HomeMy WebLinkAbout2015-09-02 PACKET 04.F. REQUEST OF CITY COUNCIL ACTION COUNCIL AGENDA
MEETING ITEM #��
DATE 9/2/15 • .
PREPARED BY: Community Development Jennifer Levitt
ORIGINATING DEPARTMENT STAFF AUTHOR
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COUNCIL ACTION REQUEST:
Consider approving:
1. The resolution approving the final plat named Kingston Grove.
2. The resolution approving the Feasibility Report dated August 21, 2015, and final
construction plans and specifications dated September 1, 2015 for Kingston Grove.
3. The Development Agreement with Keats Land, LLC for the development of the Kingston
Grove project.
STAFF RECOMMENDATION:
Approve the requests.
SUPPORTING DOCUMENTS:
� MEMO/LETTER: Memo from John McCool dated 8/26/15
� RESOLUTION: Draft - Final Plat
Draft - Approve Plans & Specifications
❑ ORDINANCE:
❑ ENGINEERING RECOMMENDATION:
❑ LEGAL RECOMMENDATION:
� OTHER: Final Plat
Feasibility Report
Development Agreement
ADMINISTRATOR'S COMMENTS:
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COUNCIL ACTION TAKEN: ❑ APPROVED ❑ DENIED ❑ OTHER
Cottage
J Grove
�he�e Pride and�COsPenty Meet
TO: Honorable Mayor and City Council
Craig Woolery, Interim City Administrator
FROM: Robin Roland, Finance Director
Jennifer Levitt, City Engineer/Community Development Director
John McCool, Senior Planner
DATE: August 26, 2015
RE: Keats Land, LLC — Final Plat, Feasibility Report, Plans and Specifications, and
Development Agreement Approval for Kingston Grove
Introduction
Keats Land, LLC under the management of Mark Mason of Mason Development has filed a
final plat application to develop 12 detached single-family residential lots in a new residential
subdivision named Kingston Grove. This project is located west of Keats Avenue (CSAH 19)
and approximately 140 feet north of 77th Street. A location map for the Kingston Grove subdi-
vision is shown below.
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�g �' ���� ' ' �REY��o� � - ____Proposed Kingston Grove
� ��I � �� ELEhIENTARY IX ��.-� Final Plat
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�+ ��NINC,STON COTfAGEGROVE ;"�,.� 12 Single-family Lots �
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Project Location Map
Discussion
The Kingston Grove final plat is consistent with the Kingston Grove preliminary plat the City
Council approved on January 21, 2015 (Res. No. 2015-007). The final plat was distributed to
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Honorable Mayor, City Council, and Ryan Schroeder ;
Kingston Grove—Final Plat and Development Agreement '
August 21, 2015 �
Page 2 of 2
other City departments and utility companies for review and comment. No comments or
changes were recommended for the final plat. ,
The City's consulting engineer has prepared the construction plans and specifications. The de- I
veloper signed the Development Agreement and plans to start construction of the public ;
improvements in the fall of 2015. �
Recommendation
The City Council is requested to take the following actions:
1) Adopt the attached resolution approving the final plat named Kingston Grove.
2) Adopt the attached resolution approving the Feasibility Report dated August 21, 2015, ,
and the final construction plans and specifications dated September 1, 2015 for Kingston ''
Grove.
3) Approve the proposed Development Agreement with Keats Land, LLC for the develop- i,
ment of the Kingston Grove project. I
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RESOLUTION NO. 2015-XXX '
RESOLUTION APPROVING THE FINAL PLAT NAMED '
KINGSTON GROVE �
WHEREAS, Keats Land, LLC, a Minnesota Limited Liability Company has applied for a
final plat to develop a single-family residential subdivision named Kingston Grove. This subdivi- ',
sion plat consists of 12 lots for single-family homes and three outlots. The subdivision is located '
on property legally described as:
That part of the Northeast Quarter of the Southeast Quarter of Section 10, Township 27, '
Range 21, being the East 467 feet of the South 467 feet,Washington County, Minnesota,
subject to easements of record if any.
Commonly known as 7717 Keats Avenue South, Cottage Grove, Washington County, ,
State of Minnesota.
WHEREAS, the Planning Commission held the public hearing for the preliminary plat for ',
the proposed Kingston Grove subdivision on December 22, 2014; and
WHEREAS, the Planning Commission unanimously recommended approval of the prelimi- ',
nary plat application on December 22, 2014, subject to certain conditions; and '
WHEREAS, the City Council subsequently accepted the Planning Commission's recom- ;
mendations and approved the preliminary plat on January 21, 2015 (Resolution No. 2015-007); '
and �
WHEREAS, City staff found the Kingston Grove final plat substantially consistent with the ,
approved preliminary plat; and �
NOW, THEREFORE, BE IT RESOLVED, that the City Council of the City of Cottage
Grove, Washington County, Minnesota, hereby approves the final plat application filed by Keats ,
Land, LLC for a residential subdivision plat named Kingston Grove. This final plat consists of 12 'I
lots for single-family homes and three outlots located on property legally described above. !
Approval of this final plat is subject to the following conditions:
1. The Developer and builders must comply with all City ordinances and policies. �
2. The Developer must abide by the conditions stipulated in Resolution No. 2015-007, ;
which approved the Kingston Grove preliminary plat, except as hereafter modified. ,
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3. After the site is rough graded, but before any utility construction commences or build- �
ing permits are issued, the erosion control plan shall be implemented by the Devel-
oper and inspected and approved by the City. The City may impose additional ,
erosion control requirements if it is determined that the methods implemented are i
insufficient to properly control erosion. �
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Resolution No. 2015-XXX
Page 2 of 6 ,
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4. The final plat and declaration of private covenants must be recorded with the Wash-
ington County Recorder's Office before any building permit can be issued. '
5. Before final financial guarantees are released, a certificate signed by a registered ',
engineer must be provided. This certificate will state that all final lot and building
grades are in conformance to drainage development plan(s) approved by the City ;
Engineer.
6. Development of this project must comply with the grading and erosion control plans ;
as approved by the City Engineer. ,
7. The Developer must construct or install and pay for the following: '
• Paved streets
• Concrete curb and gutter
• Street lights ',
• 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 '
• 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 ,
These Improvements must be in conformance with City approved plans and I'�
specifications and will be installed at the sole expense of the Developer in
conformance with Title 10, Chapter 5 of the City Code. ',
The form of the financial security is subject to the reasonable approval of the City. I
8. The City will supply the street light poles and luminaries. The Developer will pay the ',
City for street light poles and street light luminaries. j
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9. The wear course/final lift of all streets in the subdivision must be completed within
three years from the date all other Public Improvements are accepted by the City or �
when 90 percent of the houses have received a certificate of occupancy, whichever
is sooner.
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10. After the site is rough graded, but before any utility construction commences or build- ,'
ing permits are issued, the erosion control plan shall be implemented by the Devel-
oper and inspected and approved by the City. The City may impose additional
erosion control requirements if it is determined that the methods implemented are
insufficient to properly control erosion. j
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Resolution No. 2015-XXX
Page 3 of 6 i
11. Subsection "E" in Resolution No. 2015-007 shall be amended to read as follows: The �
City is requiring that an outlot 15 feet in width be platted west of the cul-de-sac street
and the west subdivision property line. This strip of land is required to be dedicated I
to the City for a public walkway to Cottage Grove Middle School.
12. Condition No. 11 in Resolution No. 2015-007 shall be amended and read as fol- '
lows: The developer shall prepare a warranty deed to convey fee ownership of Outlot
A, Outlot B, and Outlot C to the City of Cottage Grove. Once the City has accepted j
the improvements and the developer has removed all silt fence, barb-wire fencing, '
erosion control devices, and ground vegetation has matured within Outlot A and ,
Outlot B, the developer shall prepare and submit a record plan for Outlot A and Outlot ',
B to the City. '
13. Condition No. 13 in Resolution No. 2015-007 shall be amended and read as follows: '
The landowners within Kingston Grove are responsible for all maintenance, repair, '
replacement, removal, etc. of any and all landscaping amenities that are placed
within Outlot C and the yard area between the east boundary line of Lots 5 through
9, Block 2 to the west shoulder of Keats Avenue. If the landowners within Kingston '
Grove subdivision do not maintain the grass area within the Keats Avenue right-of-
way, then the homeowners abutting the Keats Avenue right-of-way must maintain '
that area. ''
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14. Condition No. 14 in Resolution No. 2015-007 shall be amended and read as fol-
lows: A landscaping plan must be submitted to the City with the final plat application. '
Dense landscaping and varying plant species are required along the rear yards and
on the proposed undulating earth-berm in the rear yard for Lots 5 through 9, Block 2. ,
Property owners of Lots 5 through 9, Block 2 or the landowners within the Kingston ',
Grove subdivision are responsible for the long-term maintenance of that area along !
Keats Avenue and Outlot C.
15. Condition No. 16 in Resolution No. 2015-007 shall be amended and read as follows:
The park fees for this project will be a lump sum payment to the City in the amount
of$9,010. This amount was calculated by taking the 176,418 square foot net devel- ,
opable area and multiplying it by the 10 percent park dedication requirement. The i
developer is required to deed Outlots A, Outlot B, and Outlot C to the City. Only Outlot
B land area will be credited toward park land dedication. Outot B is 2,749 square feet �
or 15.6 percent of the park land dedication requirement. Since the developer satisfies '
15.6 percent of the park land dedication requirements, then the developer is required �'
to pay 84.4 percent of the $3,200 per lot park fee in lieu of land dedication; 84.4
percent of the $3,200 park fee in lieu of land dedication is $2,700.80 per lot. This �
multiplied by the 12 lots equals $32,409.60 grand total for park fee in lieu of land ,
dedication. The City will reimburse the developer for the cost to construct a trail be- �
tween the Kingston Grove subdivision to the Cottage Grove Middle School. The cost ;
of this trail is estimated to be$23,400. The developer is required to construct this trail I
and the City will deduct the $23,400 estimated cost from the $32,409.60 park fee in ;
lieu of land dedication. This will result in the developer paying a lump sum of$9,010 �
to the City for park fee in lieu of land dedication. �
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Resolution No. 2015-XXX �
Page 4 of 6
16. Condition No. 21 in Resolution No. 2015-007 shall be amended and read as follows: I
The applicant must submit private covenants with the final plat application which
details the following: i
• The declaration of covenants shall reference that the landowners within the
Kingston Grove subdivision shall be responsible for all maintenance, repair, ,,
replacement, removal, etc. of any and all landscaping amenities that are placed ;
within Outlot C, the Keats Avenue (CSAH 19) right-of-way, and monument signs
if such sign should exist and the yard area between the east boundary line of Lots
5 through 9, Block 2 to the west shoulder of Keats Avenue. If the landowners j
within Kingston Grove subdivision do not maintain the grass area within the Keats
Avenue right-of-way, then the homeowners abutting the Keats Avenue right-of-
way must maintain that area. ;
■ If fencing is installed along Keats Avenue, it must be constructed of the same ;
design, materials, and color and placed on the house side of the earth-berm '
located in the rear yard of Lots 5 through 9, Block 2. �
■ All signs, mailboxes, and accessory lighting will be uniform in materials and '',
design and be approved as part of the landscape plan. All mailboxes and location !
of mailboxes must comply with the United States Post Office guidelines and
regulations. ,
■ TurF inanagement in and around the stormwater basin in Outlot A will be
performed by the City about once per year. Weed control might occur once per
year and the area will not be fertilized. Debris will generally be removed upon ',
inspection by the City about once per year. Trees will be regularly trimmed and i
monitored. Tree saplings will be removed by Public Works. The City will
periodically inspect this basin to assure proper flow of the stormwater 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 buffer within 15 �
feet of a normal water level will be preserved. The basin in Outlot A is a ,
Classification D designed basin based on the City's Management Guidelines. If ''�
the homeowners within the Kingston Grove subdivision desires a more regular
maintenance of the ground cover or that it be irrigated, the homeowners shall �
prepare a maintenance plan and submit it to Cottage Grove Public Works for ,
review and approval. '�
■ The homeowners within Kingston Grove subdivision or the property owners on
Lot 3, Block 1 and Lot 1, Block 2 must maintain the turF grass on that portion of �
adjoining Outlot B from the curb of the street to the extension of the rear lot line '
of the adjoining residential lots. Maintenance of Outlot B is primarily the mowing
of the turf that is generally the same turF inaintenance schedule that occurs on �
the adjoining residential lots.
■ The homeowners within the subdivision or homeowner that has a sidewalk in front
or on the side of their property is responsible for maintaining the sidewalks. Such
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Resolution No. 2015-XXX
Page 5 of 6
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maintenance 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 Keats Avenue (CSAH 19)from any lot
abutting Keats Avenue is prohibited. ;
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17. Condition No. 72 in Resolution No. 2015-007 shall be amended and read as follows:
The developer is responsible for establishing the final grades, topsoil, and seeding ;
of all the residential lots, basins, swales, and boulevards within the approved subdi- '
vision. The developer and/or builder is responsible for planting one boulevard tree
per lot and a second boulevard tree on the corner side lot for corner lots. The City
Forester will mark the location where the boulevard tree(s) must be planted and
approve the tree species to be planted. The Landscape Plan must be submitted with '
the final plat application. The developer is also responsible for planting the trees and ,
landscaping improvements along the rear yards for Lots 5 through 9, Block 2 and ;
within Outlot C.
18. Condition No. 73 in Resolution No. 2015-007 shall be amended and read as follows:
The developer shall incorporate the recommendations and requirements listed in the i,
letter from Stantec (city engineering consultant) dated December 15, 2014 into the
final plat and the recommendations and requirements in Ryan Burfeind's letter dated
August 14, 2015. '
19. Condition No. 74 in Resolution No. 2015-007 shall be amended and read as follows:
The developer is responsible for the cost and construction of an eight-foot wide as- '
phalt trail to be centered within Outlot B and constructing the bituminous trail between '
the west boundary line of Outlot B to the Cottage Grove Middle School building '
entrance. The City agrees to reimburse the developer for the cost of that portion of
bituminous trail located on the ISD 833 property, but not to exceed $23,400. The !
developer is also required to contact ISD 833 in advance of planting 13 trees along '
the bituminous trail and west of the Kingston Grove subdivision and five deciduous
trees and four conifer trees north of Lot 5, Block 2 in Kingston Grove. The minimum
trunk diameter for the deciduous trees is 1 3/ inch and the minimum height for the ',
conifer trees is six feet. j
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20. Condition No. 75 in Resolution No. 2015-007 shall be amended and read as follows:
The developer is requested to provide the following improvements on each of the ,
lots:
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• 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.
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• Architectural design is required on all four sides of the principal structure. '
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Resolution No. 2015-XXX
Page 6 of 6 �
• A minimum of 20 percent of the front fa�ade is covered by brick, stone, stucco, or '
cementious board. The 20 percent minimum does not include windows, door
areas, or garage doors. ',
• The minimum roof itch for the
p main roof slope is a 6/12 pitch.
• Windows, doors, and garage doors must have low or no maintenance trim on all
four sides of the dwelling. ,
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21. Condition No. 78 in Resolution No. 2015-007 shall be amended and read as follows:
The center landscape island in Jorgensen Court South must be platted as Outlot C. ',
Passed this 2nd day of September, 2015.
Myron Bailey, Mayor ;
Attest: '�
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Joe Fischbach, City Clerk �
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RESOLUTION NO. 2015-XXX "'
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RESOLUTION APPROVING THE FEASIBILITY REPORT AND
CONSTRUCTION PLANS AND SPECIFICATIONS FOR '
KWGSTON GROVE
WHEREAS, Keats Land, LLC, a Minnesota Limited Liability Company has filed a final plat
application with the City of Cottage Grove to develop a detached single-family residential
subdivision named KINGSTON GROVE. This project consists of 12 lots for single-family homes '
and three outlots. This subdivision is located on property legally described as: '
That part of the Northeast Quarter of the Southeast Quarter of Section 10, Township 27,
Range 21, being the East 467 feet of the South 467 feet,Washington County, Minnesota, '
subject to easements of record if any. '
Commonly known as 7717 Keats Avenue South, Cottage Grove, Washington County,
State of Minnesota.
WHEREAS, the City Engineer prepared a feasibility report for the KINGSTON GROVE �
subdivision dated August 21, 2015, and the project was found to be feasible; and I
WHEREAS, the preliminary cost estimates were taken from the KINGSTON GROVE '
Feasibility Report dated August 21, 2015 and were used in the preparation of a development
agreement with Keats Land, LLC; and
WHEREAS, the Developer will utilize the approved plans and specifications dated
September 1, 2015, as prepared by the City Engineer to construct the public improvements
within the subdivision; and ;
WHEREAS, the approved plans and specifications dated September 1, 2015, are in
conformance with the information included within the Feasibility Report dated August 21, 2015; and
WHEREAS, the Developer will install the public improvements within the subdivision in ��
accordance with current City ordinances and policies; and �
WHEREAS, a development agreement and financial sureties are required for the
development of this project.
NOW, THEREFORE, BE IT RESOLVED, that the City Council for the City of Cottage
Grove, Washington County, Minnesota, hereby approves the KINGSTON GROVE Feasibility
Report dated August 21, 2015, and theconstruction plans and specifications dated September ,
1, 2015 as prepared by the City Engineer, subject to the following conditions:
1. The developer and builders must comply with all City ordinances and policies. '
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2. Modifications to final construction plans and specifications shall be permitted in
writing by the City Engineer. I
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Resolution No. 2015-XXX
Page 2 of 2 '
Passed this 2nd day of September, 2015. '
Myron Bailey, Mayor ,
Attest: '
Joe Fischbach, City Clerk
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KN014 ALL PERSONS BY T}1ESE PRESENTS: That Keats Land, LLC, a Minnesota Limited Liobility Company, owner, o( the
following described property
That part of the Northeost Quarfer of the Southeast Quarter, Section 10, Township 27, Range 21, according
to the United States Govemment survey thereof and situate in Dakoto County, Minnesota, Being the East
EAST 1/4 CORNER SEC.10, MP.27,RNG.21 467.00 feef o( the SOulh 467.00 (ee� thereo�.
LOCA710N MAP
NOT TO SCALE
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� z Has caused the same to be surveyed and platted as KINGSTONE GROVE and does hereby dedicate to the public for
public use the drainage and utility easements as created by this plai.
��� NORTH LINE OF THE SWTH 467 FEET OF THE NE om
�`IA N��I�r`£ q 1/4 OF THE SE 1/4 SEC.10.TN?.D.RNG.21--� SB 467 O2 �E n
� �$ 197.74 22.83 � �
NOR1H ��y p6 ry N89'OB'40"W Se4 n9.47 34.98 32.00 In witness whereof said Mark Mason, a sin le erson, has hereunto set his hand this da of
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��\ � z � '� i`'c uwi Mark Idason, Its Chief Mana er
V` ��ti j� � � s � (j y�y � STATE OF MINNESOTA 9
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� ���� 'A�SE�� �, �p °n\� �I � d"�/ y\� °��� � This inslrument was acknowledged before me on by Mark Mason.
S,H�ly y�,� 77M 511FF1 � ^n' �/ �\\ LOl-3 SI I'- LOTd �aj� �y/ S `'\� ,�o � '�'
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SECT10N 10, TOWNSHIP 27, o� � ' / \\\\ �4'ioo ����Q�• �' y� h�� IAy Co muslsion Expires
RANGE 21 0/ � V��%5� R=65.00 SOoo�,i� /� LOTS I�
WASHINGTON COUNTI', MINNESOTA. _� � � ya ♦ �s �_ 4s�o _ ,_
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�� N� (��\��S.�s• A//� � �=1m.99 ��'' e\�>. N§`3�%�// � ~ a duly L'censed LandrSudr�eyorenYthertStote�oftMlinnesaota;athatethis plat isea�correatrr presentationPoflthe�boundary urvey,
�� ,. io� \ ��Z6� �°/� R=2o.o0 0 0\�. �� aj/ �'� i - that all moihematical data and labels ore correctly designoted on this plat; that all monuments depicted on this plat
z I � \ �\\ �., [�309'22'34' o+ o1R �� /�i�63� ��� w � .._ have been, or will be set within one year; that all water boundaries and wet lands, as defined in Minnesota Statutes,
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I � \ p=2953117 ��y A L i� ��' p , Section 505.01, Subd. 3, as of the date of this certificate are shown and labeled on this plat; and oll public ways are
�`a�'o� Ol/TLOTC �4^0 �fIZ Q shown ond lobeled on this plot.
I � (p�sJ�� " �°^o�b�ry � '"' O F Doted this day of , 20_.
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�� �� io� e=izsi•oa�� a°: R=a.00 �, / �2V� .
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0 - s89'29'37"E ta5.39 ��N�o, ej2-� � '� 4fi.52 a 0 - This instrument wos acknowledged before me on by Theresa K. Foster.
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Notary Public, Minnesota
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w CITY OF COTTAGE GROVE PLAT APPROVAL
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0 40 80 ' -----_____ ,� Q • � 1-• This plat of KINGSTON GROVE, was approved by the City Council of city of Cottage Grove, Minnesota, this day of
183.68__-______, n � ___-__-__-- -___ 36.24 �
' �J r �si.37-- � 20 , ond hereby certifies complionce with all requirements as set forth in Minnesota Statutes,
scue iN �eT '�o� I � Z m� i Q f Section 505.03, Subdivision 2.
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o i LOT2 I vwi . I LOTS ��v `1 , Mayor
^I I ra W e o � I I�'.�� Myron Bailey
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I ��U� � I I z n , Clerk
TS'PICAL PASEA7ENTS: I I �a�� �� n! I �
T191CAL ORAV/AGE h U111J1Y EASENQlT � S �
L______ S89'29'37'E � � '
� STREET ---------'� e '� � �---- 589'29'37'E �
30 -------------- 43.49
30 '
r._-___-_18A51 _-___--___� r.__-___-__ 190.19-____ `
r�l r-r- � I o I �I Caunty Surveyor
f0.005.00+� I0.00 � I ' �
I ��5�-VAHiABtf o� LOT1 � N"�o o�, � � ;' Puruant to Chapter 820, Laws of Minnesota, 1971 and in accordance with Minnesota Statutes, Section 505.021, Subd. 11,
����� M I w �oN this plat has been reviewed and approved this day of , 20_.
---LJ L-J-- �� �g � �� � I o�. LOT9 �.io
REAR LINE
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I �
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u,:��'�°i9�'�r�TM,�,oTM A,D��� � � ino; �R 6� i VYoshington County Surveyor
30 I ,�
sce�otussidarsi.eurcv.menrs L--------- 7et.ae ---------J 30 �______
o�n[nF<im�a�ttuw.vc uri�s 30.15 - '�30.13 ---q8S2S---- �_- 43.86 32.00 B Y
a+ixc n.�r.
�` N89'29'37"W 46�'.02
F-:
--SOUTH 11NE OF THE NE 1/4 OF THE SE 1/4 SEC. � -
I 70,iHP.27,RNG.27 ,L L / �+? `/L - COUNTY AUTITOR/TREASURER
LEGEND _ _ F Pursuant to Minnesota Statutes, Section SOSA21, Subd. 9 and Section 272.12, taxes payable in lhe yeor 20 _on the
�� � real estate hereinbefore described, have been poid; and there are no delinquent taxes and transfer has been entered on
O DENOTES 1�2 INCH BY 14 INCH IRON PIPE AIOflIIIAENT �:: - _ � this _day O( , '20 _.
IAARNED BY 110EN5E N0.47223,THAT K1LL BE SET I ; ;.� .
Yi9THIN ONE YEAR OF THE RECORDING OF THIS PLAT. . ' ���
• �ENOTES FOUND MONUAIENT '/%t-; SE COf2NER SEC. BY
I F-�=: �o,Np.2�, Ylashington County Auditor/Treasurer
=: RNG.27
FOR THE PURPOSES OF 1H15 PLAT THE EAST L1NE OF THE NE , - BY
1/4 OF THE SE 1/4 OF SECTIPY 10,T15P. 27,RNG.21 IS
ASSUTAED TO HAYE A BEARRIG OF 500`01'34'E. , , Deputy
u �F COUNTY RECORDER
��r._g��T���s%
,p,��� I hereby certify that this instrumeni was recorded in the office of the County Recorder for record on this day of
, 20 _, at o'clock �M. and was duly recorded in Ylashington County Records.
• ,r AUG 1 2 2015
' Y
� Ylashington County Recorder
���(lr(��.,�7i,�Ci is�(;1jC;
� � , Y
dvll eng�needng-�and siweying-slte lanning
.ON.CIL:ETAD
37904
TEEHSELTIT
:ERUTANGIS
STNEMEVORPMIGNITHGIL&YTILITU,TEERTS
EVORGNOTSGNIK
IKCONAS.RDIVAD:EMANTNIRP
.ATOSENNIMFOETATSEHTFOSWALEHTREDNU
ATOSENNIM,EVORGEGATTOC
REENIGNEDESNECILYLUDAMAITAHTDNA
NOISIVREPUSTCERIDYMREDNUROEMYBDERAPERPSAW
TROPERRO,NOITACIFICEPS,NALPSIHTTAHTYFITRECYBEREHI
18 SHEETS
THIS PLAN SET CONTAINS
.S.evAstaeK
.S.evAaciamaJ
.S.evAdoownI
yeldaH
evorGegattoCOGOL,LCRP84,REDROB,:sferX
.NEDDIBROFSICETNATSYBDEZIROHTUATAHTNAHTREHTOESOPRUPYNAROFESURO
gwd.100G270308391\\steehSnalP\\gwD\\DAC\\270308391\\evitca\\8391\\:V:emangniwarD
NOITCUDORPER.CETNATSFOYTREPORPEHTERASGNIWARDDNASNGISEDLLAOTSTHGIRYPOCEHT
ma03:11-5102/20/90:etaDtolP
.YALEDTUOHTIWCETNATSOTDETROPEREBLLAHSSNOISSIMOROSRORREYNA-GNIWARD
EHTELACSTONOD.SNOISNEMIDLLAROFELBISNOPSEREBDNAYFIREVLLAHSROTCARTNOCEHT
.ON.CIL:ETAD
37904
DNEGEL
:ERUTANGIS
STNEMEVORPMIGNITHGIL&YTILITU,TEERTS
EVORGNOTSGNIK
IKCONAS.RDIVAD:EMANTNIRP
.ATOSENNIMFOETATSEHTFOSWALEHTREDNU
ATOSENNIM,EVORGEGATTOC
REENIGNEDESNECILYLUDAMAITAHTDNA
NOISIVREPUSTCERIDYMREDNUROEMYBDERAPERPSAW
TROPERRO,NOITACIFICEPS,NALPSIHTTAHTYFITRECYBEREHI
>>>>
>>>>
>>>>
>>>>
>>>>
>>>>
AIR CONTROL
POST
JLMR/W
BSTS
BM
MR
SPRINKLER
ST-SER
G-PIPE
W-SERG-VENT
G-REGG-SERS-SER
SEPTIC
ROCK
TRAN
GAS
CTVPIVSEPIVB
CEUSRR
G
C
G-METER
CONTROL
CLVT
BENCH
LOMAIL
FLAG
OHWM
CON
COCPPED
AR
LSDHSSS
HGESC?E
DWW
REDROB,:sferX
.NEDDIBROFSICETNATSYBDEZIROHTUATAHTNAHTREHTOESOPRUPYNAROFESURO
gwd.200G270308391\\steehSnalP\\gwD\\DAC\\270308391\\evitca\\8391\\:V:emangniwarD
NOITCUDORPER.CETNATSFOYTREPORPEHTERASGNIWARDDNASNGISEDLLAOTSTHGIRYPOCEHT
ma20:11-5102/13/80:etaDtolP
.YALEDTUOHTIWCETNATSOTDETROPEREBLLAHSSNOISSIMOROSRORREYNA-GNIWARD
EHTELACSTONOD.SNOISNEMIDLLAROFELBISNOPSEREBDNAYFIREVLLAHSROTCARTNOCEHT
.ON.CIL:ETAD
37904
SETONLARENEG
:ERUTANGIS
STNEMEVORPMIGNITHGIL&YTILITU,TEERTS
EVORGNOTSGNIK
IKCONAS.RDIVAD:EMANTNIRP
.ATOSENNIMFOETATSEHTFOSWALEHTREDNU
ATOSENNIM,EVORGEGATTOC
REENIGNEDESNECILYLUDAMAITAHTDNA
NOISIVREPUSTCERIDYMREDNUROEMYBDERAPERPSAW
TROPERRO,NOITACIFICEPS,NALPSIHTTAHTYFITRECYBEREHI
REDROB,:sferX
.NEDDIBROFSICETNATSYBDEZIROHTUATAHTNAHTREHTOESOPRUPYNAROFESURO
gwd.300G270308391\\steehSnalP\\gwD\\DAC\\270308391\\evitca\\8391\\:V:emangniwarD
NOITCUDORPER.CETNATSFOYTREPORPEHTERASGNIWARDDNASNGISEDLLAOTSTHGIRYPOCEHT
ma91:9-5102/13/80:etaDtolP
.YALEDTUOHTIWCETNATSOTDETROPEREBLLAHSSNOISSIMOROSRORREYNA-GNIWARD
EHTELACSTONOD.SNOISNEMIDLLAROFELBISNOPSEREBDNAYFIREVLLAHSROTCARTNOCEHT
.ON.CIL:ETAD
37904
NALPNOITACOL
:ERUTANGIS
STNEMEVORPMIGNITHGIL&YTILITU,TEERTS
EVORGNOTSGNIK
IKCONAS.RDIVAD:EMANTNIRP
FOETATSEHTFOSWALEHTREDNU
.ATOSENNIM
ATOSENNIM,EVORGEGATTOC
REENIGNEDESNECILYLUDAMAITAHTDNA
NOISIVREPUSTCERIDYMREDNUROEMYBDERAPERPSAW
TROPERRO,NOITACIFICEPS,NALPSIHTTAHTYFITRECYBEREHI
.S.
EVAS
TA
EK
FMFM
FMFMFMMF
FMFMFM
FMMF
FMFM
MF
FMMF
FMMF
MF
FMMF
MF
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>>
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lll
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>>
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|
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|
|
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LCRP84,UNSX270308391,ONSX270308391,VXSX270308391,REDROB,:sferX
.NEDDIBROFSICETNATSYBDEZIROHTUATAHTNAHTREHTOESOPRUPYNAROFESURO
gwd.100C270308391\\steehSnalP\\gwD\\DAC\\270308391\\evitca\\8391\\:V:emangniwarD
NOITCUDORPER.CETNATSFOYTREPORPEHTERASGNIWARDDNASNGISEDLLAOTSTHGIRYPOCEHT
mp13:11-5102/13/80:etaDtolP
.YALEDTUOHTIWCETNATSOTDETROPEREBLLAHSSNOISSIMOROSRORREYNA-GNIWARD
EHTELACSTONOD.SNOISNEMIDLLAROFELBISNOPSEREBDNAYFIREVLLAHSROTCARTNOCEHT
.ON.CIL:ETAD
37904
SNOITCESLACIPYT
:ERUTANGIS
STNEMEVORPMIGNITHGIL&YTILITU,TEERTS
EVORGNOTSGNIK
IKCONAS.RDIVAD:EMANTNIRP
.ATOSENNIMFOETATSEHTFOSWALEHTREDNU
ATOSENNIM,EVORGEGATTOC
REENIGNEDESNECILYLUDAMAITAHTDNA
NOISIVREPUSTCERIDYMREDNUROEMYBDERAPERPSAW
TROPERRO,NOITACIFICEPS,NALPSIHTTAHTYFITRECYBEREHI
REDROB,:sferX
.NEDDIBROFSICETNATSYBDEZIROHTUATAHTNAHTREHTOESOPRUPYNAROFESURO
gwd.101C270308391\\steehSnalP\\gwD\\DAC\\270308391\\evitca\\8391\\:V:emangniwarD
NOITCUDORPER.CETNATSFOYTREPORPEHTERASGNIWARDDNASNGISEDLLAOTSTHGIRYPOCEHT
ma00:11-5102/13/80:etaDtolP
.YALEDTUOHTIWCETNATSOTDETROPEREBLLAHSSNOISSIMOROSRORREYNA-GNIWARD
EHTELACSTONOD.SNOISNEMIDLLAROFELBISNOPSEREBDNAYFIREVLLAHSROTCARTNOCEHT
.ON.CIL:ETAD
37904
LORTNOCNOISOREYRAROPMET
:ERUTANGIS
STNEMEVORPMIGNITHGIL&YTILITU,TEERTS
EVORGNOTSGNIK
IKCONAS.RDIVAD:EMANTNIRP
.ATOSENNIMFOETATSEHTFOSWALEHTREDNU
ATOSENNIM,EVORGEGATTOC
REENIGNEDESNECILYLUDAMAITAHTDNA
NOISIVREPUSTCERIDYMREDNUROEMYBDERAPERPSAW
TROPERRO,NOITACIFICEPS,NALPSIHTTAHTYFITRECYBEREHI
.
S.EV
A
STAE
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>>
.S.TCNESNEGROJ
>>>
>
>
>
>
>
LCRP84,UNSX270308391,ONSX270308391,VXSX270308391,REDROB,:sferX
.NEDDIBROFSICETNATSYBDEZIROHTUATAHTNAHTREHTOESOPRUPYNAROFESURO
gwd.102C270308391\\steehSnalP\\gwD\\DAC\\270308391\\evitca\\8391\\:V:emangniwarD
NOITCUDORPER.CETNATSFOYTREPORPEHTERASGNIWARDDNASNGISEDLLAOTSTHGIRYPOCEHT
mp64:11-5102/13/80:etaDtolP
.YALEDTUOHTIWCETNATSOTDETROPEREBLLAHSSNOISSIMOROSRORREYNA-GNIWARD
EHTELACSTONOD.SNOISNEMIDLLAROFELBISNOPSEREBDNAYFIREVLLAHSROTCARTNOCEHT
.ON.CIL:ETAD
37904
LORTNOCNOISORETNENAMREP
:ERUTANGIS
STNEMEVORPMIGNITHGIL&YTILITU,TEERTS
EVORGNOTSGNIK
IKCONAS.RDIVAD:EMANTNIRP
.ATOSENNIMFOETATSEHTFOSWALEHTREDNU
ATOSENNIM,EVORGEGATTOC
REENIGNEDESNECILYLUDAMAITAHTDNA
NOISIVREPUSTCERIDYMREDNUROEMYBDERAPERPSAW
TROPERRO,NOITACIFICEPS,NALPSIHTTAHTYFITRECYBEREHI
.
S.EV
A
STAE
K
>>
.S.TCNESNEGROJ
>>>
>
>
>
>
>
REDROB,LCRP84,UNSX270308391,ONSX270308391,VXSX270308391,:sferX
.NEDDIBROFSICETNATSYBDEZIROHTUATAHTNAHTREHTOESOPRUPYNAROFESURO
gwd.202C270308391\\steehSnalP\\gwD\\DAC\\270308391\\evitca\\8391\\:V:emangniwarD
NOITCUDORPER.CETNATSFOYTREPORPEHTERASGNIWARDDNASNGISEDLLAOTSTHGIRYPOCEHT
mp45:11-5102/13/80:etaDtolP
.YALEDTUOHTIWCETNATSOTDETROPEREBLLAHSSNOISSIMOROSRORREYNA-GNIWARD
EHTELACSTONOD.SNOISNEMIDLLAROFELBISNOPSEREBDNAYFIREVLLAHSROTCARTNOCEHT
.ON.CIL:ETAD
37904
.S.TCNESNEGROJ-NIAMRETAW&REWESYRATINAS
:ERUTANGIS
STNEMEVORPMIGNITHGIL&YTILITU,TEERTS
EVORGNOTSGNIK
IKCONAS.RDIVAD:EMANTNIRP
.ATOSENNIMFOETATSEHTFOSWALEHTREDNU
ATOSENNIM,EVORGEGATTOC
REENIGNEDESNECILYLUDAMAITAHTDNA
NOISIVREPUSTCERIDYMREDNUROEMYBDERAPERPSAW
TROPERRO,NOITACIFICEPS,NALPSIHTTAHTYFITRECYBEREHI
>
>
>
>
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>
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.
S.EVA
STA
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S"850.709VNI
FMFMFMMF
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FMMF
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37.029MIR
30+5ATS
MWPID"21.XE
28.029
lll
ll
ll
lllll
l
l 3HMAS
l
8.029
14.129
4.129
83.029
MROTS"81
4.029
S"873.609VNI
N"883.609VNI
74.029
45.029MIR
5.029
53+3ATS
2HMAS
.S.TCNESNEGROJ
16.029
>>
6.029
>
>
>>
>
>
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l
82+500+2
00+5 l
ll
3
00+
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l
l
l
28.029
N"849.509VNI
39.029MIR8.029
92+2ATS
1HMAS
90.129
1.129
68
+
0
0
0+
0
N"841.509VNI
64.029MIR
52+0ATS
4HMASXE
|
|
|
|
|
|
LCRP84,UNSX270308391,ONSX270308391,VXSX270308391,REDROB,:sferX
.NEDDIBROFSICETNATSYBDEZIROHTUATAHTNAHTREHTOESOPRUPYNAROFESURO
gwd.104C270308391\\steehSnalP\\gwD\\DAC\\270308391\\evitca\\8391\\:V:emangniwarD
NOITCUDORPER.CETNATSFOYTREPORPEHTERASGNIWARDDNASNGISEDLLAOTSTHGIRYPOCEHT
ma84:01-5102/10/90:etaDtolP
.YALEDTUOHTIWCETNATSOTDETROPEREBLLAHSSNOISSIMOROSRORREYNA-GNIWARD
EHTELACSTONOD.SNOISNEMIDLLAROFELBISNOPSEREBDNAYFIREVLLAHSROTCARTNOCEHT
.ON.CIL:ETAD
37904
.S.TCNESNEGROJ-REWESMROTS
:ERUTANGIS
STNEMEVORPMIGNITHGIL&YTILITU,TEERTS
EVORGNOTSGNIK
IKCONAS.RDIVAD:EMANTNIRP
.ATOSENNIMFOETATSEHTFOSWALEHTREDNU
ATOSENNIM,EVORGEGATTOC
REENIGNEDESNECILYLUDAMAITAHTDNA
NOISIVREPUSTCERIDYMREDNUROEMYBDERAPERPSAW
TROPERRO,NOITACIFICEPS,NALPSIHTTAHTYFITRECYBEREHI
ES"5186.109VNI
02.309MIR
64.109
84+0ATS
5.109
8SEF
WN"5185.209VNI
57.609MIR
52+0ATS
05.009
7SCO
5.009
>
>
>
>
>
>
>
>
>
>
.
S.EVA
STA
EK
S"8100.219VNI
FMFMFMMF
FMFM
FMFMFMMF 38.319MIR
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FMMF
M
16+0ATS
6SEF
lll
ll
ll
lllll
l
l
l
N"8103.219VNI
S"2177.419VNI
59.519
44.719MIR
9.519
83+0ATS
4HMTS
N"2109.419VNI
51.619MIR
39.719
52+0ATS
9.719
5SEF
.S.TCNESNEGROJ
>>
>
>
>>
>
>
>
l
82+500+2
00+5 l
ll
92.429
3
00+
+400 l
l
l
l
W"8103.419VNI
07.719MIR
52+0ATS
1HMBC
73.819
61.329
11.229
W"8104.319VNI
E"8104.319VNI
38.919MIR
68
+
0
40+2ATS
0
0+
0
2.029
2HMBC
W"8142.319VNI
E"8142.319VNI
28.919MIR
4.029
73+2ATS
3HMBC
51.029
54.919
N"8103.219VNI
57.819
|
S"2177.419VNI
44.719MIR
|
83+0ATS
4HMTS
|
|
|
|
LCRP84,UNSX270308391,ONSX270308391,VXSX270308391,REDROB,:sferX
.NEDDIBROFSICETNATSYBDEZIROHTUATAHTNAHTREHTOESOPRUPYNAROFESURO
gwd.105C270308391\\steehSnalP\\gwD\\DAC\\270308391\\evitca\\8391\\:V:emangniwarD
NOITCUDORPER.CETNATSFOYTREPORPEHTERASGNIWARDDNASNGISEDLLAOTSTHGIRYPOCEHT
ma65:01-5102/10/90:etaDtolP
.YALEDTUOHTIWCETNATSOTDETROPEREBLLAHSSNOISSIMOROSRORREYNA-GNIWARD
EHTELACSTONOD.SNOISNEMIDLLAROFELBISNOPSEREBDNAYFIREVLLAHSROTCARTNOCEHT
.ON.CIL:ETAD
37904
HTUOSTRUOCNESNEGROJ-ELIFORP&NALPDAOR
:ERUTANGIS
STNEMEVORPMIGNITHGIL&YTILITU,TEERTS
EVORGNOTSGNIK
IKCONAS.RDIVAD:EMANTNIRP
.ATOSENNIMFOETATSEHTFOSWALEHTREDNU
ATOSENNIM,EVORGEGATTOC
REENIGNEDESNECILYLUDAMAITAHTDNA
NOISIVREPUSTCERIDYMREDNUROEMYBDERAPERPSAW
TROPERRO,NOITACIFICEPS,NALPSIHTTAHTYFITRECYBEREHI
21.029:EIVP
15.65+2:SIVP
50
+300
+3
00+2
76.029:ECVE
62.35+1:SCVE
76.029:ECVB
62.30+1:SCVB
21.029:EIVP
00.00+0:SIVP
58.029:EIVP
93.40+3:SIVP
74.029:ECVE
91.66+2:SCVE
33.029:ECVB
91.61+2:SCVB
.S.TCNESNEGROJ
'
0
.
1
2
00+0-
R
500+03+3
00+2
1
0+
0
01.129:ECVE
00.05+0:SCVE
70.129:ECVB
10.129:EIVP
00.00+0:SCVB
00.01+0-:SIVP
DRSX270308391,LCRP84,UNSX270308391,ONSX270308391,VXSX270308391,REDROB,:sferX
.NEDDIBROFSICETNATSYBDEZIROHTUATAHTNAHTREHTOESOPRUPYNAROFESURO
gwd.106C270308391\\steehSnalP\\gwD\\DAC\\270308391\\evitca\\8391\\:V:emangniwarD
NOITCUDORPER.CETNATSFOYTREPORPEHTERASGNIWARDDNASNGISEDLLAOTSTHGIRYPOCEHT
ma01:11-5102/10/90:etaDtolP
.YALEDTUOHTIWCETNATSOTDETROPEREBLLAHSSNOISSIMOROSRORREYNA-GNIWARD
EHTELACSTONOD.SNOISNEMIDLLAROFELBISNOPSEREBDNAYFIREVLLAHSROTCARTNOCEHT
.ON.CIL:ETAD
37904
SLIATEDDRADNATS
:ERUTANGIS
STNEMEVORPMIGNITHGIL&YTILITU,TEERTS
EVORGNOTSGNIK
IKCONAS.RDIVAD:EMANTNIRP
.ATOSENNIMFOETATSEHTFOSWALEHTREDNU
ATOSENNIM,EVORGEGATTOC
REENIGNEDESNECILYLUDAMAITAHTDNA
NOISIVREPUSTCERIDYMREDNUROEMYBDERAPERPSAW
TROPERRO,NOITACIFICEPS,NALPSIHTTAHTYFITRECYBEREHI
REDROB,:sferX
.NEDDIBROFSICETNATSYBDEZIROHTUATAHTNAHTREHTOESOPRUPYNAROFESURO
gwd.408C270308391\\steehSnalP\\gwD\\DAC\\270308391\\evitca\\8391\\:V:emangniwarD
NOITCUDORPER.CETNATSFOYTREPORPEHTERASGNIWARDDNASNGISEDLLAOTSTHGIRYPOCEHT
ma63:9-5102/10/90:etaDtolP
.YALEDTUOHTIWCETNATSOTDETROPEREBLLAHSSNOISSIMOROSRORREYNA-GNIWARD
EHTELACSTONOD.SNOISNEMIDLLAROFELBISNOPSEREBDNAYFIREVLLAHSROTCARTNOCEHT
.ON.CIL:ETAD
37904
SLIATEDDRADNATS
:ERUTANGIS
STNEMEVORPMIGNITHGIL&YTILITU,TEERTS
EVORGNOTSGNIK
IKCONAS.RDIVAD:EMANTNIRP
.ATOSENNIMFOETATSEHTFOSWALEHTREDNU
ATOSENNIM,EVORGEGATTOC
REENIGNEDESNECILYLUDAMAITAHTDNA
NOISIVREPUSTCERIDYMREDNUROEMYBDERAPERPSAW
TROPERRO,NOITACIFICEPS,NALPSIHTTAHTYFITRECYBEREHI
REDROB,:sferX
.NEDDIBROFSICETNATSYBDEZIROHTUATAHTNAHTREHTOESOPRUPYNAROFESURO
gwd.408C270308391\\steehSnalP\\gwD\\DAC\\270308391\\evitca\\8391\\:V:emangniwarD
NOITCUDORPER.CETNATSFOYTREPORPEHTERASGNIWARDDNASNGISEDLLAOTSTHGIRYPOCEHT
ma73:9-5102/10/90:etaDtolP
.YALEDTUOHTIWCETNATSOTDETROPEREBLLAHSSNOISSIMOROSRORREYNA-GNIWARD
EHTELACSTONOD.SNOISNEMIDLLAROFELBISNOPSEREBDNAYFIREVLLAHSROTCARTNOCEHT
.ON.CIL:ETAD
37904
SLIATEDDRADNATS
:ERUTANGIS
STNEMEVORPMIGNITHGIL&YTILITU,TEERTS
EVORGNOTSGNIK
IKCONAS.RDIVAD:EMANTNIRP
.ATOSENNIMFOETATSEHTFOSWALEHTREDNU
ATOSENNIM,EVORGEGATTOC
REENIGNEDESNECILYLUDAMAITAHTDNA
NOISIVREPUSTCERIDYMREDNUROEMYBDERAPERPSAW
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Feasibility Report
Kingston Grove
Street and Utility Improvements
Cottage Grove, Minnesota
August 21, 2015
I hereby certify that this report was prepared by me or under my
direct supervision and that I am a duly licensed Professional Engineer
under the laws of the State of Minnesota
______________________________________
Ryan Burfeind, PE Reg. No. 51734
August 21, 2015
TABLE OF CONTENTS
Transmittal Memorandum 1
Table of Contents 2
Project Summary 3
Introduction 3
Project Scope 3
Required Improvements 3
Easements 4
Required Permits 4
Estimated Costs 5
Grading & Erosion Control Costs 5
Area Charges 6
City Fees 6
Builder’s Escrow 6
Developer Cash Summary 7
Developer Cost Summary 8
Financing 8
Recommendations to Council 9
Request for Council Action 9
Project Schedule 9
Kingston Grove – Street and Utility Improvements
2
PROJECT SUMMARY
INTRODUCTION
This Feasibility Report was prepared in response to a plat submitted by the Mason Company for the
Kingston Grove development located to the south of the Cottage Grove Middle School and north of the
Pine Forest 4th Addition. This Feasibility Report addresses the proposed utility and street improvements
for the addition of 12 single-family homes.
PROJECT SCOPE
This project consists of utility and street improvements in the general location shown in Figure 1 below:
Figure 1 – General Project Location
Required Improvements
The proposed project includes the construction of public improvements including sanitary sewer, water
main, storm sewer, street lights, and public streets to serve the proposed Kingston Grove development.
The proposed improvements are shown in the Appendix to this report. Sanitary sewer, water main, storm
sewer, street lights, and street improvements are proposed for all lots in Kingston Grove. The project also
includes sidewalk and trails for public use.
Sanitary Sewer
The proposed project improvements include the extension of an eight inch sanitary sewer through the site
from an existing pipe installed into the property from the Pine Forest 4th Addition and terminating at a
manhole in the cul-de-sac of Jorgensen Court.
Kingston Grove – Street and Utility Improvements
3
Water Main
Six-inch ductile iron water main is proposed to be extended into the project site and will provide water
service to the 12 single-family homes in the development. The six-inch ductile iron pipe will be installed
between Lot 4 and Lot 5, Block 2, connecting the water main on Jorgensen Court with the twelve-inch
ductile iron water main along the west side of Keats Avenue. This connection will provide a loop for the
water main on Jorgensen Court.
Storm Sewer
The proposed improvements include the installation of storm sewer throughout the development. The
storm sewer will outlet to an infiltration basin constructed within this development in the northwest corner
of the site, in Outlot A. The infiltration basin will discharge to the existing storm sewer infrastructure on
the South Washington County School District property. This infiltration basin will be located within City
Outlot A and will be owned and maintained by the City of Cottage Grove.
Street Lights
Installation of City-owned street lights along Jorgensen Court will be included with this project. The street
lights will include the standard residential pole with an LED Luminaire. The street lights would be powered
by the existing street light system located on 77th Street, directly south of the Kingston Grove development.
Streets and Sidewalk/Pathways
Access to the site will be from public streets off 77th Street and Keats Avenue through the Pine Forest 4th
Addition development. The street will be named Jorgensen Court and will terminate within the development
at a cul-de-sac with a center landscape island.
This report proposes to install permanent surmountable D412 curb and gutter and place the first lift of
bituminous for all streets. The D412 curb and gutter is proposed as it is the existing style used throughout
the Pine Forest 4th Addition, as well as on the existing leg of Jorgensen Court that will lead into the
development. A bituminous wedge will be placed to protect the curb and gutter until the final lift of
bituminous is placed. The costs for the final lift of bituminous have been included in this report. It is
estimated that the final lift of bituminous would be installed approximately three years after the bituminous
base lift has been placed, or when at least 90 percent of the homes are constructed.
A concrete sidewalk is proposed along the west side of Jorgensen Court. The proposed sidewalk is to be
constructed as concrete six-feet wide, six inches thick with four inches of gravel base. The sidewalk will be
an extension of the existing sidewalk along 77th Street, which will connect to a bituminous trail between
Lot 3, Block 1 and Lot 1, Block 2. This bituminous trail will be located within Outlot B and will provide a
connection for the neighborhood to the South Washington County School District property. As part of this
project, the bituminous trail will be extended through school district property and connected to existing
sidewalk on the school site. The work on the school district property is proposed to be completed by the
Developer and funded through park dedication fees. The estimated cost for the work on the school district
property is $23,400. A breakdown of this cost is included in the appendix of this report.
Rights of Way and Easements
All public utilities will be located under the public street right-of-way and/or within dedicated utility
easements.
Required Permits
This project requires the following permits:
MPCA General Storm water permit (NPDES Permit)
MN Department of Health water main extension permit
MPCA Sanitary Sewer extension permit
Kingston Grove – Street and Utility Improvements
4
ESTIMATED COSTS
Detailed cost estimates have been prepared for the construction of the utilities and streets to serve this
development (see appendix). All costs are based on anticipated 2015 construction pricing. Indirect costs
for administration, legal, engineering, contingencies, and capitalized interest have not been included in this
report.
Table 1.1 - Summary of Estimated Costs – Kingston Grove
Estimated
Site Improvement Construction Costs Per Lot
General $30,738 $2,562
Sanitary Sewer $27,965 $2,330
Water Main $31,848 $2,654
Services $24,300 $2,025
Storm Sewer & Stormwater Management $36,922 $3,077
Street Improvements $57,313 $4,776
Sidewalks $7,926 $661
Bituminous Trails $3,927 $327
School District Property Trail & Crosswalk $23,400 $1,950
Street Lighting $11,920 $993
Landscaping/Irrigation $22,100 $1,842
Final Streets $19,124 $1,594
Total Estimated Improvement Costs $297,483 $24,790
Improvement Escrow (125%)* $371,854 $30,988
*The Developer will be required to provide a financial escrow to the City for the proposed improvements
in Kingston Grove, totaling $371,854. This amount is 125 percent of the total estimated improvement cost
of $297,483. The developer will have to submit a separate site grading and erosion control escrow in the
amount of $34,134 prior to commencement of site grading operations (as shown in the Table below).
Table 1.2 – Site Grading & Erosion Control Items for the Kingston Grove Development
Item Unit Qty. Unit Price Total Cost
Site Grading Restoration: Re-Spread Topsoil CY 1,344 $2 $2,688
Site Grading Restoration: MnDOT 250 Seed & Mulch AC 5 $650 $3,250
Misc. Site Grading LS 1 $3,000 $3,000
Erosion Control – Temp. Rock Construction entrance EA 1 $1,000 $1,000
Erosion Control- Silt Fence, Machine Sliced LF 2,106 $3 $6,318
Street Sweeper with Pick Up Broom HR 12 $125 $1,500
Pond Maintenance & Cleaning LS 1 $5,000 $5,000
Estimated Total $22,756
Estimated Grading Escrow (150%) $34,134
Kingston Grove – Street and Utility Improvements
5
Area Charges
The Kingston Grove site contains 5.01 acres. Of that total area, an estimated 0.21 acres is for stormwater
ponding below the high water level in Outlot A. Also, 0.35 acres will be dedicated Right-of-Way to
Washington County for CSAH 19. The total net acreage used to calculate the Sanitary, Water, and Storm
area charges is 4.45 acres and will be split among the 12 proposed residential lots. Rates are based upon
the 2014 rate schedule.
Table 1.3 – Kingston Grove Area Charges
Area Charges – Kingston Grove Total Per Lot
Sanitary Area Charge $5,999 $500
Water Area Charge $10,551 $879
Storm Area Charge $27,839 $2,320
Total Area Charges $44,389 $3,699
City Fees
The below referenced fees also apply to this project and are listed in the 2014 City Fee schedule:
Table 1.4 – City Fees, Kingston Grove, Single Family
City Fee Total Per Lot
City Supplied Pole & Luminaires $5,700 $475
Street Light Utility and Surcharge $706 $59
Seal Coating: Streets $1,488 $124
Seal Coating: Bituminous Trails $407 $34
Park Dedication Fee $32,410 $2,701
Subtotal $40,711 $3,393
Credit for trail on School District property ($23,400) ($1,950)
Total City Fees $17,311 $1,443
Builder’s Escrow
The below referenced escrows will be collected for each lot at the time a building permit is issued:
Table 1.5 –On-site Building Escrow, Kingston Grove – Single Family
Building Escrow Fee Per Lot
Curb Box Inspection Fee $300
R.O.W. Permit Fee $50
Sidewalk Replacement Escrow– Interior Lots* $750
Yard & Boulevard Sod Escrow $3,800
Property As-Built Survey and Corner Pin Placement Escrow $1,000
6” Concrete Driveway Apron Escrow $630
Boulevard Tree Escrow – Interior Lot $412
Per Lot On-site Building Escrow $6,942
*Sidewalk escrows only collected for Lot 1, Lot 2, and Lot 3 of Block 1
Kingston Grove – Street and Utility Improvements
6
Developer Cash Summary
The following table summarizes the Developer’s cash requirements, which must be furnished to the City:
Table 1.6 – Developer Cash Summary, Kingston Grove – Single Family
Cash Summary Total
Sanitary Area Charge $5,999
Water Area Charge $10,551
Storm Area Charge $27,839
City Supplied Pole & Luminaires $5,700
Street Light Utility and Surcharge $706
Seal Coating: Streets $1,488
Seal Coating: Bituminous Trails $407
Park Dedication Fee $32,410
Subtotal $85,100
Credit for trail on School District property ($23,400)
Total Cash Requirement $61,700
Kingston Grove – Street and Utility Improvements
7
Developer Cost Summary
The following table summarizes the developer’s total costs for this project.
Table 1.7 - Developer Cost Summary for the Kingston Grove Development
Site Improvement Developer Costs Cost per Lot
General $30,738 $2,562
Sanitary Sewer $27,965 $2,330
Water Main $31,848 $2,654
Services $24,300 $2,025
Storm Sewer & Stormwater Management $36,922 $3,077
Street Improvements $57,313 $4,776
Sidewalks $7,926 $661
Bituminous Trails $3,927 $327
School District Property Trail & Crosswalk $23,400 $1,950
Street Lighting $11,920 $993
Landscaping/Irrigation $22,100 $1,842
Final Streets $19,124 $1,594
Total Estimated Site Improvement Costs $297,483 $24,790
Area Charges
Sanitary Area Charge $5,999 $500
Water Area Charge $10,551 $879
Storm Area Charge $27,839 $2,320
Total Area Charges $44,389 $3,699
City Fees
City Supplied Pole & Luminaires
$5,700 $475
Street Light Utility and Surcharge
$706 $59
Seal Coating: Streets
$1,488 $124
Seal Coating: Bituminous Trails
$407 $34
Park Dedication Fee
$32,410 $2,701
Credit for trail on School District property
($23,400) ($1,950)
Total City Fees
$17,311 $1,443
Total Estimated Costs $359,183 $29,932
FINANCING
The developer will finance the costs for the public improvements for the proposed Kingston Grove
development including all applicable Area Charges and other City fees described in this report.
Kingston Grove – Street and Utility Improvements
8
RECOMMENDATIONS TO COUNCIL
It is the finding of this study that the proposed improvements are necessary and cost effective. The
following are recommended:
Adopt this report as the guide for development of the proposed improvements.
The Developer installs the public improvements, with construction being substantially completed in
November of 2015.
The Developer installs the final lift of bituminous for the streets after three years or after 90% of
the homes in the development have been constructed.
REQUEST FOR COUNCIL ACTION
Approve the Feasibility Report for the Kingston Grove Development
PROJECT SCHEDULE
The following project schedule assumes that home construction would begin in the fall of 2015
Development Agreement to Council September 2, 2015
Site Grading Begins September 7, 2015
Utility Construction Begins October 2015
Substantial Completion November 2015
Final Completion April 2016
Begin Home Construction November 2015
Kingston Grove – Street and Utility Improvements
9
Appendix
Kingston Grove – Street and Utility Improvements
10
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Kingston Grove Preliminary Cost Estimate
Item Unit Quantity Est.Unit Cost Est.Total Cost �
PART1-GENERAL
1 MOBILIZATION LS 1 $ 5,000.00 $5,000.00 ',
2 TRAFFIC CONTROL LS 1 $ 2,000.00 $2,000.00 i
3 STREET SWEEPER WITH PICKUP BROOM HR 12 $ 135.00 $1,620.00
4 TEMPORARY ROCK CONSTRUCTION ENTRANCE LS 1 �5 1,050.00 $1,050.00
5 SILT FENCE,MACHINE SLICED LF 2106 $ 3.00 $6,318.00 ;
6 TEMPORARY HYDROMIJLCH AC 1 $ 2,050.00 $2,050.00 ,
7 SEED AND HYDROMULCH AC 1 $ 2,350.00 $2,350.00
8 TOPSOIL BORROW(LV) CY 350 $ 13.00 $4,550.00
9 EROSION CONTROL BLANKET-SWALE/3:1 SLOPES SY 1400 $ 3.50 $4,900.00
10 BIOROLI LF 300 $ 3.00 $900.00
$30,738.00 '
PART 2-SANITARY SEWER
11 CONNECT TO EXISTING SSWR EA 1 $ 1,650.00 $1,650.00
12 8"PVC SANITARY SEWER,SDR 35,10'-15'DEEP LF 331 $ 32.00 $10,592.00
13 4'DIA SANITARY MH EA 3 $ 2,950.00 $8,850.00 '
14 4'DIA MH OVERDEPTH LF 20 $ 150.00 $3,000.00 '
15 CLOSED CIRCUIT TV INSPECTION LF 331 $ 2.00 $662.00
16 ADJUST FRAME AND RING CASTING EA 3 $ 300.00 $900.00
17 8"X4"PVC WYE EA 12 $ 165.00 $1,980.00 ,
18 IMPROVED PIPE FOUNDATION LF 331 $ 1.00 $331.00 �'
$27,965.00 I
PART 3-WATER MAIN
19 CONNECT TO EXISTWG WATER MAIN EA 2 $ 1,100.00 $2,200.00 ',
20 6"DIP WATER MAIN,CL.52,INCL.POLY WRAP LF 597 $ 33.00 $19,701.00 '
21 6"GATE VALVE AND BOX EA 3 $ . 1,350.00 $4,050.00 �
22 HYDRANT EA 1 $ 3,500.00 $3,500.00
23 DUCTILE IRON FITTINGS LB 300 $ 5.00 $1,500.00
24 CONCRETE HYDRANT ACCESS PAD EA 1 $ 300.00 $300.00 i
25 IMPROVED PIPE FOUNDATION LF 597 $ 1.00 $597.00 '�
$31,848.00
PART 4-SERVICES
26 1"CORPORATION STOP EA 12 $ 125.00 $1,500.00 ';
27 1"CURB STOP AND BOX EA 12 $ 250.00 $3,000.00 I
28 1"TYPE"K"COPPER WATER SERVICE,COMMON TRENCH LF 660 $ 17.00 $11,220.00
29 4"PVC,SCH.40 SANITARY SEWER SERVICE COMMON TRENCH LF 660 $ 13.00 $8,580.00
$24,300.00
PART5-STORMSEWER
30 12"RCP STORM SEWER,CLASS 5 LF 185 $ 25.00 $4,625.00 I
31 15"RCP STORM SEWER,CLASS 5 LF 20 $ 29.00 $580.00
32 18"RCP STORM SEWER,CLASS 5 LF 234 $ 32.00 $7,488.00
33 12"RCP FLARED END SECTION,INCL TRASH GUARD EA 1 $ 1,050.00 $1,050.00
34 15"RCP FLARED END SECTION,INCL TRASH GUARD EA 1 $ 1,400.00 $1,400.00
35 18"RCP FLARED END SECTION,INCL TRASH GUARD EA 1 $ 2,150.00 $2,150.00 I
36 4'DIA STORM SEWER CBMH,INC R-3067-V CSTG AND HDPE ADJ RINGS EA 2 $ 2,050.00 $4,100.00
37 OVERFLOW STRUCTURE EA 1 $ 3,200.00 $3,200.00
38 4'DIA STORM SEWER CBMH,INC R-4342 CSTG AND HDPE ADJ RINGS EA 1 $ 2,050.00 $2,050.00
39 4'DIA STORM SEWER MH,INCL R-1642-B CSTG AND HDPE ADJ RINGS WITH SUMP EA 1 $ 2,700.00 $2,700.00
40 IMPROVED PIPE FOUNDATION LF 439 $ 1.00 $439.00 i
41 CLASS III RANDOM RIPRAP W/FABRIC CY 57 $ 110.00 $6,270.00
42 PROTECTION OF CATCH BASIN IN STREET EA 3 $ 190.00 $570.00 I
43 REAR YARD CB INLET PROTECTION EA 2 $ 150.00 $300.00 '
$36,922.00
PART6-STREETS I
44 REMOVE AND REPLACE CONCRETE CURB AND GUTTER LF 20 $ 40.00 $800.00
45 SAWING BITUMINOUS PAVEMENT LF 30 $ 6.00 $180.00 �
46 REMOVE BITUMINOUS PAVEMENT SY 33 $ 6.00 $198.00
47 SUBGRADE EXCAVATION CY 176 $ 7.00 $1,232.00 ;
48 SUBGRADE PREPARATION-STREET SY 1758 $ 1.00 $1,758.00 '
49 AGGREGATE BACKFILL CY 553 $ 11.00 $6,083.00
50 AGGREGATE BASE,CLASS 5 TN 738 $ 15.00 $11,070.00
51 7YPE SP NON-WEARING COURSE MIXTURE(3,C) TN 188 $ 74.00 $13,912.00 i
52 BITUMINOUS WEDGE LF 910 $ 4.00 $3,640.00
53 INSTALL CONDUIT FOR PRIVATE UTILITY LF 120 $ 10.00 $1,200.00
54 4"PERFORATED PVC DRAIN TILE,SDR 26 LF 120 $ 10.00 $1,200.00
55 CONNECT DRAIN TILE TO STRUCTURE EA 3 $ 190.00 $570.00
56 D412 CONCRETE CURB AND GUTTER LF 910 $ 17.00 $15,470.00
$57,313.00
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Item Unit Quantity Est.Unit Cost Est.Total Cost
PART 7-SIDEWALK �
57 COMMON EXCAVATION-TRAIL OR SIDEWALK CY 49 $ 12.00 $ 588
58 AGGREGATE BASE,CLASS 5,100%CRUSHED-TRAIL OR SIDEWALK TN 38 $ 17.00 $ 646
59 6"CONCRETE SIDEWALK SF 1356 $ 4.00 $ 5,424 I
60 CONCRETE PEDESTRIAN CURB RAMP SF 104 $ 4.50 $ 468
61 TRUNCATED DOME PANEL SF 16 $ 50.00 $ 800 �
$ 7,926
PART 8-BITUMINOUS TRAILS ',
62 COMMON EXCAVATION-TRAIL OR SIDEWALK CY 43 $ 12.00 $ 516 I
63 GEOTEXTILE FABRIC SY 183 $ 2.00 $ 366
64 AGGREGATE BASE,CLASS 5,100%CRUSHED-TRAIL OR SIDEWALK TN 60 $ 17.00 $ 1,020
65 TYPE SP WEARING COURSE MIXTURE(2,B) TN 25 $ 81.00 $ 2 025
$ 3,927
PART 9-SCHOOL DISTRICT PROPERTY TRAIL&CROSSWALK
66 COMMON EXCAVATION-TRAIL OR SIDEWALK CY 125 $ 12.00 $ 1,500
67 GEOTEXTILE FABRIC SY 530 $ 2.00 $ 1,060
68 AGGREGATE BASE,CLASS 5,100%CRUSHED TN 183 $ 17.00 $ 3,112
69 TYPE SP WEARING COURSE MIXTURE(2,8) TN 73 $ 81.00 $ 5,913
70 REMOVE AND REPLACE CONCRETE CURB&GUTi'ER LF 36 $ 40.00 $ 1,440
71 CONCRETE PEDESTRIAN RAMP SF 130 $ 475 $ 618 II
72 TRl1NCATED DOMES SF 32 $ 45.00 $ 1,440
73 6"CONCRETE SIDEWAIK SF 280 $ 4.00 $ 1,120 '
74 SIGN PANELS TYPE C SF 18 $ 35.00 $ 630
75 TOPSOIL TN 192 $ 25.00 $ 4,800
76 HYDROSEED SY 589 $ 3.00 $ 1,767
$ 23,400 �
PART 10-LIGHTING
77 ASSEMBLE AND INSTALL CITY SUPPLIED LUMINAIRE AND POLE,TYPE A-1 EA 3 $ 500.00 $ 1,500 ,
78 CONCRETE POLE BASE,TYPE A-1 EA 3 $ 900.00 $ 2,700 '
79 HANDHOLE EA 3 $ 600.00 $ 1,800
80 #6AWGWIRE LF 1590 $ 2.00 $ 3,180
81 7.5"NON-METALIC CONDUIT LF 530 $ 3.00 $ 1,590
82 CONNECT TO EX.STREET LIGHTING SYSTEM EA 1 $ 1,150.00 $ 1,150 ;
$ 11,920 '
PART 11-LANDSCAPING/IRRIGATION
83 CUL-DE-SAC ISLAND IRRIGATION LS 1 $ 1,500.00 $ 1,500
84 CUL-DE-SAC ISLAND LANDSCAPING LS 1 $ 5,600.00 $ 5,600 ,
85 BUFFER LANDSCAPING(ALONG CSAH 19} LS 1 $ 15,000.00 $ 15,000 ',
$ 22,100 �
Total Part 1-General $30,738
Total Part 2-Sanitary Sewer $27,965
Total Part 3-Water Main $31,848
Total Part 4-Services $24,300 '
Total Part 5-Storm Sewer $36,922 �
Total Part 6-Streets $57,313
Total Part 7-Sidewalks $7,926
Total Part 8-Bituminous Trails $3,927 '
Total Part 9-School District Property Trail&Crosswalk $23,400
Total Part 10-Street Lighting $11,920 �'
Total Part 11-Landscapingllrrigation $p2,�pp I
Estimated Total Construction Costs $278,359
Estimated Cost Per Lot $23,197 �
i
2015 Estimated Escrow $347,949 i
Final Streets Escrow $23,905 �
Total Escrow $371,854
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Item Unit Quantity Est.Unit Cost Est.Total Cost '
Site Grading and Erosion Control
1 SITE GRADING RESTORATION:RE-SPREAD TOPSOIL CY 1,344 �2 $ 2,688
2 SITE GRADING RESTORATION:MnDOT 250 SEED&MULCH AC 5.0 $650 $ 3,250 '
3 MISC.SITE GRADING LS 1 $3,000 $ 3,000 '
4 EROSION CONTROL-TEMP ROCK CONST.ENTRANCE EA 1 $1,000 $ 1,000 i
5 EROSION CONTROL-SILT FENCE-MACHINE SLICED LF 2,106 $3 $ 6,318
6 STREET SWEEPER WITH PICKUP BROOM HR 12 $125 $ 1,500
7 POND MAINTEANCE&CLEANING LS 1 $5,000 $ 5,000 ,
$ 22,756
150%Escrow $ 34,134 Ii
Final Streets
1 REMOVE AND MILL BITUMINOUS WEDGE SY 809 $ 2.00 $ 1,618 '
2 REMOVE AND REPLACE CONCRETE CURB AND GUTTER LF 137 $ 25.00 $ 3,425
3 REMOVE AND REPLACE CONCRETE SIDEWALK SF 136 $ 6.50 $ 884
4 ADJUST GATE VALVE AND BOX EA 3 $ 160.00 $ 480
5 ADJUST FRAME&RING CASTING EA 3 $ 300.00 $ 900
6 TYPE SP WEARING COURSE MIXTURE(3,C) TN 146 $ 78.00 $ 11,388 ',
7 BITUMINOUS MATERIAL FOR TACK COAT GAL 74 $ 3.00 $ 222 i
8 SODDING,LAWN TYPE SY 46 � 4.50 $ 207
$ 19,124
125%Escrow $ 23,905 '
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Page Ol of 01
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DEVELOPMENT AGREEMENT ''
KINGSTON GROVE
THIS DEVELOPMENT AGREEMENT ("Agreement") is entered into on the ,$''`' day of
{�uGury- , 2015, by and between, Keats Land, LLC, a Minnesota Limited Liability Company, '
referred to as "Developer" and the City of Cottage Grove, a municipal corporation, situated in the County
of Washington, State of Minnesota,hereinafter referred to as the "City."
RECITALS ',
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A. At the tirne this Agreement is recorded,the Developer is the fee owner of the parcels of land described
in E�ibit "A," which is to be developed as a subdivision in the City bearing the name "Kingston ;
Grove"and may sometimes hereinafter be referred to as the"Subj ect Properry"or the"Subdivision." '',
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B. The Developer proposes to develop the Subject Property,which is being platted into twelve(12)lots
for the construction of detached single-family homes situated in the City of Cottage Grove, County
of Washington, State of Minnesota.
C. The City approved the Kingston Grove preliminary plat (City Resolution No.2015-007) on January i
21,2015.
D. The City requires that certain public improvements, which are herein referred to as "Public ',
Improvements" and include, but are not limited to storm drainage systems, sanitary sewer, water, !,
grading, street lighting,trails,sidewalk, curb and gutters,and streets,be installed to serve the Subject '
Property and other properties affected by the development of the Subject Property, all at the expense
of the Developer,all as set forth herein and in the Approved Plans dated September 1,2015
E. The Developer will perform other work and install certain improvements within the Subject Property, I
which work and improvements typically consist of drainage swales, erosion control, street cleaning,
and the like thereof and which improvements to the Subject Property shall be referred to herein as i
"On-Site Improvements."Public Improvements and On-Site Improvements are collectively referred �
to as the"Improvements." '
F. The Developer shall develop the Subject Property and install the Public Improvements in �
conformance with the plans and specifications prepared by the City dated September 1, 2015 and
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referred to as the "Approved Plans." The Approved Plans shall not be amended without the prior
written approval of the Developer and the City. 'I
G. The Kingston Grove Feasibility Report dated August 21,2015,was approved by the City Council on ;
September 2,2015. I
NOW,THEREFORE,IT IS HEREBY AND HEREIN MUTUALLY AGREED,in consideration of ',
each party's promises and considerations herein set forth, as follows: �
l. Request for Plat Anproval. The City will approve the final plat for Kingston Grove on September 2, ,
2015. This residential subdivision is located in the City of Cottage Grove, County of Washington, State j
of Minnesota, and is legally described in E�ibit A.
2. Conditions of Approval. The City hereby approves the final plat and this Agreement on the conditions i
that:
a. The Developer enters into this Agreement and abides by the conditions stipulated in the resolution I
approving the final plat and the terms of this Agreement. All the lots within Kingston are required to
be part of a homeowners association. ',
b. The Developer provides to the City upon execution of this Agreement: I
i. An irrevocable letter of credit or cash in the amount of:
LETTER OF CREDIT
Site grading and restoration $8,938
Erosion control 8,818 ,
Pond maintenance and cleaning 5,000 �
Estimated total $22,756 ,
Escrow of 150% $34,134 I
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The letter of credit must be issued by a bank that is determined by the City to be solvent and
creditworthy and in a form acceptable to the City.If the City determines at any point that the bank ,
no longer satisfies its requirements,it can require the Developer to get a new letter of credit from '
a different bank. I
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u. Proof of ublic liabilit and ro ert dama e insurance coverin ersonal in'u includin death �
p Y p P Y g g p J rY� g �
and claims for property damage which may be caused by reason of the operation of the I
Developer's equipment and laborers, or caused by Developer's completion of the Public �
Improvements. Limits for bodily injury or death shall not be less than$1,000,000 for one person '
and $2,000,000 for each occurrence; limits for property damage shall not be less than$500,000
for each occurrence. The Developer must keep the insurance in force at all times that construction
for the development is in progress. The City must be named as an additional insured on the policy
and must provide that the insurer must give the City at least ten(10) days' written notice prior to j
cancellation or termination of the insurance policy; and
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ui. Letter of Credit: To guarantee compliance with the terms of this Contract,payment of the costs of all
public and private improvements and construction of all public and private improvements,the Developer shall furnish
the City with a letter of credit,in the form attached hereto,from a bank("security")in the amount of$371,854. ;
Public Improvements-Estimated constr�cctiofa costs:
General $30,738
Sanitary sewer system 27,965 ,
Water system 31,848 ,
Water&sanitary house services 24,300 �
Storm sewer 36,922
Street improvements 57,313
Sidewalks 7,926 '
Bituminous trails 3,927 'i
School district property trail and crosswalk 23,400
Street lighting(base,conduit,wiring,etc.) 11,920
Landscaping 22,100
Final Streets 19,124 ,
Total $297,483
At 125% $371,854
This breakdown is for historical reference;it is not a restriction on the use of the security.The bank issuing the letter of �I
credit shall be subject to the approval of the City Administrator.
iv.Cash: The following is a summary of the cash requirements under this Contract which must be furnished ,
to the City: . ,
Sanitary Sewer Area Charge $5,999
Water Area Charge 10,551
Storm Water Area Charge 27,839 ',
Park Dedication (See Section 21 of this agreement) 9,010 I
Street Light Poles and Luminaires 5,700
Street Sealcoating 1,488 '
Trail Sealcoating 407 ,
Street Light Utility Charge 706 '
City Engineering Aciministration Fee(2%of Public Improvements) 7,437
Escrow for Engineering Services(16%of Public Improvements) 59,497 �
Subtotal Cash Payment $ 128,634
Less:Funds deposited (15,000) '
Total Cash to City $ 113,634
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If escrowed funds held under this agreement exceed the amount necessary to reimburse the City for its ;
engineering costs under Section 5,such funds shall be returned to the Developer without interest.If it appears '
that the actual costs incurred will exceed the estimate, the Developer and the City shall review the costs �
required to complete the project and the Developer shall deposit additional sums with the City.
v. Lot Escrows: The Developer shall inform each builder that an escrow and fees must be �
deposited with the City for each lot. The escrow and fees must be deposited with the City at the
time a building permit is issued by the City. The purpose of the escrow and fees is to insure
certain rivate im rovements e, boulevard/ ard sod boulevard trees curb sto ms ection j
p p � g• Y > > p � p �
right-of-way permit,property corner boundary markers, as-built survey, sidewalk repair, etc.)
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are completed before a certificate of occupancy is issued by the City. The Builder must plant a '�
boulevard tree having a minimum tree trunk size of not less than 2.5-inch caliper width. One(1) �'
boulevard tree is required per lot, except for corner lots,which must have one(1)boulevard tree ,
on each street of the property. The City Forester must be contacted for purposes of staking the I
location of the boulevard tree to be planted and approving the tree species. For a lot where the ;
Certificate of Occupancy is issued between August 1 and Apri130,tree planting described in j
this paragraph must be completed by the builder by the 15th day of June. For a lot where the
Certificate of Occupancy is issued between May 1 and July 31,tree planting must be completed ;
by the builder by the 15th day of September. The builder's cash escrow will be posted with the ;
City's Finance Director in a non-interest bearing account and shall be released upon completion ;
of the certain private improvements. ,
The minimum cash escrow for each lot is shown below:
Lots 1 —3,Block 1 Right-of-way Fee $50.00 �
Curb Box Fee $300.00
Boulevard tree,boulevard/yard sod, driveway apron, $6,592.00
sidewalk, corner lot boundary marker and as-built '
survey. I
Lots 1 —9,Block 2 Right-of-way Fee $50.00
Curb Box Fee $300.00 �
Boulevard tree,boulevard/yard sod,driveway apron, $5,842.00 '
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corner lot boundary marker and as-built survey. '
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c. The Developer records the final plat with the Washington County Recorder within six (6) months
after City Council approval of the final plat. �
d. The Developer agrees to furnish all labor,materials, and equipment per the resolution approving the
final plat for Kingston Grove and perform the Public Improvements and utility repair and adjustment
in conformance with the Approved Plans.
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3. .Development Plans and Right to Proceed. The Developer may not construct any Irnprovements until j
all the following conditions have been satisfied:
a. This Agreement has been fully executed by both parties and filed with the City Clerk. '
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b. The necessary securities,warranties, and escrows as required by this Agreement have been received
by the City. �
c. The City has issued a letter stating that all conditions of this paragraph have been satisfied and that i
the Developer may proceed. i
The Developer agrees that the Improvement work shall be done and performed in a workmanlike
manner and all materials and labor shall be in strict conformity with the Approved Plans and City
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ordinances. Any material or labor supplied which was rej ected by the City as defective or unsuitable
per the Approved Plans shall be removed and replaced with approved material to the reasonable ;
satisfaction or approval of the City at the cost and expense of the Developer. I
The Developer shall submit a written schedule indicating the progress schedule and order of '
completion of the Improvements. It is further agreed that upon receipt of written notice from the
Developer of the existence of causes over which the Developer has no control which will delay the
completion of the Improvements, the City Council, in its discretion, may extend the date herein for
completion and that any security required shall be continued to cover the Improvement work during ;
this extension of time. It is distinctly understood and agreed that all Improvement work covered by
this Agreement shall be done at no expense to the City unless otherwise agreed to by the City and the
Developer.The City agrees to sealcoat the streets in the subdivision,at the City's expense,within two !;
(2)years following the installation of the wear course paving in the Subdivision. '
The Developer agrees to have all Improvements substantially done, including the bituminous wedge
on the street, and fully completed to the reasonable satisfaction and approval of the City Engineer on ,
or before November 15,2015 except all concrete work must be completed by October 15, 2015 and
the wear course/final li$ of all streets in the subdivision must be completed within three (3) years
from the date all other Public Improvements are accepted by the City or when ninety percent (90%) ,;
of the houses have been constructed,whichever is sooner. The Developer is responsible for the future ;
expenditures to remove the temporary wedge, pave the wear course, repair curb and gutters, and
restore impacted areas and any other Improvement that must be completed.
� 4: Approved Plans. The Developer shall not do any work or furnish any materials not covered by the �
Approved Plans or this Agreement,for which reimbursement is expected from the City,unless such work
is first ordered in writing by the City as provided in the Approved Plans. Any such work or materials ;
which may be done or furnished by the Developer's contractor without such written order first being �
given shall be at the Developer's own risk, cost, and expense, and the Developer hereby agrees that
without such written order the Developer will make no claim for compensation for work or materials so ,
done or fiarnished. ''
It is further agreed, anythmg to the contrary herem notwithstandmg, that the City, City Council, and rts
agents or employees shall not be personally liable or responsible in any manner to the Developer, the �,
Developer's contractor or subcont�actors, material men, laborers, or to any other person or persons ';
whomsoever, for any claim, demand, damages, actions, or cause of any action of any kind or character
arising out of or by reason of the execution of this Agreement or the performance and completion of the ,
Improvement work and the Improvements and that the Developer will save the City harmless from all !
such claims,demands,damages, actions,or causes of action or the costs,disbursements,and expenses of '
defending the same, except for any such claims, demands, damages, actions or causes of action caused �
by the misconduct or negligence of the City or someone acting on its behalf. j
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5. En�ineering Services:Plat Review,Design,Stakin�,Surveying,and Inspections. Developer will pay �
the City Engineering administration fee of two percent (2%) of the total public improvement costs for '
City staff time associated with plan review, plat review, grading plan review, and design review and
project administration for this phase and all remaining phases of this development. This fee shall be
collected as a cash payment.
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All fees incurred by the City related to concept, plat, and grading plan review have been billed to the '
developer as the charges were incurred.
The Engineering escrow (2.b.iv) is an estimate for consulting engineering, legal, and other expenses ��
incurred or to be incurred by the City in connection with this Development Agreement and Plat approval ,
and acceptance and authorization of improvements.The percentages included in this section are estimated �
as follows:
• Concept review services (estimated at one percent(1%) of the total public improvement cost). '
• Public design services, (estimated at five percent (5%) of the total public improvements cost) for
the public improvements, including securing all necessary permits for the project and preparation ,
of the feasibility report
o The City will provide construction inspections, erosion control inspections, staking and ,
surveying, witness testing,review testing reports, and attend project meetings at the Developer's ;
expense. Fees for these services are estimated at ten percent(10%) of Improvement costs
identified above and escrowed by the Developer with the City as part of this Agreement. The ,
Developer must notify the City Engineer at least forty eight(48)hours in advance, not including I
weekend days or holidays, for inspection service or scheduling of tests to be perfoimed.
Bills not paid within thirty(30)days shall accrue interest at the rate of eight percent(8%)per year. �
6. Street Lights. The City will furnish the street light poles and luminaires. The Developer is responsible '
for installing the street lights and providing all other street light improvements as shown on the Approved
Plans.
7. Final Inspection/Acceptance. Upon completion of the Improvements, the City Engineer and
representatives of the Developer's contractor andlor engineer will promptly make a final inspection of the ,
Public Improvements. Before the City's final acceptance and release of the securities,the Developer and i
City Engineer shall be satisfied that all work is completed in accordance with the Approved Plans and all
City inspections for the work were performed, and the Developer's engineer submits a written statement '
attesting to the same. ;
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The Developer's contractor performing the Public Improvements for the Developer must submit to the
City a one hundred percent(100%)warranty maintenance bond that shall lun for a minimum of one (1) ��
year. Said bond shall run from the date of acceptance by the City of all Public Improvements.At the time
of final acceptance of the Public Improvements, if it is determined by the City that the Approved Plans '',
were not adhered to, or that the Public Improvement work was done without City inspections, the ;i
Developer agrees to increase the length of the one hundred percent (100%) warranty maintenance bond �
up to a maximum of five(5) years as reasonably determined by the City Engineer. The warranty period i
for streets commences a$er the final placement of the wear course. '
The City Engineer will notify the Developer in writing of the City's approval of the Public Improvements ;
and schedule the request for acceptance by the City Council. The final approval and acceptance of the
Public Improvements by the City Council shall constitute final approval and acceptance by the City
without further action on the part of any party hereto. ''
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8. Default by Developer. In the event of default by the Developer as to any of the Public Improvement
work to be performed hereunder by the Developer,its successors or assigns, and the continuance of such ;
default after written notice from the City and the expiration of the Cure Period (as defined below), the '
City is granted the right to declare any sums provided by this Agreement due and payable in full, and the
City may draw upon any financial guaranty posted in conformance with this Agreement, provided, ;
however,the Developer shall first be given an opportunity to cure the default for a period of at least thirty ',
(30) days (except in emergency situations)thereafter as provided below. Said notice will be addressed to
the Developer at the address shown below in Section 18. In the event the City draws from any financial
guaranty sums that exceed the costs or damages to the City, the City will promptly return such excess '
amounts to the Developer. '
Notwithstanding anything to the contrary contained in this Agreement, if the City determines that the
Developer is in default of any of the terms of this Agreement, the City shall promptly notify the
Developer of the default andlor non-compliance. The City agrees to provide the Developer a
reasonable and appropriate amount of time, which shall not be less than thirty (30) days, for the �
. Developer to correct any noted defaults, based on the measures that will need to be taken by the ;
Developer to correct the default ("Cure Period"). In the event Developer fails to correct said non- ,
compliance within the designated Cure Period,the City may take any other remedy or action available '
to the City under the terms of this Agreement.
9. Denial of Permits. Breach of any term of this Agreement by the Developer or failure to comply with
City ordinances shall be grounds for denial of building or occupancy permits for buildings within the
Subdivision until such breach is corrected by the Developer. '
10. Attorneys' Fees. The Developer will pay the City's reasonable attorney's fees to be fixed by the Court ,
in the event a suit or action is brought to enforce the terms of this Agreement,or in the event an action is ',
brought upon a bond or letter of credit furnished by the Developer as provided herein. j
11. Assignment. The Developer may not transfer or assign any of its obligations under this Agreement ',
without the prior written consent of the City,which shall not be unreasonably withheld, conditioned, or �,
delayed.
12. A�reement to Run with Land. The City agrees to record this Agreement among the land records of
Washington County, Minnesota, and the Developer agrees to record the "Kingston Grove" final plat at
Washington County,Minnesota.The provisions of this Agreement shall run with the land and be binding ,
upon the Developer and its successors in interest. Notwithstanding the foregoing, no conveyance of the �
Subj ect Property or any part thereof shall relieve the Developer of its liability for full performance of this �
Agreement unless the City expressly so releases the Developer in writing.
13. Release. Upon completion and approval of all Improvements required herein,including completion and �
acceptance of the Improvements and satisfaction of all of the Developer's obligations under this �
Agreement, the City agrees to execute an instrument (in form sufficient to remove this Agreement as a
further encumbrance against the Subject Property)releasing all of the Subject Property from the terms of
this Agreement.
14. Severabilitv. The provisions of this Agreement are severable, and in the event that any provision of this i
Agreement is found invalid,the remaining provisions shall remain in fiill force and effect. I
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15. Consent. The Owner represents and warrants that the Developer is the only fee owner in the Subject
Property and no other parties have the right to consent to the plat or development agreement. I
16. Applicable Law. This Agreement shall be governed by and construed in accordance with the laws of '
the State of Minnesota. �
17. Chan�es in Official Controls. For two (2) years from the date of this Agreement, no amendments to ',
the City's Comprehensive Plan or official controls shall apply to or affect the use, development density,
lot size,lot layout, or dedications of the approved preliminary plat and final plat unless required by state ,
or federal law or agreed to in writing by the City and the Developer. I
18. Notices. Required notices to the Developer shall be in writing, and shall be either hand delivered to the ,
Developer,its employees or agents,or mailed to the Developer by certified mail at the following address: j
Keats Land, LLC ,
Attn: Mark Mason �
7420 80�'Street#201
Cottage Grove,MN 55016 '
Notices to the City shall be in writing and shall be either hand delivered to the City Administrator, or �
mailed to the City by certified mail in care of the City Administrator at the following address: I
City of Cottage Grove ',
Attn: City Administrator ;
12800 Ravine Parkway South
Cottage Grove,MN 55016 ',
19. Mail Boxes. The Developer is responsible for the placement of a mailbox for all the lots within the
Subdivision and must comply with the United States Postal Service's mailbox design and placement ',
guidelines. The mailboxes must be of similar design and color within the Subject Property.
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20. Sidewalk and Trail Maintenance. If the City does not provide snow removal on the trails or sidewalks i,
within the Subject Property, the homeowners association or the property owner(s) adjoining the trail or I
sidewalk must remove the snow andlor ice as determined by the governing documents of the homeowners �
association.
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21.Park Dedication. The Park Dedication fee is computed as ten percent(10%)of the net developable land ;
area in square feet less the area deeded for trail development(formerly Outlot B)times the$3,200 per lot ,
park dedication fee. At this calculation, the Developer would pay$32,410 in gross fee. However, the ''
City will credit the Developer for the cost of construction of the trail between the Kingston Grove
Development and the Cottage Grove Junior High School, estimated at$23,400. The net result is a Park
Dedication cash fee of$9,010.
IN WITNESS OF THE ABOVE,the parties have caused this Agreement to be executed on the date �
and year written above.
SIGNATURES APPEAR ON NEXT PAGE
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KEATS LAND, LLC CITY OF COTTAGE GROVE:
By: G�-t�---- By:
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Mark Mason, Chief Manager Myron Bailey,Mayor ,
By: i
Joe Fischbach, City Clerk
ACKNOWLEDGEMENT FOR CITY
STATE OF MINNESOTA ) ',
) ss. �
COUNTY OF WASHINGTON ) ;
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The foregoing instrument was acknowledged before me this day of , 2015,
by Myron Bailey,Mayor, and Joe Fischbach, City Clerk, of the City of Cottage Grove, a Minnesota ,
municipal corporation, on behalf of the corporation. I
Nota�y Public I�
(Notary Seal)
ACKNOWLEDGEMENT FOR DEVELOPER i
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STATE OF MINNESOTA )
) ss.
COUNTY OF w���_��- ) �
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On thi��day of �1-;2015,before me, a nota ublic within and for said County, ,
personally appeared Mark Mason, Chief Manager,Keats Land, C, on b half of said cor�oration. j
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°,""',� JANET MARY UANDERBILT '
�„ ��v....�
�: ' �� Notary Public-Minrtesota Notary Public
(Notary Sea n`''��°'��My Commission Expires Jan 31,2020
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THIS DOCUMENT DRAr I`ED BY:
Finance Department
City of Cottage Grove
12800 Ravine Parkway South i
Cottage Grove,MN 55016
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EXHIBIT "A" �
LEGAL DESCRIPTION OF THE SUBJECT PROPERTY
That part of the Northeast Quarter of the Southeast Quarter of Section 10,Township 27, Range 21,being
the East 467 feet of the South 467 feet,Washington County, Minnesota, subject to easements of record if ,
any. �
Commonly known as 7717 Keats Avenue South, Cottage Grove,Washington County, State of Minnesota. �
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