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Planning Staff Report
D.R. Horton – Grayson Meadows Subdivision
Planning Case Nos. ZA2016-069 and PP2016-070
November 28, 2016
Proposal
D.R. Horton has applied for the following planning applications to develop approximately 20.1
acres of land for detached single-family homes:
A. Zoning amendment to change the property’s AG-1, Agricultural Preservation, zoning clas-
sification to R-3, Single-Family Residential District with a Planned Development Overlay
(PDO).
B. Grayson Meadows Planned Development Overlay (PDO) final plan.
C. Preliminary plat named Greyson Meadows to subdivide the 20.1-acre parcel into 45 lots for
detached single-family residential homes and two outlots for stormwater detention and
access to a public open area.
The property is located approximately one-third of a mile north of 70th Street (CSAH 22), one-third
of a mile east of Jamaica Avenue, and approximately one-quarter south of Military Road (CSAH 20).
The location map is shown below.
Location Map
Planning Staff Report – Grayson Meadows
Planning Case Nos. ZA2016-069 and PP2016-070
November 28, 2016
Page 2 of 26
Review Process
Application Received: November 2, 2016
Acceptance of Completed Application: November 3, 2016
Planning Commission Public Hearing: November 28, 2016
Tentative City Council Date: December 21, 2016
60-day Review Deadline: January 2, 2017
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 D.R. Horton. The
location of these two projects (Cayden Glen and Eastridge Woods) is shown in the illustration
below. The red boundary is the proposed 20-acre site for the Grayson Meadows plat.
Development Scenarios in the Upper Ravine District
The purpose of for the joint meeting in 2012 was to provide a cursory review of the Cayden Glen
and Eastridge Woods residential development concept plans and provide general feedback to
each developer. Background information concerning the East Ravine development standards and
the residential zoning classifications created in 2006 to implement the East Ravine Master Plan
and how the two concept plans differ from the East Ravine standards were presented at the
workshop.
At their regular meeting on November 26, 2012, the Planning Commission generally supported
the idea of allowing the minimum front yard setback to be reduced from 30 feet to 25 feet for the
Planning Staff Report – Grayson Meadows
Planning Case Nos. ZA2016-069 and PP2016-070
November 28, 2016
Page 3 of 26
living area of the house and a 30-foot minimum front yard setback for the attached garage. The
Commission also supported reducing the 10-foot minimum side yard setback to 7.5 feet for both
sides of the dwelling. They recommended that the average lot width be 75 feet measured at the
recommended 25-foot minimum front yard setback line. The minimum finished floor area for a
single-family rambler is to be 1,500 square feet and 2,000 square feet for all other single-family
house designs.
The Planning Commission also favored a proposed trail connection to the SWWD’s property
north of Newland’s site and the construction of a public trail system on the SWWD’s property that
benefited the community.
The Planning Commission recommended to the City Council the approval of both concept plans,
subject to the following conditions:
1. A temporary turn-around is constructed at the dead-ended streets located in the north-
west, northeast, and southeast corners of the Cayden Glen project for purposes of allow-
ing the future extension of streets for future development.
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 in Cayden Glen
Addition and Joliet Avenue in the Eastridge Woods Addition. The sidewalks were only
required for that segment of north-south street 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 7.5-foot minimum 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 – Grayson Meadows
Planning Case Nos. ZA2016-069 and PP2016-070
November 28, 2016
Page 4 of 26
11. A minimum of 20 percent of the front façade is covered by brick, stone, stucco, or ce-
mentious board. The front façade 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 façade 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 the 75-foot average width if additional public
open space is provided elsewhere within the subdivisions.
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 69th Street in Cayden Glen and on Joliet Avenue between 70th Street and
69th Street in Eastridge Woods. Both medians were required to be platted as an outlot
and owned and maintained by the homeowners association for each subdivision.
Planned Development Overlay (PDO) Plan Procedure
The Planning Commission must make a recommendation to the City Council on the proposed
Grayson Meadows Planned Development Overlay plan. The findings required to approve the
Grayson Meadows PDO must include, but not be limited to, the following:
A. The Grayson Meadows PDO plan is consistent with the intent of the PDO requirements speci-
fied in the City Codes.
B. The Grayson Meadows PDO plan meets the standards required for a conditional use.
C. Each phase of the Grayson Meadows 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 and Upper Ravine District as shown in the
approved East Ravine Master Plan dated April 5, 2006.
E. Any proposed density transfer is consistent with the preservation and enhancement of
important 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
Grayson Meadow PDO plan must produce results equal to or better than those achieved by
the applicable zoning standard.
Planning Staff Report – Grayson Meadows
Planning Case Nos. ZA2016-069 and PP2016-070
November 28, 2016
Page 5 of 26
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 Grayson Meadows preliminary plat and PDO plan are consistent with the low density
residential land use designation as shown in the East Ravine Master Plan.
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 open space in the northeast corner of the preliminary plat is part of the public open
space proposed on the South Washington Watershed District (SWWD) property. This proposed
public open space is part of the stormwater management basin in this general area and is con-
sistent with the Future Vision 2030 Comprehensive Plan and the East Ravine Master Plan
(2006).
Planning Staff Report – Grayson Meadows
Planning Case Nos. ZA2016-069 and PP2016-070
November 28, 2016
Page 6 of 26
Trail and sidewalk connection is proposed and acceptable to the City.
The proposed streets are 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.
The 140-foot right-of-way width for Ravine Parkway is consistent with the design concept rec-
ommended in the East Ravine Master Plan.
Zoning
The applicant’s proposed Planned Development Overlay (PDO) application includes a request to
rezone the property from the current AG-1, Agricultural Preservation District, to R-3, Single Fam-
ily Residential. The performance standards for the R-3 zoning district requires a 75-foot minimum
lot width and 10,000 square foot minimum lot area.
Varying from the R-3 District’s performance standards to allow a 12,491 square foot lot area
average and a 70-foot lot width average (measured at the proposed 25-foot minimum front yard
setback line) for the proposed Grayson Meadows subdivision is consistent with the PDO stand-
ards the City granted for the Cayden Glen and Eastridge Woods developments. The developer is
proposing the following development standards for the Grayson Meadows PDO plan:
Current R-3 Standards Proposed PDO
Minimum lot area 10,000 sq. ft. minimum 12,491 sq. ft. average
70 feet of minimum lot width at the 25
Minimum lot width 75 feet
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
25 feet (house)
Minimum front yard setback 30 feet
30 feet (attached garage)
Minimum rear yard setback 35 feet 35 feet
Corner lot width 85 feet 85 feet
Minimum side yard setback
20 feet 20 feet
on a corner lot
Maximum building height 35 feet 38 feet from top of foundation
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 45 residential lots for detached single-family homes is consistent with these two plans.
Planning Staff Report – Grayson Meadows
Planning Case Nos. ZA2016-069 and PP2016-070
November 28, 2016
Page 7 of 26
The property is in the Metropolitan Urban Service Area (MUSA). The proposed 2.56 units per net
acre is within the one to four units per acre density range for the low density residential land use
designation of the City’s Future Land Use in the City Vision 2030 Comprehensive Plan.
Planning Considerations
Property Characteristics
The 20.1-acre D. R. Horton 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 west and north boundary lines of the property. An aerial
photo of the property is shown below.
2015 Aerial of Proposed Development Site
Density
The developer’s development plan proposes 2.56 dwelling units per acre (net density area). The
net density area is calculated by subtracting the 140-foot right-of-way width for the future Ravine
Parkway and 0.03 of an acre of land that is below the high water elevation for the stormwater
basin in the northeast corner of the project’s site.
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 has a density range of one to four units per
acre. Based on this analysis, staff finds the proposed 2.56 units per net density conforming to the
established development policies for this property and other properties in the Upper Ravine
District.
Planning Staff Report – Grayson Meadows
Planning Case Nos. ZA2016-069 and PP2016-070
November 28, 2016
Page 8 of 26
Access/Transportation
The Grayson Meadows project will require the northerly extension of Jeffery Avenue South from
the Cayden Glen subdivision. Access to all residential lots will be 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). Each of the three cul-de-sacs will also have dedicated 60-foot right-of-way widths
and 120-foot diameter cul-de-sac right-of-way. Both of these right-of-way and roadway designs
are the same as the roadway designs for the Eastridge Woods and Cayden Glen developments
and consistent with the East Ravine Plan and city ordinance requirements. The concrete curbing
and gutter will be a D428 design.
One segment for the future alignment of Ravine Parkway is along the north side of the Grayson
Meadows plat. Ravine Parkway South is tentatively planned to be constructed in 2018.
Street 2 as labeled on the preliminary plat (recommended street name is 66th Street South) will
provide a future local street connection to the land west of the Grayson Meadow site. A concept
plan approved by the City Council in 2007 for the property west of Cayden Glen and the proposed
Grayson Meadows subdivisions is shown on the illustration below. The westerly extension of 66th
Street will require one residential lot and modification to a proposed stormwater basin on the
neighboring property.
An illustration of these future roadway connections is shown below.
Future Development Concepts
The Grayson Meadows subdivision provides a 140-foot wide right-of-way for that segment of
Ravine Parkway that abuts the northern portion of the Grayson Meadows plat. The concept plan
for Ravine Parkway is illustrated below.
Planning Staff Report – Grayson Meadows
Planning Case Nos. ZA2016-069 and PP2016-070
November 28, 2016
Page 9 of 26
Future Roadway Connections
City staff is recommending that Street 2 (proposed 66th Street South street name) be eliminated
and the three lots in Block 4 be modified so that each of the three lots front along Jeffery Avenue
South. If this proposed 66th Street is not eliminated, a temporary turn-around will be required at
the west end of said street. A temporary turnaround will also be required at the north end of
Jeffery Avenue South. 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 approval. The tem-
porary easement agreement will terminate once the local street is extended in the future as the
temporary easement will no longer be needed at that time. A barrier and sign will be erected at
the end of the two dead-ended streets to inform the public that the dead-ended streets are
planned to be extended in the future.
Public Works, Police Division, Fire Division, Building Division, and Administration recommended
the street names as illustrated below. The recommended street names are consistent with the
Uniform Street Naming System. If the plat is revised to eliminate the proposed 66th Street South,
this segment of street will not exist and the 66th Street South street name will not be needed.
Planning Staff Report – Grayson Meadows
Planning Case Nos. ZA2016-069 and PP2016-070
November 28, 2016
Page 10 of 26
Proposed Street Names
Center Islands
Landscaped islands are required to be constructed in the center of the three cul-de-sacs. The
center islands are also required be platted as outlots, and the homeowners association (HOA) is
required to own and maintain these outlots. The developer is responsible for planting the trees,
shrubs, and other landscaping materials in the cul-de-sac islands.
D.R. Horton proposes to construct new houses that are similar in size, design, and value as the
houses they constructed in the Eastridge Woods subdivision. These new houses are also com-
plementary to the houses Lennar Homes is constructing in the Cayden Glen subdivision. The
homeowners association will provide homeowners within the Grayson Meadows neighborhood
with a uniformed continuity of architectural designs and regulations that will maintain property
values.
Preliminary Plat Layout Alternatives
City staff has suggested a few property boundary line modifications that will effectively provide
certain residential lots with additional land area. The suggested property boundary line adjust-
ments and additional trail corridor are shown in brown and blue respectively in the illustration
below.
The proposed elimination of Street 2 (proposed street name “66th Street South”) will permit the
reconfiguration of the three lots (Lots 1, 2, and 3, Block 4) so that the three lots can front along
Street 3 (proposed street name “Jeffery Avenue South”). Street 2 is not needed to provide a fu-
ture street connection west of this site because 67th Street (approximately 180 feet to the south)
in Cayden Glen already provides the future westerly connection. Eliminating Street 2 will reduce
the amount of street, curb and gutter, street light, and utility pipes that essentially will only be
needed for one residential lot.
Planning Staff Report – Grayson Meadows
Planning Case Nos. ZA2016-069 and PP2016-070
November 28, 2016
Page 11 of 26
The City Engineer is evaluating the slope along the west side of Outlot A to determine if the pro-
posed trail can be constructed between the proposed stormwater basins and rear lot lines for Lots
3, 4, 5, 12, 13, and 14, Block 2. Outlot A will be part of the South Washington Watershed District’s
(SWWD) stormwater management system. SWWD and the City Engineer will review the devel-
oper’s stormwater management plan to ensure the stormwater rate control and storage capacities
comply with the SWWD’s and City stormwater management plans.
The alternative layout shown above is recommended by City staff. If these boundary lines can be
modified for mutual acceptance by the developer, SWWD, and City; then the development fees
referenced in this planning staff report will also be re-calculated and incorporated in the final plat
approval and development agreement between the developer and City.
Landscaping
In addition to one yard tree for each street frontage (one tree per street frontage for corner lots),
four additional 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
I(7)). These additional trees and shrubs are typically planted by the homeowner once their final
grade on their lot is completed and they have determined how they plan to landscape their yard.
The Landscape Plan dated November 1, 2016 shows certain tree species along the boulevards.
The developer is required to comply with the City Forester’s recommendations for tree species
and location of these tree plantings. The City Forester has recommended that the additional trees
along the north side of Lot 1, Block 1 be planted on the parcel’s yard and not encroach on the
Ravine Parkway right-of-way. A revised landscape plan will be required with the submittal of a
final plat application.
Planning Staff Report – Grayson Meadows
Planning Case Nos. ZA2016-069 and PP2016-070
November 28, 2016
Page 12 of 26
Additional trees and/or large shrubs are required to be planted along the north property boundary
line for Lot 1, Block 1. The purpose for the additional plantings is to provide some rear yard pri-
vacy for the residents on this lot since that property adjoins Ravine Parkway.
The Grayson Meadows landscaping plan is shown below.
Grayson Meadows Landscaping Plan
Sidewalk and Trails
A sidewalk is proposed on the west side of Jeffery Avenue South (Street 3) and the south side of
the future Ravine Parkway. All the concrete sidewalks are required to have a six-foot minimum
width.
An eight-foot wide asphalt trail is proposed along the north side of the future Ravine Parkway and
within Outlot B in Grayson Meadows subdivision. This segment of trail will also be constructed to
the south (along the west side of the SWWD property) to the Cedarhurst Meadow Park located at
9380 67th Street.
Park Land and Public Open Space
Outlot B is required to be dedicated to the City for public park purposes. Credit toward the mini-
mum land dedication requirements is based on the buildable land, which excludes the 140-foot of
right-of-way for Ravine Parkway South and the cumulative land area below the ordinary high
water elevation for the stormwater basin in Outlot A. Potentially, the property boundary lines for
Outlots A and B might change and for this reason the park fee in lieu of land dedication will likely
change as well. The final park fee in lieu of land dedication will be determined with the final plat
and included in the development agreement between the City and developer.
Planning Staff Report – Grayson Meadows
Planning Case Nos. ZA2016-069 and PP2016-070
November 28, 2016
Page 13 of 26
The City and developer will continue to work with the SWWD staff to determine the best location
for the proposed trailway that is proposed between Outlot B and Cedarhurst Meadows Park in the
Cayden Glen subdivision.
Park/open space boundary markers are required to be placed along residential property corner
markers that abut Outlot A and B in the Grayson Meadows subdivision. A total of 7 to 8 boundary
markers will be required on the property boundaries for Outlots A and B are determined. The
developer is required to pick up these boundary markers from Cottage Grove Public Works.
Utilities
The City’s trunk sanitary sewer is located within the future alignment of Ravine Parkway, which is
located along the north end of the proposed Grayson Meadows development site. Developing the
proposed Grayson Meadows site will require the extension of a sanitary sewer from the existing
trunk sanitary sewer within the future Ravine Parkway or from Cayden Glen. Construction of this
new trunk sanitary sewer is scheduled for early next year.
There is an existing trunk watermain at the north end of the dead-ended Jeffery Avenue in the
Cayden Glen subdivision. This watermain will be extended into and throughout the Grayson
Meadows subdivision. One segment of the watermain will be oversized to serve future develop-
ments in the area. The cost difference between an eight-inch diameter ductile watermain and the
oversize pipe will be credited 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 de-
tention, 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 streets to a 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 preliminary
grading, drainage, and erosion plan, a silt fence will be installed along the perimeter of the
grading limits.
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.
Planning Staff Report – Grayson Meadows
Planning Case Nos. ZA2016-069 and PP2016-070
November 28, 2016
Page 14 of 26
Preliminary Grading, Drainage and Erosion Control Plan
Rear Lot Line – Lot 3, Block 4
Block 4 is located in the southwest corner of the Grayson Meadows subdivision. Lot 3 in this
block does not have a rear lot line. City ordinance (Title 10, Chapter 5, Section 1(M)) requires all
lots to have a 30-foot minimum rear lot line, where practical. In this particular case, there are a
few alternative layouts that provide a rear lot line for all three lots in this block, but achieving this
would likely eliminate one lot in Block 4.
As previously mentioned, an alternative layout for the three lots in Block 4 is shown in the illustra-
tion below. This alternative layout does not eliminate the rear lot line issue for one of the lots, but
it does potentially increase the lot area for that pie-shaped lot.
As part of the Grayson Meadows Planned Development Overlay Plan, City staff is recommending
that the one pie-shaped lot in the southwest corner of the Grayson Meadows subdivision be
allowed. This lot configuration is considered to be reasonable since the existing location of Jeffery
Avenue in Cayden Glen does not provide any other reasonable layout alternatives in this corner
of the plat.
Planning Staff Report – Grayson Meadows
Planning Case Nos. ZA2016-069 and PP2016-070
November 28, 2016
Page 15 of 26
Alternative Lot Layout in Block 4
Area Charges and Development Fees
The calculation of area charges and related East Ravine development fees for this project will be
based on the acreages shown on the final plat. These fees and charges will be accurately ad-
justed based on the final plat layout and 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.
Public Hearing Notices
Public hearing notices were mailed on November 16, 2016, to 18 property owners who are within
500 feet of the proposed subdivision, and published in the South Washington County Bulletin on
November 16, 2016.
Proposed Development Consistencies with City Ordinances
The proposed preliminary plat and Grayson Meadows Planned Development Overlay (PDO) Plan 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. The re-
quest to rezone the property from AG-1, Agricultural Preservation, to R-3, Single Family Residen-
tial, 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 20.1-acre site and 45 lots in one phase. The de-
velopment of this project will be compatible with the existing residential neighborhoods south of
this site 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 and design
of the neighboring Eastridge Woods and Cayden Glen neighborhoods.
Planning Staff Report – Grayson Meadows
Planning Case Nos. ZA2016-069 and PP2016-070
November 28, 2016
Page 16 of 26
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 granted for the Eastridge Woods and Cayden Glen developments. Their comments
and recommendations have been incorporated in the conditions considering the approval of this
project.
Recommendations
That the Planning Commission recommends to the City Council that the proposed Grayson
A.
Meadows property be rezoned from Agricultural Preservation (AG-1) to Single Family Resi-
dential (R-3) with a Planned Development Overlay (PDO).
B. That the Planning Commission recommends to the City Council the approval of the Grayson
Meadows Planned Development Overlay Plan.
C. That the Planning Commission recommends to the City Council the approval of the Grayson
Meadows preliminary plat dated November 1, 2016, as proposed by D.R. Horton for the
development of 45 lots for detached single-family residential homes, subject to the following
conditions:
Conditions of Approval
The developer and builders must comply with all city ordinances and policies.
1.
Approval of the rezoning, Grayson Meadows Planned Development Overlay Plan and pre-
2.
liminary plat applications is contingent on the extension of city utilities that are necessary
to serve this project.
The applicant receive appropriate building permits from the City, and permits or approvals
3.
from other regulatory agencies including, but not limited to, the South Washington Water-
shed District, Minnesota Department of Health and the Minnesota Pollution Control
Agency.
The future submittal of the final plat and the City’s approval of the final plat are subject to
4.
additional conditions that will be listed in the City resolution approving the final plat and in-
cluded in the development agreement between D.R. Horton and the City of Cottage Grove.
The developer must enter into an agreement with the City of Cottage Grove for the com-
5.
pletion of the public improvements required by City ordinances. Once the development
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.
The final grading and utility plan must be submitted to City staff for review and approval
6.
prior to the submission of the final plat plan applications to the City. All emergency over-
flow swales must be identified on the grading and erosion control plan.
The City Engineer is authorized to prepare a feasibility report for the construction of all
7.
public improvements within Grayson Meadows.
Planning Staff Report – Grayson Meadows
Planning Case Nos. ZA2016-069 and PP2016-070
November 28, 2016
Page 17 of 26
The developer must submit for staff review and approval a final construction management
8.
plan that includes erosion control measures, project phasing for grading work, areas des-
ignated for preservation, a crushed-rock construction entrance, and construction-related
vehicle parking.
A pre-construction meeting with City staff and the contractor must be held before site work
9.
begins. The contractor will provide the City with a project schedule for the various phases
of construction.
Erosion control devices must be installed prior to commencement of any grading activity.
10.
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.
The developer is responsible for the cost and installation of public land boundary markers
11.
at the corners of private properties abutting Outlots A and B. The boundary markers are
$115 per marker and are to be picked up at the Cottage Grove Public Works facility. The
boundary markers must be installed before a building permit is issued for the lot that abuts
the recommended marker location. The actual number of park boundary markers will be
determined once the final boundary configuration for Outlots A and B are determined.
The developer shall prepare a warranty deed to convey fee ownership of Outlots A and B
12.
to the City of Cottage Grove and record the deed once the City has inspected the im-
provements proposed on each outlot. Once the City has accepted the improvements and
the developer has removed all silt fence, erosion control devices, and ground vegetation
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 submitted 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.
The final plat and declaration of private covenants must be recorded with the Washington
13.
County Recorder’s Office before any building permit can be issued.
All setbacks shall be consistent with the approved Planned Development Overlay Plan
14.
dated November 1, 2016. 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 attached garage is
7.5 feet. The minimum rear yard setback is 35 feet and maximum building height is 38 feet.
The homeowners association (HOA) shall own each of the outlots required to be platted for
15.
the center island in each of the three cul-de-sacs and are responsible for all maintenance,
repair, replacement, removal, etc. of any and all landscaping amenities that are placed
within street right-of-way and center landscaped islands, and subdivision monuments (if
one exists); and the yard area between the north boundary line of Blocks 1 and 2 to the
south curb of Ravine Parkway South. All monument signs must comply with the City’s Sign
Ordinance and only be placed on private property.
Planning Staff Report – Grayson Meadows
Planning Case Nos. ZA2016-069 and PP2016-070
November 28, 2016
Page 18 of 26
Landscaping as shown on the Landscape Plan dated November 1, 2016 and the additional
16.
landscaping required along then north property line of Lot 1, Block 1 and center islands for
each of the three cul-de-sacs will be required.
An underground sprinkling system is required to be installed by the developer within the
17.
Ravine Parkway right-of-way for purposes of irrigating the grass area all the way to the
shoulder along Ravine Parkway. The City will be responsible for mowing the grass area
between the side and rear lot lines that abut Ravine Parkway and the south shoulder along
Ravine Parkway. The developer and Homeowners Association shall hold the City harmless
of any damage to the irrigation system within the Ravine Parkway right-of-way. The irriga-
tion control system for that segment of irrigation system within the Ravine Parkway right-
of-way is permitted to be placed on Outlot A.
All drainage and utility easements as recommended by the City Engineer must be shown
18.
on the final plat and dedicated to the City for public purposes
Payment of park dedication fees in lieu of land dedication will be included in the develop-
19.
ment agreement between the City and developer.
In addition to one yard tree for each lot having street frontage, four yard trees and ten
20.
shrubs must be planted on each residential lot. One of the four trees must be a conifer
tree. The developer or builder must post a letter of credit or escrow for the estimated cost
of these trees and shrubs on each lot.
A “STOP” sign must be installed at the northeast corner of the Jeffery Avenue and Ravine
21.
Parkway South intersection.
The applicant must submit private covenants with the final plat application which details
22.
the following:
The homeowners association shall own the Outlot in the center of the three cul-de-sacs
and be responsible for all maintenance, repair, replacement, removal, etc. of any and
all landscaping amenities that are placed within street right-of-way, center landscaped
islands described as Outlots, and monument signs. Included in the declaration of cove-
nants, the shall be a provision that if the homeowners association defaults on payment
of property taxes on Outlots and becomes tax-forfeited property with the city obtaining
ownership, the city will bill annually each landowner within the Grayson Meadows
subdivision the cost to maintain the forfeited parcels and all property taxes due thereon.
If fencing is installed along Ravine Parkway South, it must be constructed of the same
design, materials, and color located in the side yard of Lot 1, Block 1 and rear yard lot
line for Lots 1 through 3, Block 2. The fencing must not encroach within the Ravine
Parkway South right-of-way, Outlot A or Outlot B.
All signs, mailboxes, and accessory lighting will be uniform in materials and design and
be approved as part of the landscape plan.
Planning Staff Report – Grayson Meadows
Planning Case Nos. ZA2016-069 and PP2016-070
November 28, 2016
Page 19 of 26
Turf management in and around the stormwater basin in Outlot A will be performed 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 in-
spect the basin to assure property flow of the stormwater system. Inspections may re-
sult 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 pre-
served. 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 or the property owner on Lot 14, Block 2 and Lot 1, Block
3 must maintain the turf grass along that portion of trail located within Outlot B. Mainte-
nance of this area is primarily the mowing of the turf that is generally the same turf
maintenance schedule that occurs on Lot 14, Block 2 and Lot 1, 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 maintenance in-
cludes, 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 Ravine Parkway from any lot abutting
Ravine Parkway is prohibited.
27. Irrigation systems installed within City right-of-way are solely the developers, homeowners
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 replacement of lawn ir-
rigation systems placed in the boulevard as a result of City use of or future changes in the
right of way.
28. Street names as shown on the preliminary plat shall be relabeled on the final plat as
follows:
Street 1 renamed as Jeffery Avenue Court South
Street 2 renamed as 66th Street South (if said street is to be constructed)
Street 3 renamed as Jeffery Avenue South
Street 4 renamed as Jeffery Avenue Alcove South
Street 5 renamed as Jeffery Avenue Bay South
Ravine Parkway renamed as Ravine Parkway South
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 on Outlot A and B.
Planning Staff Report – Grayson Meadows
Planning Case Nos. ZA2016-069 and PP2016-070
November 28, 2016
Page 20 of 26
31. The developer is aware that Ravine Parkway South is a city collector roadway and resi-
dential uses located adjacent to collector roadways. Future roadway improvements to
Ravine Parkway South might occur in the future. The developer’s marketing materials shall
identify Ravine Parkway South as a city collector roadway. The City is not responsible for
construction or payment of any traffic noise mitigation. The Developer agrees to hold
harmless the city of any claims relative to overall noise levels associated with Ravine
Parkway South.
32. All grading, drainage, erosion control, and utilities must conform to the submitted plans
dated November 1, 2016.
33. No barrier or planting should encroach upon or over any public walkway.
34. 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.
35. 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.
36. 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 sur-
veyed to ensure the emergency overflows are properly graded and maintained.
37. A street lighting plan must be submitted by the developer and approved by the City
Engineer.
38. A letter of credit amounting to 150 percent of the landscaping estimate, street sweeping,
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.
39. If Street 2 (66th Street South street name proposed) is to be constructed, a temporary
turn-around must be constructed at the west end of 66th Street 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 develop-
er shall prepare a sketch plan and legal description for this temporary easement. The tem-
porary easement will continue to be in effect until such time the roadway is extended in the
future. The document shall include a provision that the temporary easement will automati-
cally terminate once the roadway is extended and the City declares the temporary ease-
ment 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.
40. A five-foot wide concrete sidewalk must be constructed on the west side of Jeffery Avenue
South and the north side of 66th Street South.
Planning Staff Report – Grayson Meadows
Planning Case Nos. ZA2016-069 and PP2016-070
November 28, 2016
Page 21 of 26
41. 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.
42. Upon completing site grading, four copies of an “As-Built” survey for the site grade eleva-
tions must be submitted to the City. An electronic file of the “As-Built” survey must be
submitted to the City Engineer.
43. The City’s curb and sidewalk replacement policy must be complied with during home build-
ing. A bituminous wedge shall be maintained on the street until 90 percent of the homes
are constructed.
44. 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 before
any building permit is issued.
45. 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.
46. 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).
47. 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.
48. 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 de-
veloper agrees to comply with applicable requirements of franchise ordinances in effect in
the City, copies of which are available from the city administrator.
49. 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 dam-
ages of any nature whatsoever arising out of developer’s acts or omissions in performing
the obligations imposed upon developer by this paragraph.
50. 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 – Grayson Meadows
Planning Case Nos. ZA2016-069 and PP2016-070
November 28, 2016
Page 22 of 26
51. 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.
52. 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.
53. 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 development. 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 occupancy for that
property. See City Standard Plate ERO-7 for construction requirements. The water service
line and shut-off valve shall not be located in the driveway.
54. 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 dewatering,
etc. Any deviations from the above hours are subject to approval of the City Engineer. Vio-
lations of the working hours will result in a $500 fine per occurrence.
55. 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 demo-
lition materials shall be properly disposed of off-site and burying construction debris, trees,
and other vegetation is prohibited. Burning of trees and structures is prohibited, except for
fire training only.
56. The developer grants the City, its agents, employees, officers, and contractors permission
to enter the site to perform all necessary work and/or inspections during grading and the
installation of public improvements by the developer.
57. 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 damaged
walkway before a Certificate of Occupancy is issued for that particular parcel.
58. Upon acceptance by the City Council, all responsibility for the improvements must be as-
sumed by the City, except that the developer is subject to a one year warranty on the con-
struction of the improvements from the time of acceptance by the City of all public
improvements.
Planning Staff Report – Grayson Meadows
Planning Case Nos. ZA2016-069 and PP2016-070
November 28, 2016
Page 23 of 26
59. City will not have any responsibility with respect to any street or other public improvements
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 ac-
ceptance 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 improvements 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 compli-
ance with the approved construction plans, profiles and specifications, as required by the
city ordinance. Upon satisfactory completion of all construction in accordance with the ap-
proved plans, profiles, and specifications, as certified by a registered engineer in the State
of Minnesota, and receipt of reproducible record drawings 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 acceptance for review by the City Council.
60. 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.
61. 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 transferred to
homeowners.
62. 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 development. Also,
the City must have all the necessary right-of-way and/or easements needed for the prop-
erty to be serviced.
63. 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 provide an on-site
dumpster to contain all construction debris, thereby preventing it from being blown off-site.
64. Adequate portable toilets must be on-site at all times during construction of utilities, road-
ways, 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.
65. 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 in-
spected and approved by the City. The City may impose additional erosion control re-
quirements if it is determined that the methods implemented are insufficient to properly
control erosion.
Planning Staff Report – Grayson Meadows
Planning Case Nos. ZA2016-069 and PP2016-070
November 28, 2016
Page 24 of 26
66. 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 deter-
mined at the sole discretion of the City, the City may take such action as it deems appro-
priate 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.
67. 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.
68. Dust control measures must be in place to prevent dust and erosion, including, but not lim-
ited to daily watering, silt fences, and seeding. The City Engineer may impose reasonable
measures to reduce dust at the site.
69. The developer shall comply with the 1991 Wetlands Conservation Act, as amended.
70. All the lots platted in Grayson Meadows shall be part of the same homeowners asso-
ciation.
71. The City agrees to sealcoat the streets in the subdivision no later than two years after 41
houses within the subdivision have been constructed.
72. 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.
73. The developer must provide to the City an irrevocable letter of credit for on-site improve-
ments 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
Planning Staff Report – Grayson Meadows
Planning Case Nos. ZA2016-069 and PP2016-070
November 28, 2016
Page 25 of 26
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 specifications
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 improvements, 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 improvements 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 extended from
time to time if the extension is furnished to the City at least forty-five (45) days prior to the
stated expiration date of the security. If the required public improvements are not com-
pleted, 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. The minimum amount for this financial guarantee will be included in the devel-
opment agreement.
74. 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.
75. 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 ex-
penses, office and field inspections, general inspections, and all other city staff services
performed. This escrow amount will be included in the development agreement.
76. The developer is responsible for establishing the final grades, topsoil, and seeding of all
the residential lots and boulevards within Grayson Meadows. The developer and/or builder
is responsible for planting the 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 boule-
vard tree must be planted and approve the tree species to be planted. The landscape plan
must be modified and submitted with the final plat application.
77. The developer shall incorporate the recommendations and requirements listed in Stantec’s
(city engineering consultant) letter dated November 15, 2016 into the final plat. The 13 foot
frontage for Outlot B is acceptable per the City Engineer’s and Parks Director’s recom-
mendations.
Planning Staff Report – Grayson Meadows
Planning Case Nos. ZA2016-069 and PP2016-070
November 28, 2016
Page 26 of 26
78. The City will consider the possibility of altering the rear lot boundary line configuration for
Lot 3 Block 4 for purposes of providing a ten foot minimum rear boundary.
79. The developer is responsible for the cost and construction of an eight foot wide asphalt
trail to be located within Outlot B and on SWWD’s property between the Ravine Parkway
right-of-way and Cedarhurst Meadow Park.
80. The development standards for the Grayson Meadows Planned Development Overlay
(PDO) of the R-3, Single Family Residential District, are as follows:
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 15 percent of the front façade is covered by brick, stone, stucco, or
cementious board. The front façade area does not include windows, door areas, or
garage doors.
The minimum roof pitch for the main roof slope is a 6/12 pitch.
Windows, doors and garage doors must have a low or no maintenance trim on all four
sides of the dwelling.
81. The Landscape Plan dated November 1, 2016 must be modified to show a minimum of
three conifer trees and two deciduous trees along the north property boundary line for Lot
1, Block 1. The recommended additional trees along the north side of Lot 1, Block 1 must
be planted on the lot and not encroach on the Ravine Parkway right-of-way. A revised
landscape plan will be required with the submittal of a final plat application.
82. One pie-shaped lot is permitted as part of the Grayson Meadows Planned Development
Overlay Plan as proposed in the southwest corner of said Grayson Meadows subdivision.
83. Irrigation box for the irrigation system within the Ravine Parkway right-of-way must be on
private property or Outlot A as shown on the preliminary plat.
Prepared by: Attachments:
Preliminary Plat
John McCool, AICP
Landscape Plan
Senior Planner
Utility Plan
Grading, Drainage, Erosion Control Plan
Stantec’s / Burfeind Letter dated November 15, 2016
Eden Prairie, MN 55344
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