide general feedback to each developer. Background information concerning the proposed development standards and the residential zoning classifications that were created Planning Staff Report — Newland Communities Planning Case Nos. PP2013 -002 and ZA2013 -003 February 25, 2013 Page 2 of 30 in 2006 to implement the East Ravine Master Plan and how the two concept plans differ from those intended standards was presented at the workshop. At the Planning Commission's regular meeting on November 26, 2012, Newland Communities presented to the Planning Commission their development concept plan. At that time, the pro- posed project consisted of 92 lots for detached single - family homes on lots of varying sizes. The original concept plan provided a stormwater basin, trails, and open space to facilitate play struc- tures, a shelter, and outdoor recreation. Nemdand Property.,' tl "Apx trove, M11 r< concept Site Plan- LaN 3mnJ PLif�RJ'� fart ¢N Ce,Y6 "rBPP MmunaNAxa B,aNalAaldEO¢tl; Bros GbL 25'•3FOamn cmu oa N.aa1 x• 9arGn,x1 aAga�e Nq n.w u Ma�s�Myt J9 LEGEND Utm. UJI, funs Rol W nAvalmmbal nafa GoraAna tNUAc MR he•xl AflW �3;SAc PN �Wnp IIA IAA 11AIA4 #VIAma 3JI.WAc ihawns'ueiv 4T aY�Mmay a3M A�(an 'Ga�6aivia aF A7 eNNe Aa Agw LNAms 02!670 The Planning Commission generally supported the idea of allowing the minimum front yard set- back to be reduced from 30 feet to 25 feet for the living area of the house and requiring 30 feet for the attached garage. Reducing the 10 -foot minimum side yard setback to 7.5 feet for both sides of the dwelling and requiring a 440 square foot minimum attached garage area were also sup- ported. The Planning Commission also favored the idea of having two street connections along the east side of the site to provide future street connections to the ten -acre parcel located be- tween the SVVVVD's property and Newland's site. The proposed trail connection to the SVVVVD's property north of Newland's site was agreeably a practical location and provided a public trail connection that benefits the community. The Planning Commission discussed the proposed tot -lot location and the opportunities to increase the park area with additional land from Newland Com- munity and SVVVVD. The Commission recommended that the average lot width be 75 feet meas- ured at the recommended 25 -foot minimum front yard setback line, and the minimum finished floor area for a single - family rambler is 1,500 square feet and 2,000 square feet for all other single - family designs. Concept Site Plan December 12, 2012 Planning Staff Report — Newland Communities Planning Case Nos. PP2013 -002 and ZA2013 -003 February 25, 2013 Page 3 of 30 The Planning Commission understood the developer's desire to plat an easement along the rear lots of the parcels abutting 70th Street, but also believed there were benefits in having the buffer strip platted as an outlot that would be owned and maintained by the homeowners association. The Commission was interested in the future design of 70th Street to better understand the streetscape appearance. It was the consensus of the Commission that a buffer strip of adequate width be uniformly landscaped and graded with earth berms along 70th Street. The Commission supported the developer's idea that any fencing, accessory structures, play structures, etc. in the rear yard of the lots abutting 70th Street must not encroach into the specified buffer strip. The Planning Commission recommended to the City Council the approval of the concept plan dated October 19, 2012 with certain revisions. The developer modified the concept plan as sug- gested by the Planning Commission and the revised Concept Site Plan dated December 12, 2012 was presented to the City Council on December 18, 2012. The City Council approved Newland Communities' Concept Site Plan dated December 12, 2012, subject to the following conditions: 1. Temporary turn - around is constructed at the dead -ended street located at the northwest corner of the site. 2. The buffer strip or outlot along and parallel to 70th Street shall be an average of 75 feet in width and graded with undulating earth -berms and densely landscaped. An under- ground irrigation system shall be provided for all turf areas. The developer provides options for how maintenance will be managed and delineated. 3. Landscaped islands shall be provided in the center of cul -de -sacs. The islands will be platted as outlots. The homeowners association must own and maintain these outlots. 4. A homeowners association must be created for this development. 5. A sidewalk is constructed on the east and west sides of Jensen Avenue located between 70th Street and the first intersecting street north of 70th Street. 6. The minimum front yard setback for the living area of a dwelling must not be less than 25 feet and the minimum front yard setback of the attached garage must not be less than 30 feet. A minimum 7.5 -foot side yard setback is acceptable. 7. The minimum finished floor area for a single - family rambler is 1,500 square feet and 2,000 square feet for all other single - family designs. 8. The average lot width shall be a minimum of 75 feet measured at the 25 -foot minimum front yard setback line. 9. The minimum attached garage area shall be 440 square feet. 10. Architectural design is required on all four sides of the principal structure. Planning Staff Report— Newland Communities Planning Case Nos. PP2013 -002 and ZA2013 -003 February 25, 2013 Page 4 of 30 11. A minimum of 20 percent of the front fagade is covered by brick, stone, stucco, or ce- mentious board. The front fagade area does not include windows, door areas, or garage doors. 12. The minimum roof pitch for the main roof slope is an 8/12 pitch. 13. Brick or stone front fagade must wrap around the front corners and extend a minimum of 24 inches along each side wall. 14. The buffer strip or outlot paralleling 70th Street must average 75 feet with a 40 -foot mini- mum width. The City will consider reducing this 75 -foot average width if additional public open space is provided elsewhere within the subdivision. 15. Windows, doors, and garage doors must have a low or no maintenance trim on all four sides of the dwelling. 16. A center landscaped median shall be constructed on Jensen Avenue, between 70th Street and the first intersecting street north of 70th Street. This median shall be platted as an outlot and owned and maintained by the homeowners association for this sub- division. Planned Development Overlay (PDO) Plan Procedure The Planning Commission must make a recommendation on the proposed Planned Development Overlay plan to the City Council. The findings required to approve this PDO must include, but not be limited to, the following: A. The PDO plan is consistent with the intent of the PDO requirements specified in the City Codes. B. The PDO plan meets the standards required for a conditional use. C. Each stage of the PDO plan can exist as an independent unit. D. The area surrounding the PDO plan can be planned and developed in coordination and sub- stantial compatibility with the proposed PDO plan. E. Any proposed density transfer is consistent with the preservation and enhancement of impor- tant natural features of the site. F. Any density bonus is consistent with the density bonus criteria of the PDO ordinance. G. Any variation of flexibility from zoning standards most similar in function to the proposed PDO plan must produce results equal to or better than those achieved by the applicable zoning standard. Planning Staff Report— Newland Communities Planning Case Nos. PP2013 -002 and ZA2013 -003 February 25, 2013 Page 5 of 30 H. Other factors related to the project as the Planning Commission and City Council deem rele- vant. The Planning Commission and City Council may attach such conditions to their actions as they determine necessary to accomplish the purposes of this section. Conformance to the East Ravine Master Plan The proposed preliminary plat and PDO plan are generally consistent with the East Ravine Master Plan, which was adopted in June 2006. A comparison between Newland Communities' preliminary plat and the East Ravine Plan is shown below. Land Use Map from East Ravine Master Plan, 2006 The proposed preliminary plat and the land use map from the East Ravine Master Plan are consis- tent in the following ways: • The East Ravine Plan primarily identifies the future development of the applicant's property for detached single - family homes. The developer is proposing detached single - family lots for the property, which is consistent with the East Ravine Master Plan and the City's Future Vision 2030 Comprehensive Plan. The proposed planned development overlay plan proposes a 55 -foot averaged buffer strip along the dedicated 70th Street right -of -way line. This buffer area will be part of the rear yard for the 15 residential lots abutting 70th Street. There are a series of undulating earth -berms paralleling 70th Street that will be graded within this buffer area. The berms range between zero to four feet in height. A combination of deciduous and conifer trees will be planted within this buffer strip. The City has required a 75 -foot wide averaged buffer strip along these minor arterial roadways for other projects in the East Ravine area. Because the average width of the buffer strip is less than the desired 75 -foot width, the developer added more land to the proposed public park area at the north side of the plat. The proposed open space shown on the preliminary plat is at the end of a public street that pro - vides public view into the South Washington Watershed (SWWD) property. This proposed public park is in the general area where a future neighborhood park was proposed in the Future Vision 2030 Comprehensive Plan and the East Ravine Master Plan (2006). Preliminary Plat Planning Staff Report— Newland Communities Planning Case Nos. PP2013 -002 and ZA2013 -003 February 25, 2013 Page 6 of 30 • Trail and sidewalk connections and landscaped islands are proposed and are acceptable to the City. Entrance features and landscaping is recommended at the 70th Street and Jensen Avenue main entrance. Washington County has reviewed the preliminary plat, and they commented that a pedestrian crossing across 70th Street on Jensen Avenue will not be allowed. • Access is consistent with City and County transportation standards. • Public street connectivity to adjacent parcels is provided for improving accessibility. • Management of the site's stormwater for rate and water quality is conceptually correct. • The proposed preliminary plat and grading plan are consistent with the low density residential land use designation for this area. Zoning The applicant's proposed Planned Development Overlay (PDO) application includes a request to rezone the property from the current zoning of AG -1, Agricultural Preservation, to R -3, Single Family Residential. The R -3 zoning classification requires a 75 -foot minimum lot width and a 10,000 square foot minimum lot area, but the requested PDO plan proposes a 9,093 square foot average lot area and a 79.3 averaged lot width measured at the proposed 25 -foot minimum front yard setback line. Corner lots are required to have an additional ten feet of lot width. The developer is proposing the following development standards for their PDO plan: Comprehensive Plan The future land use in the City's Future Vision 2030 Comprehensive Plan and East Ravine Mas- ter Plan for this area is low density residential. The applicant's proposal to subdivide this property into 92 detached single - family homes is consistent with these two plans. The property is in the Metropolitan Urban Service Area (MUSA) and the proposed 2.61 units per acre net density is within the one to four units per acre density range for land designated low density residential. Current R -3 Standards Proposed PDO Minimum lot area 10,000 s . ft. minimum 9,093 sq. ft. average 65 feet minimum with an overall 79.3 Minimum lot width 75 feet foot average at the 25 foot minimum front yard setback line Minimum house(living area) 10 feet 7.5 feet side yard setback Minimum attached garage 5 feet (attached garage side) 7.5 feet side yard setback Minimum front yard setback 30 feet 25 feet (house) 30 feet (garage) Minimum rear yard setback 35 feet 35 feet Corner lot width 85 feet 92.8 feet (average Minimum side yard setback 20 feet 20 feet on a corner lot Comprehensive Plan The future land use in the City's Future Vision 2030 Comprehensive Plan and East Ravine Mas- ter Plan for this area is low density residential. The applicant's proposal to subdivide this property into 92 detached single - family homes is consistent with these two plans. The property is in the Metropolitan Urban Service Area (MUSA) and the proposed 2.61 units per acre net density is within the one to four units per acre density range for land designated low density residential. Planning Staff Report — Newland Communities Planning Case Nos. PP2013 -002 and ZA2013 -003 February 25, 2013 Page 7 of 30 Planning Considerations Property Characteristics The 39.5 -acre Newland Communities' property is currently farmland. There are no buildings on the site. The site is moderately flat with natural drainage generally flowing toward the northeast corner of the property. Trees and brush exist along the east and north boundary lines of the prop- erty. An aerial photo of the property is shown below. . 2. 2006 Aerial of Proposed Development Site Density The developer's development plan proposes 2.61 dwelling units per acre (net density area). The net density area is calculated by subtracting the 19 feet of additional dedicated right -of -way for 70th Street (2.52 acres) and 1.67 acres for the area below the high water elevation designed for the stormwater basin. The "low density residential" land use designation in the City's Future Vision 2030 Comprehen- sive Plan and East Ravine Master Plan for this area is low density residential, which equates to one to four units per acre. Based on this analysis, staff finds the proposed 2.61 units per net area conforming to the established development policies for this area. Tree Preservation The Tree Preservation Plan inventoried 151 trees in the vicinity of the proposed developing site. Only 48 percent (73 trees) of the inventoried trees are located on the developing site. Of these 73 trees, 63 percent (46 trees) are boxelders that are in marginally good condition and health. Most of the trunk diameter for these trees is less than 12 inches, which is the minimum trunk diameter for a qualifying tree. All the trees located on the site are proposed to be removed. There are no Planning Staff Report — Newland Communities Planning Case Nos. PP2013 -002 and ZA2013 -003 February 25, 2013 Page 8 of 30 specimen trees (30 -inch or greater trunk diameter) on the property. City ordinance allows up to 40 percent tree removal without tree mitigation. Based on the tree inventory dated January 28, 2013, and the City's ordinance regulation allowing up to 40 percent of the qualifying trees to be removed without mitigation, the developer is re- quired to replace only nine trees that are not boxelder trees and have a qualifying trunk diameter. In applying the replacement rate of two trees for every one qualifying tree removed, tree mitiga- tion for this project results in the planting of 18 trees with a minimum trunk diameter of 2.5 inches. Planting these trees may occur within the park area, added to the landscaped buffer along 70th Street as shown on the Landscape Plan dated January 28, 2013, within the South Washington Watershed (SWWD) property with the written approval by the SWWD, or on lots. Lots abutting the proposed park, the exception parcel in the southwest corner of the site, or around the storm - water basin would be ideal locations to consider. Landscaping in the center islands or the buffer easement along 70th Street will not be considered as mitigation. A copy of the tree inventory is attached. Access /Transportation The Newland Communities project proposes one street connection along 70th Street (CSAH 22). This access is across from Jensen Avenue, which is a collector street roadway. The future align- ment of Ravine Parkway is approximately one - quarter of a mile north. Access to all residential lots are on local streets. The local streets are 60 -foot wide right -of -ways with 28 -foot roadway widths (measured from face -of -curb to face -of- curb). The concrete curbing and gutter will be a B618 design. The right -of -way and roadway widths are consistent with the East Ravine Plan and city ordinance requirements. The preliminary plat also proposes dedicating 92 feet north of the center line of 70th Street (south line of Section 3). This roadway dedication will be for the 70th Street right -of -way and is acceptable with Washington County. Four future local street connections are proposed to serve other adjoining parcels. The eastern and western road extensions are best located to serve and logically provide access to future de- velopment on the adjoining parcels. The proposed northerly road extension is centrally located on the 20 -acre parcel of land currently owned by Thomas and Mary Ann Goebel. This future street will eventually connect to Ravine Parkway. An illustration of these future roadway connections is shown below. Planning Staff Report — Newland Communities Planning Case Nos. PP2013 -002 and ZA2013 -003 February 25, 2013 Page 9 of 30 A temporary turn - around will be required at the dead -ended streets located at the west and east boundary lines of the proposed developing site. A temporary turn - around is not required for the street at the north boundary line because a house will not front on this street at this time. The plat and Planned Development Overlay plan provides two future roadway connections to the abutting ten -acre parcel located east of this site. This is consistent with the recommendation made by the Planning Commission and City Council. If the temporary turnarounds cannot be located within the existing 60 -foot wide right -of -way, the developer will be required to provide a temporary roadway easement on other properties to construct these turnarounds. The developer must prepare a legal description, sketch drawing, and temporary easement document for the City's review and ap- proval. The temporary easement agreement will terminate once the local street is extended in the future. The temporary easement will no longer be needed at that time. A barrier and sign will be erected at the end of the three dead -ended streets to inform the public that the dead -ended streets are planned to be extended in the future. Street names were recommended with the participation from City staff representing the Public Works, Police Division, Fire Division, Building Division, and Administration. The recommended street names are consistent with the Uniform Street Naming System. The "eyebrow" street bump - outs for Blocks 6 and 7 are not recommended to have a different street name since there are so few lots on the street eyebrow and they are very short length. Future Roadway Connections Planning Staff Report — Newland Communities Planning Case Nos. PP2013 -002 and ZA2013 -003 February 25, 2013 Page 10 of 30 A right -turn lane onto Jensen Avenue into the Ravine Meadows subdivision will be constructed by Washington County. The segment of existing asphalt trail paralleling 70th Street will be relocated to one -foot from the plat's south boundary line. The developer will be required to pay the cost and construct this trail and the right -turn lane. Center Islands and Buffer Strip Landscaped islands in the center of the cul -de -sacs are required to be platted as outlots. The homeowners association (HOA) is required to own and maintain these parcels. The HOA is also responsible for maintaining the 55 -foot averaged buffer width along the rear lot line of the 15 lots in Blocks 1 and 2. The developer is responsible for planting the trees, shrubs, and other landscaping materials in the cul -de -sac islands and buffer strip along 70th Street. An illustration of the plant materials proposed for the center islands and along 70th Street is shown below. A copy of the Landscape Plan dated January 28, 2013 is attached. ne.m W N n all Aj 2 WW ad Oc No DVOU as 1 The buffer strip along the rear lot line of the lots in Blocks 1 and 2 will be graded to provide un- dulating earth -berms ranging between zero to four feet in height. The minimum width of the buffer street is 40 feet and the widest is about 75 feet. The 75 -foot buffer width is located on the two lots at the main entrance of the subdivision that connects to 70th Street. The average buffer width is about 55 feet. The buffer will exist as an easement that will be platted on each of the 15 lots abut- ting 70th Street. The homeowners association will maintain this buffer strip even though the landscaped buffer is on private properties. Delineator markers along the house side of the buffer strip are required for the benefit of the property owners and homeowners association. The 15 lots along 70th Street are platted with extra depth, ranging between 175 to 207 feet. This extra depth will provide adequate space necessary to accommodate the densely planted buffer strip and an abundance of privacy in the rear yard for homeowners. The lots and existing houses on the south side of 70th Street have lot depths that range between 134 to 153 feet with a 45 -foot to 76 -foot separation between houses and the rear property line (70th Street right -of -way line). Planning Staff Report — Newland Communities Planning Case Nos. PP2013 -002 and ZA2013 -003 February 25, 2013 Page 11 of 30 A homeowners association will provide homeowners within this neighborhood with a uniformed continuity of architectural designs and regulations that will maintain property values. The homeowners association will also be responsible for mowing the turf between the south boundary line of Blocks 1 and 2 and the shoulder along 70th Street and maintaining the landscaped berm, plants, landscaping materials, and turf located within the buffer easement along the rear yard of the lots in Blocks 1 and 2. Landscaping In addition to the one yard tree that is required to be planted along the street frontage (one tree per street frontage for corner lots), a minimum of four trees and ten shrubs are required for each residential lot. One of the four additional trees must be a conifer tree not less than six feet in height (City Code Title 10, Chapter 5, Section 1(7)). These trees are not eligible for tree mitigation. The builder of any lot within this development will be required to post an escrow with the City to insure these trees and shrubs are installed. The Landscape Plan dated January 28, 2013 showing certain tree species along the boulevards is required to be modified to show more mixed species along the streets versus one tree species for each street segment. The City Forester is also recommending that 18 Ginkgo /Ginkgo Biloba Planning Staff Report— Newland Communities Planning Case Nos. PP2013 -002 and ZA2013 -003 February 25, 2013 Page 12 of 30 be included in the species list and the Autumn Blaze Maple be changed to Swamp White Oak. A revised Landscape Plan is required with the submittal of a final plat application. Sidewalk and Trails A sidewalk is proposed on one side of the local streets within the project. The developer has agreed to construct a sidewalk on both sides of the Jensen Avenue, between 69th Street and the asphalt trail paralleling 70th Street. This will provide better pedestrian safety and mobility at the main entrance of this neighborhood. All the concrete sidewalks will be five feet in width. An eight -foot wide asphalt trail is located within the proposed public park. This trail will be ex- tended to the northeast corner of the plat where it will connect to future trails on the SWWD's property. The existing asphalt trail on the north side of 70th Street will also be relocated along this segment of 70th Street that abuts Ravine Meadows. Once the developer completes their site grading, con- structing Jensen Avenue, and re- working the grades in the drainage swale within the 70th Street right -of -way, a new eight -foot wide asphalt trail will be will be constructed within one foot of the rear boundary line of Blocks 1 and 2 of Ravine Meadows. The developer will be responsible for the cost and construction of this trail segment abutting their site, concrete sidewalks, and asphalt trails as shown on the revised preliminary plat dated February 20, 2013. Washington County will construct the right -turn lane and the developer will be responsible to pay for this improvement. Park Land and Public Open Space Outlot C is recommended to be dedicated to the City for a public park. Credit toward the minimum land dedication requirements will be based on the buildable land, which excludes the 92 feet of right -of -way for 70th Street (CSAH 22) and the cumulative area below the ordinary high water elevation for the stormwater basin in Outlot A. The total area of these exclusions is 4.18 acres, thus providing a buildable area of 35.30 acres. City ordinance requires 10 percent land dedication of the buildable area, or 3.53 acres for this project. Outlot C is 1.74 acres of land. Because the buffer easement averaged 55 feet in width and not 75 feet as recommended by the City, the 0.47 of an acre of land (20 feet by 1,024 feet) is subtracted from the proposed park land dedication. The net result for park land dedication is 1.27 acres. The 1.27 acre is 36 percent (1.27 acres di- vided by 3.53 acres) of the minimum land dedication required by ordinance. For this reason, the developer is required to pay to the City 64 percent of the $3,200 park fee in lieu of land dedication for each lot. This is a total payment to the City in the amount of $188,468.29. The location and acreage proposed for this public park is consistent with the City's Future Vision 2030 Comprehensive Plan and the East Ravine Master Plan 2006. The proposed park area is also consistent with the Concept Plan approval by the City Council in December 2012. City staff is recommending the acceptance of Outlot C for public park purposes. The City will continue to work with the SWWD staff to determine the best location for the proposed trailways and recreation field that is proposed to encroach on a portion the SWWD's property. The City's conceptual plan for this park includes a playground area, shelter, multi -sport court, backstop structure on a small open grass area, and a hill for climbing /sledding. The hill could po- tentially be used as an amphitheater for small gatherings. Staff will continue to work with the de- veloper in finalizing the park development plan. The distance between the east boundary line for Planning Staff Report — Newland Communities Planning Case Nos. PP2013 -002 and ZA2013 -003 February 25, 2013 Page 13 of 30 Lot 1, Block 8 and the multi -sport court is approximately 100 feet. Landscaping will be required along the park boundary that abuts residential lots. A public walkway (eight -foot wide asphalt trail) will continue to exist along 70th Street, but will be relocated to within one foot of the south boundary line of Blocks 1 and 2. This trail will be relo- cated as the result of Washington County reconstructing that segment of 70th Street and the in- stallation of a right -turn lane into the Ravine Meadows subdivision. Additional trail connections are proposed within and along the perimeter of the SWWD's properties to link future neighbor- hoods and park amenities. The future public park plan for the Upper Ravine area in the East Ravine is shown below. Future Public Park Plan for Upper Ravine Area of East Ravine Park/open space boundary markers are required to be placed along residential property corner markers that abut Outlot A and C. A total of 14 boundary markers are recommended. The devel- oper is required to pick -up these boundary markers from the Cottage Grove Public Works. The total cost of these boundary markers is $1,610.00. The cost for the boundary markers and the installation of these posts will be included in the costs for the public improvements. Utilities The City's trunk sanitary sewer is located within the future alignment of Ravine Parkway, which is an east -west alignment approximately one - quarter of a mile north of the Newland Communities site. Developing the Newland Communities site will require the southerly construction of a sani- tary sewer from the existing trunk sanitary sewer to then northeast corner of Newland's property. Construction of this new trunk sanitary sewer is scheduled for early this year and will be coordi- nated with the construction of the proposed DR Horton development located east of this site. There is an existing trunk watermain at the Joliet Avenue and 70th Street intersection. A new ductile iron watermain will be extended throughout the proposed residential subdivision. One segment of the watermain will be oversized to serve future developments in the area. The cost Planning Staff Report — Newland Communities Planning Case Nos. PP2013 -002 and ZA2013 -003 February 25, 2013 Page 14 of 30 difference between an eight -inch diameter ductile watermain and the oversize pipe will be cre- dited to the developer and paid from the City's Water Area Fund. The proposed stormwater system will be comprised of drainage swales to accommodate for sur- face water drainage and a network of stormwater pipes that will direct stormwater flows to the stormwater basin in Outlot A. The design of this stormwater system is based on the City's stan- dard 100 -year storm event (6.3 inches in a 24 hour period). The stormwater calculations and modeling are being modified and will be submitted with the final plat application. All existing public utility services are adequately sized to serve this and other properties within the Upper Ravine area. Grading As with all new development projects, site grading is necessary to provide on -site stormwater detention, street and building pad elevations, and drainage swales for routing surface water runoff to appropriate storm sewer systems. Each building pad will be graded above the street elevation and at least two feet above the ordinary high water elevation for stormwater basins. Storm sewer will be extended from the street to the stormwater basin located in Outlot A. Drainage swales will also be necessary between the lots to provide drainage routes for surface water drainage coming from rooftops, decks, sidewalks, and driveways. As noted on the prelimi- nary grading, drainage, and erosion plan, a silt fence will be installed along the perimeter of the grading limits. This fence will also serve as a barrier for trees that are to be protected. The applicant's engineering consultant will continue to work with the City Engineer and SWWD to address stormwater storage basins and drainage. The grading plan shown below illustrates the grading limits. This plan will be refined as the final utility plan is prepared and engineering details are completed. 19 Planning Staff Report— Newland Communities Planning Case Nos. PP2013 -002 and ZA2013 -003 February 25, 2013 Page 15 of 30 Area Charges and Development Fees The preliminary calculation of area charges and related East Ravine development fees for this project are shown in the table below. These are preliminary estimates and are subject to change based on quantity adjustments and credits to the actual costs for oversizing certain public utilities. These fees and charges will be accurately adjusted in the development agreement. Payment to the City will be required at the time the development agreement is fully executed by the City and developer. FEES AND CHARGES ACRES RATE ESTIMATED AMOUNT Storm water area charge 35.30 $3,938/ac. $138,992.47 Waterworks area charge 35.30 $2,922/ac. $103.132.55 Sanitary sewer area charge 35.30 $6,763/ac. $238,701.39 Street light poles and luminaries $21,700.00 Street light utility and surcharge fee $21,220.00 Initial sealcoating of streets and trails $5,409.60 Park fee 92 64% of $3,200 $188,468.29 Boundary markers 14 $115 $1,610.00 AUAR fee 39.48 $4,579.68 ftr Road Charge 36.97 $8,615 $318,455.14 Curb stop ins ections 92 $300 $27,600.00 Total $1,069,869.12 Exception Parcel There is an existing residential lot at 9278 70th Street. This parcel of land is not part of the pro- posed Ravine Meadow subdivision. Newland Communities contacted the owner of this property early in the process about adding their property to their development plan. The property owner had no desire to either sell the property or be part of the proposed subdivision. Approximately 50 feet of this property's northeast corner adjoins the right -of -way in the Ravine Meadows plat; it only would serve as an access point into the property's rear yard. Relocating the existing driveway from the southwest corner of the property to the northeast corner would require the new driveway to be extended from the northeast corner along the east side of the house, across the front yard to the front of the attached garage. Another option would be to install a garage door on the north side of the existing attached garage door, but the front entrance into the home would still remain on the south side of the house. Neither scenario is ideal for the homeowner. Planning Staff Report — Newland Communities Planning Case Nos. PP2013 -002 and ZA2013 -003 February 25, 2013 Page 16 of 30 Rose of Sharon Lutheran Church • Newland • `( ?�n 9 Public Hearing Notices Public hearing notices were mailed to 72 property owners who are within 500 feet of the proposed subdivision. These notices were mailed on February 13, 2013. The location map shows the 500 - foot buffer around the subject property. Proposed Development Consistencies with City Ordinances The proposed preliminary plat and Planned Development Overlay (PDO) of an R -3, Single Family Residential District, is consistent with the East Ravine Master Plan (June 2006) and the Future Land Use Map of the City's Future Vision 2030 Comprehensive Plan (March 2011). The overall plat layout and PDO Plan complies with City ordinance requirements and is consistent with the concept plan approved by the City Council in December 2012. The request to rezone the property from AG -1, Agricultural Preservation, to R -3, Single Family Residential, is consistent with the development densities identified in the City's Comprehensive Plan and East Ravine Master Plan. The developer is proposing to develop the entire 39.5 -acre site and 92 lots in one phase. The de- velopment of this project will be compatible with the existing residential neighborhoods south of 70th Street and future neighborhoods in the Upper Ravine area. The proposed variation (e.g. lot sizes, lot widths, minimum front yard, and side yard setbacks) are similar in function to the pro- posed PDO plan and will equal or be better than those achieved by the applicable zoning standard. The City's Public Works, Public Safety (Fire and Police Divisions), Parks Department, and City Administration find the proposed Ravine Meadows applications compliant with City development standards. Their comments and recommendations have been incorporated in the conditions con- sidering the approval of this project. Planning Staff Report — Newland Communities Planning Case Nos. PP2013 -002 and ZA2013 -003 February 25, 2013 Page 17 of 30 Recommendations A. That the Planning Commission recommends to the City Council that the property being sub- divided as Ravine Meadows be rezoned from Agricultural Preservation (AG -1) to Single Family Residential (R -3) with a Planned Development Overlay (PDO). B. That the Planning Commission recommends to the City Council the approval of the Ravine Meadows Planned Development Overlay Plan. C. That the Planning Commission recommends to the City Council the approval of the Ravine Meadows revised preliminary plat dated February 20, 2013, as proposed by Newland Com- munities for the development of 92 lots for detached single - family residential homes, subject to the following conditions: 1. The developer and builders must comply with all city ordinances and policies. 2. Approval of the rezoning, Planned Development Overlay Plan and preliminary plat ap- plications is contingent on the extension of city utilities that are necessary to serve this project. The extension of public utilities across the South Washington Watershed (SWWD) property must meet the approval of the SWWD and coordinated with the DR Horton improvements. 3. The applicant receive appropriate building permits from the City, and permits or approv- als from other regulatory agencies including, but not limited to, the South Washington Watershed District, DNR, Minnesota Department of Health and the Minnesota Pollution Control Agency. 4. The future submittal of the final plat and the City's approval of the final plat are subject to additional conditions that will be listed in the City resolution approving the final plat and included in the development agreement between Newland Communities and the City of Cottage Grove. 5. The developer must enter into an agreement with the City of Cottage Grove for the completion of the public improvements required by City ordinances. Once the devel- opment agreement is completely executed and all cash deposits and payments are paid to the City, the City will release the final plat to the developer for recording at the Washington County Recorder's Office. 6. The revised grading and utility plan must be submitted to City staff for review and ap- proval prior to the submission of the final plat plan applications to the City. All emer- gency overflow swales must be identified on the grading and erosion control plan. 7. The City Engineer is authorized to prepare a feasibility report for the construction of all public improvements within Ravine Meadows. 8. The developer must submit for staff review and approval a final construction manage- ment plan that includes erosion control measures, project phasing for grading work, Planning Staff Report — Newland Communities Planning Case Nos. PP2013 -002 and ZA2013 -003 February 25, 2013 Page 18 of 30 areas designated for preservation, a crushed -rock contruction entrance, and construc- tion- related vehicle parking. Parking along 70th Street (CSAH 22) is prohibited. 9. The Developer shall be financially responsible for 100 percent of all public improve- ments. The City Engineer will prepare the construction plans and release the plans to the developer after the development agreement is fully executed and the City has received all the escrows and payments. 10. A pre- construction meeting with City staff and the contractor must be held before site work begins. The contractor will provide the City with a project schedule for the various phases of construction. 11. Erosion control devices must be installed prior to commencement of any grading activ- ity. Erosion control shall be performed in accordance with the recommended practices of the "Minnesota Construction Site Erosion and Sediment Control Planning Handbook" and the conditions stipulated in Title 10 -5 -8, Erosion Control During Construction of the City's Subdivision Ordinance. 12. The developer is responsible for the cost and installation of fourteen public land boun- dary markers at the corners of private properties abutting Outlots A and C. The boundary markers are $115 per marker (totaling $1,610.00) and are to be picked up at the Cottage Grove Public Works facility. The boundary markers must be installed be- fore a building permit is issued for the lot that abuts the recommended marker location. 13. The developer shall prepare a warranty deed to convey fee ownership of Outlots A and C to the City of Cottage Grove and record the deed once the City has inspected the improvements proposed on each Outlot. Once the City has accepted the improvements and the developer has removed all silt fence, erosion control devices, and ground ve- getation has matured within these Outlots and is accepted by the City, the developer shall prepare a record plan for each Outlot. A copy of the recorded plan must be sub- mitted to the City. The warranty deed for both Outlots shall be recorded at Washington County Recorder's office once the Outlots are accepted by the City. 14. The final plat and declaration of private covenants must be recorded with the Washing- ton County Recorder's Office before any building permit can be issued. 15. All setbacks shall be consistent with the approved Planned Development Overlay Plan dated January 28, 2012. The front yard setback for the living area of the house must be a minimum of 25 feet and the front yard setback for the attached garage must be a minimum of 30 feet. The minimum side yard setback for both the living area and at- tached garage is 7.5 feet. The minimum rear yard setback is 35 feet. 16. The homeowners association (HOA) shall own Outlots B, D and E and be responsible for all maintenance, repair, replacement, removal, etc. of any and all landscaping amenities that are placed within street right -of -way; the buffer strip paralleling 70th Street; center landscaped islands described as Outlots B, D and E; subdivision monu- ments; and the yard area between the south boundary line of Blocks 1 and 2 to the Planning Staff Report — Newland Communities Planning Case Nos. PP2013 -002 and ZA2013 -003 February 25, 2013 Page 19 of 30 shoulder of 70th Street. All monument signs must comply with the City's Sign Ordin- ance and only be placed on private property. 17. Landscaping as shown on the Landscape Plan dated January 28, 2013 and the pro- posed undulating earth -berms within the buffer strip along the south boundary line of Blocks 1 and 2 will be required. The homeowners association is responsible for the long -term maintenance. 18. An underground sprinkling system shall be installed within the buffer strip along the rear lots of the parcels platted in Blocks 1 and 2 and irrigate the grass area all the way to the shoulder along 70th Street. The homeowners association is responsible for mowing the grass area between the south boundary line of Blocks 1 and 2 and the shoulder along 70th Street. Mowing in this area shall be consistent with the mowing and maintenance of the buffer strip along the rear lots platted in Blocks 1 and 2. 19. All drainage and utility easements as recommended by the City Engineer must be shown on the final plat and dedicated to the City for public purposes 20. Payment of park dedication fees in the amount of $188,416.00 is based on 92 lots and 64 percent of the $3,200 per lot park fee because park land dedication was only par- tially satisfied. The park fee is due and payable at the time of executing the develop- ment agreement. 21. Tree mitigation is required in accordance with ordinance criteria. A minimum of 18 deci- duous trees with a 2.5 inch trunk diameter is required to be planted. Planting these trees may occur within the park area, added to the landscaped buffer along 70th Street as shown on the Landscape Plan dated January 28, 2013, within the South Washing- ton Watershed (SWWD) property with the written approval by the SWWD, or on selected lots. 22. In addition to one yard tree for each lot having street frontage, four yard trees and ten shrubs must be planted on each residential lot. One of the four trees must be a conifer tree. The developer or building must post a letter of credit or escrow for the estimated cost of these trees and shrubs on each lot. 23. The applicant must hire a city- approved arborist to assist with all facets of tree pre- servation on the site. The arborist will supervise installation and maintenance of tree preservation fencing and the tree and brush removal process. Mitigative measures to aid in preservation of trees slated to remain will occur based upon the recommenda- tions of the arborist. Should trees designated for preservation be removed, the appli- cant will replace the trees in accordance with the ordinance criteria. Trees designated for preservation which is found to be harmed, diseased, or dying, or are not suited for location into the project may be removed based upon the recommendation of the arborist in agreement with the City and the applicant. Trees removed will be replaced as required by ordinance. The developer must install snow fencing or similar fencing material around all trees or groups of trees that are to be preserved prior to any grading activity on the site. Planning Staff Report — Newland Communities Planning Case Nos. PP2013 -002 and ZA2013 -003 February 25, 2013 Page 20 of 30 24. Retaining walls with a height that exceeds four feet or has a combination of tiers that exceed four feet or is a three -foot wall with a back slope greater than four -to -one shall be constructed in accordance with plans and specifications prepared by a structural or geotechnical engineer licensed by the State of Minnesota. Following construction, a certification signed by the design engineer shall be filed with the City Engineer as evi- dence that the retaining wall was constructed in accordance with the approved plans and specifications. Any fencing on retaining walls must be decorative and subject to the design criteria established in the homeowners association declaration of covenants. 25. A "STOP" sign must be installed at the northwest corner of the Jensen Avenue and 70th Street intersection. 26. The applicant must submit private covenants with the final plat application which details the following: • The homeowners association shall own Outlots D, E and F and be responsible for all maintenance, repair, replacement, removal, etc. of any and all landscaping amenities that are placed within street right -of -way, the buffer strip paralleling 70th Street, center landscaped islands described as Outlots B, D and E, and monu- ment signs. Included in the declaration of covenants, the shall be a provision that if the homeowners association defaults on payment of property taxes and Outlots B, D and /or E becomes tax - forfeited property with the city obtaining ownership, the city will bill annually each landowner within the Ravine Meadows subdivision the cost to maintain the forfeited parcels and all property taxes due thereon. • If fencing is installed along 70th Street, it must be constructed of the same design, materials and color and placed on the house side of the buffer easement located in the rear yard of those lots in Block 1 and 2. The fencing must not encroach within the buffer easement. • All signs, mailboxes, and accessory lighting will be uniform in materials and design and be approved as part of the landscape plan. • Turf management in and around the stormwater basin in Outlot A will be per- formed by the City about twice per year. Weed control might occur once per year and the area will not be fertilized. Debris will generally be removed. Trees will be regularly trimmed and monitored. Tree saplings will be removed by Public Works. The City will periodically inspect the basin to assure property flow of the storm - water system. Inspections may result in structure maintenance/ reconstruction (inlets, outlets, skimmers, etc.), sediment removal, basin shaping, and storm pipe cleaning. All disturbed areas will be restored with similar materials. A natural buf- fer within 15 feet of a normal water level will be preserved. If the homeowners association desires a more regular maintenance of the ground cover or that it be irrigated, the homeowners association shall prepare a maintenance plan and submitted it to the Cottage Grove Public Works for review and approval. • The homeowners association is responsible for mowing the grass area between the south boundary line of Blocks 1 and 2 and the shoulder along 70th Street. Planning Staff Report— Newland Communities Planning Case Nos. PP2013 -002 and ZA2013 -003 February 25, 2013 Page 21 of 30 Mowing this area shall be consistent with the mowing and maintenance of the turf and landscaping improvements within the buffer easement located in the rear lots of Blocks 1 and 2. • The homeowners association or the property owner on Lot 13, Block 3 of Ravine Meadows must maintain the turf grass on that portion of Outlot A from the curb of Jewel Lane South to the easterly extension of the rear lot line of Lot 13, Block 3. Maintenance of this area is primarily the mowing of the turf that is generally the same turf maintenance schedule that occurs on Lot 13, Block 3. The homeowners association or homeowner that has a sidewalk in front or on the side of their property is responsible for maintaining the sidewalks. Such mainten- ance includes, but is not limited to, sweeping and promptly removing ice and snow or other obstruction to ensure the safe passage of pedestrians. • Permanent or temporary access directly to 70th Street from any lot abutting 70th Street is prohibited. 27. Irrigation systems installed within City right of way are solely the developers, home- owners association or individual homeowner's responsibility and risk. The City is not responsible or liable for any damage or costs related to installation, damage or re- placement of lawn irrigation systems placed in the boulevard as a result of City use of or future changes in the right of way. 28. The street names as illustrated on the revised preliminary plat dated February 20, 2013 must be shown on the final plat. 29. No private driveway should have a slope greater than ten percent. 30. Fences, play equipment, swing sets, sand boxes, firewood, kennels, and /or any other materials or obstacles are prohibited from being placed in Outlot A. 31. The developer is aware that 70th Street (CSAH 22) is a County road and residential uses located adjacent to highways often result in traffic noise complaints. Future road- way improvements to 70th Street might occur in the future. The developer's marketing materials shall identify 70th Street as County State Aid Highway 22. The City and Washington County are not responsible for construction or payment of any traffic noise mitigation. The developer was advised of the potential traffic noise impacts and the fu- ture improvements to 70th Street (CSAH 22). The Developer agrees to hold harmless the city and Washington County of any claims relative to overall noise levels that may adversely impact residents and properties along 70th Street (CSAH 22). 32. The developer shall obtain a Washington County right -of -way permit for any grading or utility connections within the County's right -of -way. The County Right -of -Way permit must be issued before any excavation or construction occurs within the County's right - of -way. Planning Staff Report — Newland Communities Planning Case Nos. PP2013 -002 and ZA2013 -003 February 25, 2013 Page 22 of 30 33. The developer shall obtain a Washington County Access Permit for the Jensen Avenue connection to 70th Street (CSAH 22) before any excavation or construction for Jensen Avenue begins. There are no plans to include a pedestrian crossing on 70th Street (CSAH 22). 34. All tree preservation, grading, drainage, erosion control, and utilities must conform to the submitted plans dated January 28, 2013. 35. No barrier or planting should encroach upon or over any public walkway. 36. A ten -foot wide maintenance bench must be two feet above a pond's normal water level. Pond slopes above the ten -foot maintenance bench must not be steeper than a 4:1 slope. 37. Ground elevations at the foundation of all structures shall be a minimum of two feet above the emergency overflow elevation and /or high water elevation of any stormwater basin. 38. All emergency overflow swales must be identified on the grading and erosion control plan. Each fall while home building is occurring, emergency overflow elevations shall be surveyed to ensure the emergency overflows are properly graded and maintained. 39. A street lighting plan must be submitted by the developer and approved by the City Engineer prior to approval of a final plat. 40. A letter of credit amounting to 150 percent of the landscaping estimate, street sweep- ing, paving and curbing, and irrigation systems should be submitted to and approved by the City. Upon completion of the landscaping improvements, the owner shall, in writing, inform the City that said improvements have been completed. The City shall retain the financial guarantee covering the landscape improvements for a period of one year from the date of notice, to ensure survival of the plants. No building permit shall be issued until the required financial guarantee has been received and accepted by the City. 41. A temporary turn - around must be constructed at the west end of 68th Street and at both east ends of Jewel Lane South. If the temporary turn - around must extend onto private property, the developer shall prepare a temporary easement benefiting the City of Cottage Grove for public use of the property. The developer shall prepare a sketch plan and legal description for this temporary easement. The temporary easement will continue to be in effect until such time the roadway is extended in the future. The doc- ument shall include a provision that the temporary easement will automatically termi- nate once the roadway is extended and the City declares the temporary easement is no longer required. The developer is also responsible for the cost and installation of a barrier and sign at the end of the four dead -ended roadways. The sign will be an advisement that the road will be extended in the future. 42. A five -foot wide concrete sidewalk must be constructed on both sides of Jensen Avenue, between the trail paralleling 70th Street and 69th Street. Planning Staff Report — Newland Communities Planning Case Nos. PP2013 -002 and ZA2013 -003 February 25, 2013 Page 23 of 30 43. The dimensions of each lot must be verified on the final plat and a list containing the square footage for each lot must be provided to the City. 44. Upon completing site grading, four copies of an "As- Built" survey for the site grade elevations must be submitted to the City. An electronic file of the "As- built" survey must be submitted to the City Engineer. 45. The City's curb and sidewalk replacement policy must be complied with during home building. A bituminous wedge shall be maintained on the street until 90 percent of the homes are constructed. 46. The City will provide to the developer the street name plates and poles. The developer must pay the City for the costs of labor and materials for these street name signs be- fore any building permit is issued. 47. The developer must remove all dead and diseased trees, all other debris, and fencing materials that serve no practical use. This work must be completed prior to the issuance of a building permit. 48. The developer must make all necessary adjustments to the curb stops, gate valves, and metal castings to bring them flush with the topsoil (after grading). 49. The developer must place iron monuments at all lot and block corners and at all other angle points on property lines. Iron monuments must be placed after all site and right - of -way grading has been completed in order to preserve the lot markers for future property owners. 50. The developer shall contact the electric, telephone, gas and cable companies that are authorized to provide service to the property for the purpose of ascertaining whether any of those utility providers intend to install underground lines within the development. The developer agrees to comply with applicable requirements of franchise ordinances in effect in the City, copies of which are available from the city administrator. 51. The developer is responsible for all street maintenance, upkeep and repair of curbs, boulevards, sod, and street sweeping until the project is complete. All streets must be maintained free of debris and soil until the subdivision is completed. Warning signs shall be placed when hazards develop in streets to prevent the public from traveling on said street(s) and directing them to detour routes. If and when the street becomes impassible, such streets shall be barricaded and closed. In the event residences are occupied prior to completing streets, the developer must maintain a smooth driving surface and adequate drainage on all streets until they are completed and accepted by the City. The developer hereby agrees to indemnify and hold the City harmless from any and all claims for damages of any nature whatsoever arising out of developer's acts or omissions in performing the obligations imposed upon developer by this paragraph. 52. Developer will provide to the City copies of bids, change orders, test results, suppliers, subcontractors, etc., relating to the work to be performed by the developer. Planning Staff Report — Newland Communities Planning Case Nos. PP2013 -002 and ZA2013 -003 February 25, 2013 Page 24 of 30 53. The developer agrees to furnish to the City a list of contractors being considered for re- tention by the developer for the performance of the work described in the development agreement. 54. The developer is responsible for the control of grass and weeds in excess of eight inches on vacant lots or boulevards within their development. Failure to control grass and weeds will be considered a developer's default and the City may, at its option, perform the work and the developer shall promptly reimburse the City for any expense incurred by the City. 55. Developer is responsible to require each builder within the development to provide a Class 5 aggregate entrance for every house that is to be constructed in the develop- ment. This entrance is required to be installed upon initial construction of the home, but a paved driveway must be completed before the City will issue a certificate of occu- pancy for that property. See City Standard Plate ERO -7 for con-struction requirements. The water service line and shut -off valve shall not be located in the driveway. 56. Developer will be required to conduct all major activities to construct the public im- provements during the following hours of operation: Monday through Friday 7:00 A.M. to 7:00 P.M. Saturday 8:00 A.M. to 5:00 P.M. Sunday Not Allowed This does not apply to activities that are required on a 24 -hour basis such as de- watering, etc. Any deviations from the above hours are subject to approval of the City Engineer. Violations of the working hours will result in a $500 fine per occurrence. 57. The developer shall weekly, or more often if required by the City Engineer, clear from the public streets and property any soil, earth or debris resulting from construction work by the developer or its agents or assigns. All debris, including brush, vegetation, trees and demolition materials shall be properly disposed of off -site. Burning of trees and structures is prohibited, except for fire training only. 58. The developer grants the City, its agents, employees, officers, and contractors permis- sion to enter the site to perform all necessary work and /or inspections during grading and the installation of public improvements by the developer. 59. All sidewalks to be constructed as part of the development must be completed before building permits will be issued. If a sidewalk exists on or next to a parcel that is to be built upon and if any part of that sidewalk is damaged; the builder must repair the dam- aged walkway before a Certificate of Occupancy is issued for that particular parcel. 60. Upon acceptance by the City Council, all responsibility for the improvements must be assumed by the City, except that the developer is subject to a one year warranty on the construction of the improvements from the time of acceptance by the City of all public improvements. Planning Staff Report— Newland Communities Planning Case Nos. PP2013 -002 and ZA2013 -003 February 25, 2013 Page 25 of 30 61. City will not have any responsibility with respect to any street or other public improve- ments unless the street or other public improvements have been formally accepted by the City. Upon completion of the improvements, the developer may request, in writing, their acceptance by the City. This request must be accompanied by proof that there are no outstanding judgments or liens against the land upon which the public improve- ments are located. Upon the City's receipt of a written request for acceptance from the developer, the City Engineer will conduct a final inspection of the public improvements and will furnish a written list of any deficiencies noted. The City Engineer will base the inspection on compliance with the approved construction plans, profiles and specifica- tions, as required by the city ordinance. Upon satisfactory completion of all construction in accordance with the approved plans, profiles, and specifications, as certified by a registered engineer in the State of Minnesota, and receipt of reproducible record draw- ings and satisfactory test results, the City Engineer will notify the developer in writing of the City's approval of the public improvements and schedule the request for accep- tance for review by the City Council. 62. Upon completion of the work, the developer shall provide the City with a full set of as- built plans for City records and transmitted to the City in a DWG Autocad format and pdf format. Developer must also furnish the City with a pdf format of the final plat and four prints of the recorded plat. If the Developer does not provide as- builts, the City will produce them at the developer's expense. 63. The developer is responsible for completing the final grade on all lots and ensuring all boulevards and yards have a minimum of four inches of organic topsoil or black dirt on them. Placement of organic topsoil or black dirt, sod, and shrubs must not be trans- ferred to homeowners. 64. No building permit will be issued until such time as adequate public utilities, including street lights, and streets have been installed and determined to be available to use. The City will require that the utilities, lighting, and street system have been constructed and considered operational prior to issuance of any building permits in the develop- ment. Also, the City must have all the necessary right -of -way and /or easements needed for the property to be serviced. 65. Adequate dumpsters must be on site during construction of streets, utilities, and houses. When the dumpsters are full, they must be emptied immediately or replaced with an empty dumpster. The developer is responsible to require each builder to pro- vide an on -site dumpster to contain all construction debris, thereby preventing it from being blown off -site. 66. Adequate portable toilets must be on -site at all times during construction of utilities, roadways, and houses. At no time shall any house under construction be more than 250 feet away from any portable toilet. Toilets must be regularly emptied. 67. After the site is rough graded, but before any utility construction commences or building permits are issued, the erosion control plan shall be implemented by the developer and inspected and approved by the City. The City may impose additional erosion control Planning Staff Report— Newland Communities Planning Case Nos. PP2013 -002 and ZA2013 -003 February 25, 2013 Page 26 of 30 requirements if it is determined that the methods implemented are insufficient to properly control erosion. 68. All areas disturbed by the excavation and back - filling operations shall be fertilized, mulched and disc anchored as necessary for seed retention. Time is of the essence in controlling erosion. If the developer does not comply with the erosion control plan and schedule, or supplementary instructions received from the City, or in an emergency determined at the sole discretion of the City, the City may take such action as it deems appropriate to control erosion immediately. The City will notify the developer in advance of any proposed action, but failure of the City to do so will not affect the developer's and the City's rights or obligations. If the developer does not reimburse the City for any costs of the City incurred for such work within thirty (30) days, the City may draw down the letter of credit to pay such costs. 69. The developer is responsible for Erosion Control inspection fees at the current rates. If the developer does not reimburse the City for the costs the City incurred for such work within thirty (30) days, the City may draw down the letter of credit to pay such costs. 70. Burying construction debris, trees, shrubs, and other vegetation is prohibited on the site. 71. Dust control measures must be in place to prevent dust and erosion, including, but not limited to daily watering, silt fences, and seeding. The City Engineer may impose reasonable measures to reduce dust at the site. 72. During construction, streets must be passable at all times, free of debris, materials, soils, and other obstructions. 73. The developer shall comply with the 1991 Wetlands Conservation Act, as amended. 74. All the lots platted in Ravine Meadows shall be part of the same homeowners asso- ciation. 75. The developer shall pay to the City a total of $1,069,869.12. This payment is for the de- velopment fees and charges for the following: FEES AND CHARGES ACRES RATE ESTIMATED AMOUNT Storm water area charge 35.30 $3,938/ac. $138,992.47 Waterworks area charge 35.30 $2,922/ac. $103.132.55 Sanitary sewer area charge 35.30 $6,763/ac. $238,701.39 Street light poles and luminaries $21,700.00 Street light utility and surcharge fee $21,220.00 Initial sealcoating of streets and trails $5,409.60 Park fee 92 64% of $3,200 $188,468.29 Boundary markers 14 $115 $1,610.00 AUAR fee 39.48 $4,579.68 Major Road Charge 36.97 $8,615 $318,455.14 Curb stop inspections 92 $300 $27,600.00 Total $1,069,869.12 Planning Staff Report — Newland Communities Planning Case Nos. PP2013 -002 and ZA2013 -003 February 25, 2013 Page 27 of 30 These fees are subject to change based on quantity adjustments and credits to the actual costs for oversizing certain public utilities. These fees and charges will accu- rately be adjusted in the development agreement. The fee is due and payable to the City at the time the development agreement fully executing by the City and developer. 76. The City agrees to sealcoat the streets in the subdivision no later than two years after 83 houses within the subdivision have been constructed. 77. It is the developer's responsibility to keep active and up to date the developer's con- tract and financial surety (e.g. Letter of Credit, etc.). These documents must remain active until the developer has been released from any further obligation by City Council motion received in writing from the City Engineer. 78. The developer must provide to the City an irrevocable letter of credit for on -site improvements to ensure that the developer will construct or install and pay for the following: • Pave streets • Concrete curb and gutter • Hard surface driveways • Street lights • Mailboxes • Water system (trunk and lateral) and water house service stubs • Sanitary sewer system (trunk and lateral) and sanitary house service stubs • Storm sewer system • Street and traffic control signs /signals • Shaping and sodding drainage ways and berms in accordance with the drainage development plan approved by the City Engineer • Adjust and repair new and existing utilities • Sidewalks and trails • Erosion control, site grading and ponding • Surveying and staking • Park and storm water basin boundary markers These improvements are all in conformance with City approved plans and specifica- tions and will be installed at the sole expense of the developer in conformance with Title 10, Chapter 5 of the City Code; or if in lieu of the developer making said im- provements, the City proceeds to install any or all of said improvements, under the provisions of Chapter 429 of the Minnesota Statutes, the City Council may reduce said Letter of Credit by the amounts provided, upon the ordering, for those public im- provements so undertaken. The Letter of Credit must have the same expiration date as the Developer's contract. The bank and form of the security is subject to the reasonable approval of the City. The security shall be automatically renewing. The term of the security may be ex- tended from time to time if the extension is furnished to the City at least forty -five (45) Planning Staff Report — Newland Communities Planning Case Nos. PP2013 -002 and ZA2013 -003 February 25, 2013 Page 28 of 30 days prior to the stated expiration date of the security. If the required public improve- ments are not completed, or terms of the Development Agreement are not satisfied, at least thirty (30) days prior to the expiration of a letter of credit, the city may draw down the letter of credit. The City may draw down the security without prior notice for any default of the Development Agreement. This minimum amount for this financial guarantee will be included in the development agreement. 79. A Developer's cash escrow must be posted with the City's Finance Director in a non - interest bearing account to cover engineering, legal and administrative costs incurred by the City. If this account becomes deficient it shall be the developer's responsibility to deposit additional funds. This must be done before final bonding obligations are complete. This escrow amount will be included in the development agreement. 80. An engineering cash escrow must be posted with the City's Finance Director in a non - interest bearing account to cover costs of City services, expenses, and materials provided in reviewing and processing of the final plat, including but not limited to staff time, legal expenses, office and field inspections, general inspections, and all other city staff services performed. This escrow amount will be included in the development agreement. 81. The developer is responsible for establishing the final grades, topsoil, and seeding of all the residential lots and boulevards within Ravine Meadows. The developer and /or builder is responsible for planting the one boulevard tree per lot and a second boule- vard tree on the corner side lot for corner lots. The City Forester will mark the location where the boulevard tree must be planted and approve the tree species to be planted. Contrary to the developer's landscaping plan dated January 28, 2012, a mix of tree species will be planted on each street. The Landscape Plan must be modified and submitted with the final plat application. The developer is also responsible for planting the trees and landscaping improvements within the buffer strip along the rear lot of the parcels in Blocks 1 and 2, in Outlots B, D and E and any other trees required for tree mitigation. 82. The developer shall incorporate the recommendations and requirements listed in Stantec's (city engineering consultant) letter dated February 14, 2013 into the final plat. 83. The City will consider the possibility of altering the lot boundary configuration for Lots 1 and 2, Block 7 and Outlot A for purposes of enhancing the lot layout configuration for property located east of the Ravine Meadows subdivision. Accomplishing this will require the cooperation between Newland Communities and the landowner east of this site. 84. The developer is responsible for the cost and construction of an eight foot wide asphalt trail to be located within one foot of the south boundary line for Blocks land 2 and the trails within Outlot C. Planning Staff Report — Newland Communities Planning Case Nos. PP2013 -002 and ZA2013 -003 February 25, 2013 Page 29 of 30 85. The developer is required to pay that portion of the right -turn lane on 70th Street for eastbound motorists entering the Ravine Meadows subdivision. 86. The development standards for the Planned Development Overlay (PDO) of the R -3, Single Family Residential District, are as follows: • The buffer strip parallel to 70th Street shall be graded with undulating earth - berms and densely landscaped. • An underground irrigation system shall be provided for all turf areas. • The minimum front yard setback for the living area of a dwelling must not be less than 25 feet and the minimum front yard setback of the attached garage must not be less than 30 feet. A minimum 7.5 -foot side yard setback is acceptable. • The minimum finished floor area for a single - family rambler is 1,500 square feet and 2,000 square feet for all other single - family designs. • The minimum attached garage area shall be 440 square feet. • Architectural design is required on all four sides of the principal structure. • A minimum of 20 percent of the front fagade is covered by brick, stone, stucco, or cementious board. The front fagade area does not include windows, door areas, or garage doors. • The minimum roof pitch for the main roof slope is an 8/12 pitch. • Brick or stone front fagade must wrap around the front corners and extend a minimum of 24 inches along each side wall. • Windows, doors and garage doors must have a low or no maintenance trim on all four sides of the dwelling. 87. The Landscape Plan dated January 28, 2013 must be modified to show more mixed species along the streets versus one tree species for each street segment. Eighteen (18) Ginkgo /Ginkgo Biloba trees must be included in the species list and the Autumn Blaze Maple be changed to Swamp White Oak. A revised Landscape Plan is required with the submittal of a final plat application. The tree quantities recommended by the Public Works Department are: 0 18 Ginkgo /Ginkgo Biloba 0 20 Sugar Maple /Acer Saccharum 0 20 Swamp White Oak 0 30 Red Oak /Quercus Rubra 0 10 Redmond Linden/Tilia Americana 'Redmond' 0 14 Sentry Linden/Tilia Americana 'Discovery' Planning Staff Report — Newland Communities Planning Case Nos. 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'1,4 € &e2 a ae 1 G €2Ae ta4a r Tz xd 6g x� I 6� x46 �8 y I:: e585e4�5 °5tPp�n46�5sSe EeQ Y B E E�= 3 e s� p ,22� s55;3j §? °p3:5 ®..�93E: RR 5F£E 8y� °'.@ @pii'e 9 eS3 j66 ^ �e`a q`qg 3� Ef dt 86S °S��ddM P �d`E'0 � °••• 8p 3p "pd ° � ° tl 2d � 3'38j e ®�J�pd81' 6�tlSF. �'y - 9 R. tN iY'. ffi Ne E L :$ n 3 T dk F ij d T a@ a €? a ds s a zd � I oil u"1 vtg z I E E fj� d d �EE :x3 Stantec February 14, 2013 Stantec Consulting Services Inc. 2335 Highway 36 West St. Paul MN 55113 Tel: (651) 636 -4600 Fax: (651) 636 -1311 Mr. John McCool City of Cottage Grove 12800 Ravine Parkway Cottage Grove, Minnesota 55016 Re: Newland Communities Ravine Meadow Development (Preliminary Plat, Grading and Utility Review) Stantec Project No.: 193802268 Dear John, Below are preliminary plat, grading and utility review comments for the proposed Ravine Meadow development. Preliminary Plat Comments: 1. Include all street names. Has the City determined or provided the street names to the developer? 2. A minimum of a 20' easement is required for all utilities (south property line of lot 6 block 3 -10' vs 5' side easement). 3. A minimum of a 20' easement is required for all emergency overflows swales (between lots 8 and 9 block 3, between lots 5 and 6 block 4, between lots 13 and 14 block 4, between lots 6 and 7 block 5). 4. Drainage from one lot may not flow onto another without a drainage easement (lots 1 -4 block 9, lots 1 -3 block 8). 5. Proposed northeast storm outlet pipe is being routed through the DR Horton property to the Watershed property. Has an easement been obtained from DR Horton for this proposed piping? 6. A 30' wide outlot width for maintenance access from street F to the maintenance bench for the pond in Outlot A should be provided (coordinate with DR Horton). The grade on this access should be no steeper than 6:1. 7. The proposed easement between lots 2 and 3 block 7 must be 30' wide. A watermain will also be placed in this easement to loop into the proposed DR Horton development. 8. Comment #10 below may necessitate additional storm easements down side lot lines to pick up drainage in the backyards of block 1 and block 2. 9. Outlots A, B and C should be dedicated to the City. The maintenance and upkeep on Outlots D, E and F should be addressed as part of the developer's homeowners association. 10. It is recommended that the buffer area along the south side of the development be platted as an outlot and part of the developers homeowners association. DR Horton has proposed to plat the common buffer area along the south side of their proposed development as an outlot. 11. Temporary cul -de -sacs, or other approved turnarounds, will be required on the east and west end of street F and also at the east end of street A. Will temporary easements be obtained from adjoining property owners or will the developer be constructing these approved turnarounds entirely on their property? Stantec Mr. John McCool February 14, 2013 Newland Communities Ravine Meadow Development Page 2 of 3 Preliminary Grading Drainage and Erosion Control Plan Comments: 1. Place heavy duty silt fence around ponding area (outlot A pond). 2. An 8' bituminous trail must be installed along the north side of the County right -of -way. Place the north edge of trail 1' within the 92' County right -of -way. Modify grading contours accordingly. 3. 30' wide (back to back) curb and gutter has been proposed throughout the development. At the east side of the development (street A and Street F) DR Horton has proposed a 32' wide (face to face) curb and gutter. 4. Include street names. Has the City determined or provided the street names to the developer? 5. Add note: seeding of the site shall be completed per NPDES requirements. 6. List lot corner elevations for all proposed lots. 7. Maintain a minimum boulevard and rear lots swale grade of 2 %. 8. Rear lot swales must be seeded /blanketed or sodded (lots 1 -4 block 9, lots 1 -3 block 8, block 5, block 4). 9. Drainage in the rear yards of Lots 1 -7 of Block 6 should be better defined, with breakpoint elevations showing the low point in the rear yards and how runoff breaks around the homes. 10. Confine drainage to development. Do not route to other developments or County right -of -way (NE corner of development, SE corner of development, south side of development, SW corner of development). 11. Show locations of stockpiles and /or borrow pits. 12. Provide access route for maintenance (NE storm onto DR Horton /watershed property). 13. Flared end sections should discharge at the pond NWL. 14. Provide side yard spot elevations (minimum 1.5% in all side lot swales). 15. As the proposed on -site pond is designed as a wet pond and the soils in the area are believed to infiltrate, the pond must be lined to maintain the pond Normal Water Level. 16. Include a minimum of two bench marks utilized. 17. Submit soils report and grading specifications. 18. The pond on outlot A should be completely established with vegetation and accepted by the City prior to transferring ownerships to the City. Ponds typically take a few years to get completely established. Preliminary Utility Plan Comments: 1. The City uses ductile iron pipe (DIP) for watermain installation. 2. Watermain will be extended between lot 2 and 3 block 7 to loop into the proposed DR Horton development. 3. 12" Trunk watermain should be extended to the northern limit of street A and not the western limit of street F. 4. Please provide the proposed sanitary sewer connection route north of the site. Has this route been finalized with DR Horton and the Watershed? 5. Extend sanitary sewer to the northern limit of street A. 6. Additional valves will be placed at intersections (minimum of two) during final design. 7. Sanitary and watermain stubs will be installed into the proposed park area during final design. Will the developer be irrigating the association owned outlots /easements (outlot D, outlot E, out F, south easement)? Stantec Mr. John MCCool February 14, 2013 Newland Communities Ravine Meadow Development Page 3 of 3 8. The submitted Outlot A pond does not have an emergency overflow (EOF) meeting the City's design standards, therefore it will be necessary to include a pipe EOF. A second overflow structure (rim elevation at the pond 100 -year HWL) should be added behind the outlet control structure and a pipe, two pipe sizes larger than the outlet pipe, should be added between the overflow structure and the discharge location. 9. The City standard 4 foot diameter outlet skimmer structure should be used as the outlet for the pond in Outlot A. Preliminary Stormwater Calculation Comments: 1. The City should be copied on correspondence with the South Washington Watershed District. 2. The City standard 100 -year storm event is a 6.3" 24 -hour event. The calculations should be updated to include this scenario. 3. The proposed condition HydroCAD calculations should be updated to identify the proposed impervious and pervious coverages based on the design, rather than using a composite curve number. 4. In a comment letter dated February 7, 2013, the South Washington Watershed District (SWWD) states that the proposed calculations must show compliance with the maximum allowable discharge rates and volumes into the adjacent Central Draw Storage Facility (CDSF). The City understands that this development would need to comply with the requirements at Assessment Point CAP -6, based on a proportion of the total drainage area to this point. Please provide calculations showing compliance with the requirement. 5. The SWWD will not allow local development adjacent to the CDSF to use the infiltration volume in the CDSF to meet the City's volume control requirements. Therefore, the City's volume control requirement must be met on -site. 6. As the submitted Outlot A pond is proposed to be expanded with the adjacent Wozniak parcel development, the stormwater calculations should be revised to show the final pond design characteristics. 7. Water quality calculations showing pond TP and TSS removal efficiencies should be provided for review. 8. Stormsewer design calculations should be submitted for review. Preliminary Landscape Comments: 1. The current landscaping plan does not meet the City standards. The City Forester is currently reviewing and commenting on the proposed landscaping plan. If you have any questions about these plan review comments feel free to contact me 651- 604 -4905. Regards, STANTEC CONSULTING SERVICES INC. David R. Sanocki, P.E. copy: Jennifer Levitt, City Engineer Brad Schleeter, Stantec Craig Larson, Stantec