The URL can be used to link to this page

Home My WebLink About2017-05-22 PACKET 07.6.STAFF REPORT CASE: C2017-018 ITEM: 7.6 PUBLIC MEETING DATE: 5/22/17 TENTATIVE COUNCIL REVIEW DATE: 6/21/17 APPLICATION APPLICANT: Summergate Development LLC REQUEST: A concept plan review to modify the existing master plan for the Summers Landing subdivision to include a mix lot widths ranging from 50 to 60 feet plus in the northeast corner of the development. SITE DATA LOCATION: ZONING: GUIDED LAND USE: West of Hadley Avenue, North of 95th Street and South of 90th Street AG -1, Agricultural Preservation Low Density Residential and Park & Open Space LAND USE OF ADJACENT PROPERTIES: CURRENT GUIDED NORTH: Residential Residential EAST: Residential Residential SOUTH: Residential Residential WEST: Agricultural Industrial/Transition Planning Area SIZE: 64.7 acres DENSITY: 2.55 dwelling units per acre RECOMMENDATION Approval, subject to the conditions stipulated in this staff report. Cottage COTTAGE GROVE PLANNING DIVISION J Grove ere Pride and e,-perity Meet Planning Staff Contact: John M. Burbank, Senior Planner; 651-458-2825; 4burbank(a.cottage-grove. org Application Accepted: 4/26/17 60 -Day Review Deadline: 6/25/17 City of Cottage Grove Planning Division a 12800 Ravine Parkway South • Cottage Grove, MN 55016 Planning Staff Report —Case C2017-018 Summers Landing Small Lot Concept May 22, 2017 Page 2 of 12 �' 1411 i F fU� 5�a _ 1 °' i �3 .3 10 \, � 194981 19 1.4 Nm I...—[ g ,/94961 95TH ST S I nM -11 m m m I 7112', m Q �n 17 950 $ 1p b $ IN 9429 < o o S o 9541rp 9500 1505; ' n m 59 ^ n 7248 j_,�.'j�^�., �'n n 'n �n (Z \ 1 'm �m 9 / 7000 96TH ST 5 jgg qp 96TH STS \ DUNS LAN DUNSSAVES 1', +.'n �;� f6nl 03ea.... ,�w.h600 1 ons„ 747a!m.: Location Map Review Schedule Application Received: April 26, 2017 Acceptance of Completed Application: May 1, 2017 Planning Commission: May 22, 2017 Tentative City Council Date: June 21, 2017 60 -Day Review Deadline: June 30, 2017 Background Approvals for this site includes zoning classification of R-3, Single Family Residential Zoning Dis- trict, with a Planned Development Overlay (PDO) for a six -phase single-family residential devel- opment; and a preliminary plat for Summers Landing that consists of 383 residential lots and 24 outlots. The first phase of the project that was final platted in 2016 has a total lot count of 55. The portions of the project outside of Phase 1 are currently owned by Swanlund's Inc. Neighborhood Meeting The applicant held a neighborhood meeting on May 17, 2017, which was attended by over a dozen people who expressed concerns about lot sizes, proximity of development, buffering, water pressure, stormwater management and traffic increases. Planning Staff Report - Case C2017-018 Summers Landing Small Lot Concept May 22, 2017 Page 3 of 12 Planning Discussion The request, if approved, would shift the Phase 2 development activity to what is currently identified as Phase 4 and further break that activity into two distinct small lot project areas with 51 lots to be platted in 2017 and 57 lots in 2018. At the neighborhood meeting, there were several concerns expressed about the proposed change in phasing in that the adjacent residents thought they would have more time next to "vacant" land. Nnasing map Zoning — Lot Width The minimum lot width in the R-3, Single -Family Residential Zoning District, is 75 feet. The lots in the approved preliminary plat average 76.51 feet in width. The applicant's request to modify the lot widths within the subdivision would increase the lot count within the entire subdivision from 383 to 408 units. SUMMERS LANDING — SMALLIVILLA LOTS ------J 1i I I I I nl i / 4 • �� •/� O-Nlla Homa —.— — ---< \ Q..ru:am wn uy ' ��..I .. I � �.w>• nrmu.ouromovw 50' = 35 lots I I • t e� 55' = 33 lots 60' = 40 lots Total Lots lots Villa Lots = 58 lots �ix I SUMMERS LANDING t 1 i '.�, ►LO U. MI rlusez .vn,,xn gaofldfloa��°�. ' SUMMERS LANDING --- - �; i - __ � �, . I-umnapatecuDauaaa u LOUCKS Avera a Lot width exceeds 56 feet at setback. , wul�tu /000 1 /law .i,FORM, 1;1/ ref pnal WINA nol // //'✓/1/JJf/////!l'!H!!/!/!�f/�/L�:�.yi (/%�!/!�/�F�///�l�I'/!I/UJJJJJ//J/fl/H//// �jf - ii��Yff:'SifflH,/1'�JJ/l��/� El Nnasing map Zoning — Lot Width The minimum lot width in the R-3, Single -Family Residential Zoning District, is 75 feet. The lots in the approved preliminary plat average 76.51 feet in width. The applicant's request to modify the lot widths within the subdivision would increase the lot count within the entire subdivision from 383 to 408 units. SUMMERS LANDING — SMALLIVILLA LOTS ------J 1i I I I I nl i / 4 • �� •/� O-Nlla Homa —.— — ---< \ Q..ru:am wn uy ' ��..I .. I � �.w>• nrmu.ouromovw 50' = 35 lots I I • t e� 55' = 33 lots 60' = 40 lots Total Lots lots Villa Lots = 58 lots �ix I SUMMERS LANDING t 1 i '.�, ►LO U. MI rlusez .vn,,xn gaofldfloa��°�. ' SUMMERS LANDING --- - �; i - __ � �, . I-umnapatecuDauaaa u LOUCKS Avera a Lot width exceeds 56 feet at setback. Planning Staff Report — Case C2017-018 Summers Landing Small Lot Concept May 22, 2017 Page 4 of 12 The following detail identifies the proposed Phase 2 lot width distribution in the concept plan. Proposed Lot Width in Feet Proposed Quantity 50 35 55 33 60+ 40 Total 108 The detail below identifies the existing lot width distribution in the approved preliminary plat. ae ®®®nen®wti Original Lot Width Distribution Detail Staff has informed the applicant that the requested 50 -foot lot width is below the design threshold that is acceptable in the community. The applicant was understanding of the comments, but wanted to present the concept in the public forum. A recommendation of the concept plan ap- proval will be that the preliminary plat design shall only include a mix of lots ranging from 55 to 75 feet for the 108 lots identified in the concept plan. Land Use The land use for the site would not be modified as a result of the request. Zoning — Planned Development Overlay (PDO) Plan Procedure The Planned Development Overlay (PDO) is a tool that permits and encourages flexibility of site planning with appropriate safeguards and controls. The PDO does not repeal the underlying zon- ing classification of the property, but provides some variation to the underlying requirements only if the result of the variation is equal or superior to the results achieved with the underlying zoning standards. The purpose of PDO overlays is to accomplish one or more of the following: Ell Room a I LEGEND ois e®l®®jEENNM®0�� , Original Lot Width Distribution Detail Staff has informed the applicant that the requested 50 -foot lot width is below the design threshold that is acceptable in the community. The applicant was understanding of the comments, but wanted to present the concept in the public forum. A recommendation of the concept plan ap- proval will be that the preliminary plat design shall only include a mix of lots ranging from 55 to 75 feet for the 108 lots identified in the concept plan. Land Use The land use for the site would not be modified as a result of the request. Zoning — Planned Development Overlay (PDO) Plan Procedure The Planned Development Overlay (PDO) is a tool that permits and encourages flexibility of site planning with appropriate safeguards and controls. The PDO does not repeal the underlying zon- ing classification of the property, but provides some variation to the underlying requirements only if the result of the variation is equal or superior to the results achieved with the underlying zoning standards. The purpose of PDO overlays is to accomplish one or more of the following: Planning Staff Report — Case C2017-018 Summers Landing Small Lot Concept May 22, 2017 Page 5 of 12 A. Introduce flexibility of site design and architecture for the conservation of land, natural features, and open space through clustering of structures, facilities, amenities, and activities for public benefit; B. Improve the efficiency of public streets and utilities through a more efficient and effec- tive use of land, open space, and public facilities through assembly and development of land in larger parcels; C. Provide mixed land use and land use transitions in keeping with the character of adja- cent land uses in harmony with the comprehensive plan and the underlying zoning districts; and D. Provide for the clustering of land parcels for development as an integrated, coordinated unit as opposed to a parcel by parcel, piecemeal approach and to maintain these par- cels by central management including integrated and joint use of parking, maintenance of open space and similar features, and harmonious selection and efficient distribution of uses. Zoning — Modifications The existing R-3, Single Family Residential, zoning would not be modified by the request, but the PDO, Planned Development Overlay, would need to be amended to identify any modifications. Zoning — Lot Setbacks The applicant is proposing that the setbacks for the habitable portions of the homes be a mini- mum of 25 feet from the front property line and that the minimum side yard setback be 5 feet on the sides. SUMMERS LANDING - SMALLNILLA LOTS Sam p a of 50' wide ilia Lots • Mix of 50' - 60' wide lots • Side Setbacks of 5' • 60' wide lots may r--------- - have 3 car garages 4 S s depending on plan type • 50' wide lots will ALL be Villas I 5 5 ----- 5000 50. 0' 5000, SUMMERS Similar to the Villas of Hidden Valley project, staff will be recommending that the minimum side yard setback for both the living area and attached garage be 7.5 feet. The minimum rear yard Planning Staff Report — Case C2017-018 Summers Landing Small Lot Concept May 22, 2017 Page 6 of 12 setback should be 30 feet and the maximum building height be 35 feet. The minimum rear yard setback for any deck, patio, or three or four season porch is 20 feet. Zoning — Density The concept plan proposes to increase the total detached single-family dwellings lots within the subdivision from 383 to 408. The resulting density is 2.55 dwelling units per acre (gross land area) which is up from the ap- proved project density of 2.40 units per acre. The density range for a low density residential land use designation is one to four dwelling units per acre. The regional goal for net density of this land use designation is three units or greater per acre. Staff finds the proposed net density conforms to the approved development policies in the City's Future Vision 2030 Comprehensive Plan for this area. Zoning — Standards Comparison The following table shows a comparison of the proposed R-3, Low Density Residential Zoning District, and the approved PDO standards and the concept (PDO) requests: The PDO is intended to promote creativity and land use efficiencies that will still be compatible with the future land uses in terms of need, convenience, and service. Transportation The proposed concept plan would increase the average daily trips of the project by 250 trips. The table below is from the transportation study completed prior to the approval of the existing subdi- vision. The additional 250 additional trips per day in addition to projected traffic still maintains a level of service capacity well below those calculated for adjacent roadways. R-3 Standards Current PDO Proposed Concept PDO Minimum lot area 10,000 sq. ft. 11,314 sq. ft. average Not Specified minimum Minimum lot width 75 feet 76.5 feet average 56.6 Average at Setback Line Minimum side yard 10 feet (house side) 7.5 feet 5 feet setbacks 5 feet (attached 7.5 feet 5 feet garage side Minimum front 30 feet 25 feet 25 feet yard setback Minimum rear yard 35 feet 30 feet 30 feet setback Minimum corner 85 feet 85 feet 10 to 20 feet lot width in addition to block norm Minimum side yard 20 feet 20 feet 20 feet setback on a corner lot The PDO is intended to promote creativity and land use efficiencies that will still be compatible with the future land uses in terms of need, convenience, and service. Transportation The proposed concept plan would increase the average daily trips of the project by 250 trips. The table below is from the transportation study completed prior to the approval of the existing subdi- vision. The additional 250 additional trips per day in addition to projected traffic still maintains a level of service capacity well below those calculated for adjacent roadways. Planning Staff Report — Case C2017-018 Summers Landing Small Lot Concept May 22, 2017 Page 7 of 12 Table 3 - Daily Traffic Volumes Numbers rounded to the nearest 50. ' LOS D to LOS E Range for Urban Streets — From 2010 Highway Capacity Manual ' July 2014 Turning Movement Counts - Source: Spack Consulting, see Appendix B Trails The eight -foot wide bituminous transportation trail along Hadley Avenue has already been in- stalled and the trailway along 95th Street was constructed from Hadley Avenue to Mississippi Dunes Boulevard. The proposed concept plan does not impact the trailway plan. It is recom- mended that the trail segment between the two phases be constructed with the project. Sidewalks The concept plan site plan identifies sidewalks consistent with the approved design. The side- walks for the project are identified in blue in the detail below. r� 0• 2019 Volume due Road Name Segment Location Capacity' Existing* No -Build to Project Build 5,150 5,600 1,400 7,000 Hadley Ave North of 901h St 11674 0 00— Hadley Ave South of 90th St 1 ,7 00 00— 5,900 6,450 1,250 7,700 Grenadier Ave North of 90" St 1 ,7 00 00— 200 200 1,050 1,250 Grenadier Ave South of 90th St 1 674 000 — 0 0 1,250 1,250 901h St West of Hadley Ave 12,700- 2, 400 900 1,000 200 1,200 Numbers rounded to the nearest 50. ' LOS D to LOS E Range for Urban Streets — From 2010 Highway Capacity Manual ' July 2014 Turning Movement Counts - Source: Spack Consulting, see Appendix B Trails The eight -foot wide bituminous transportation trail along Hadley Avenue has already been in- stalled and the trailway along 95th Street was constructed from Hadley Avenue to Mississippi Dunes Boulevard. The proposed concept plan does not impact the trailway plan. It is recom- mended that the trail segment between the two phases be constructed with the project. Sidewalks The concept plan site plan identifies sidewalks consistent with the approved design. The side- walks for the project are identified in blue in the detail below. Sidewalks and Trails Detail r� U. Pll/I i LA I I ` � xmn.soeorwnc � nora•ounin.somr�no L — POM 9t _ 801h B! Bn I - Sidewalks and Trails Detail Planning Staff Report — Case C2017-018 Summers Landing Small Lot Concept May 22, 2017 Page 8of12 Buffered Landscape Area The required landscaped buffers have already been installed along 95th Street adjacent to the 2016 Phase 1, and between 92nd Street and 95th Street adjacent to Hadley Avenue. The bal- ance of the berming installation north towards 90th Street would be completed with the small lot phasing construction. The established buffer is under ownership and maintenance control of a private homeowners association established in conjunction with the subdivision. The proposed concept plan does not modify this buffer area. Fencing As required, decorative fencing has already been installed along 95th Street adjacent to the 2016 Phase 1 and between 92nd street and 95th Street adjacent to Hadley Avenue. The balance of the fencing installation along this phase adjacent to Hadley Avenue north towards 90th Street would be completed with the small lot phasing construction. It is currently owned and maintained by the Homeowners Association. The proposed concept plan does not impact the fence plan. Wetlands The wetland inventory that was previously completed did not identify any wetlands on the site. This site is located within the South Washington Watershed District (SWWD). The Watershed District is included in the stormwater design review process. Public Open Space The existing park plan is not modified with the proposed concept plan. Staff is recommending that any lot increases include an additional park dedication amount per lot of $3,400 for the additional 25 lots in the subdivision and that as a component of this PDO amendment, the park outlot lo- cated between the phases be dedicated and additional park improvements within the active park area be required of the developer at the time of platting. o I. 12 ■ .4 as_e {i w ' Phase 3 « " ; i . ■ . I I ----- - s■r + • w t I � I • `,j - - — « it � arx; • w r � I I r io_ Phase 1 a II I r r r « • Park Master Plan Planning Staff Report — Case C2017-018 Summers Landing Small Lot Concept May 22, 2017 Page 9 of 12 Utilities The proposed concept will require modifications to the original development utility plan. Utility comments are included in the attached letter from Stantec dated May 5, 2017. Trunk city utilities will be able to handle the additional lots that are proposed. Stormwater Management A revised stormwater management plan will need to be provided due to the increased impervious area with in the development. If necessary, the grading plan and ponding design would need to be modified to handle the additional impervious areas. Grading Given that this is a concept review, no engineering review has been completed regarding grading modifications. A revised grading plan will be required at the time of platting. Tree Preservation The tree preservation/mitigation plan is not being impacted by this request. Landscaping With the exception additional lots for any approved lot count increases, the landscaping plan is not being impacted by this request. Current requirements are one boulevard tree per public front- age, and four additional trees and ten shrubs per lot at the time of building construction. Architecture The developer will be maintaining architectural control over all lots within the project. The appli- cant is working with Capstone Homes as the builder in this phase of the project and has submit- ted several of elevation examples, which are shown below. Multi — Level W/Living Space Over Garage II�M• 1.)I ELPiGGt1� NS l �! Oi.Ee iiY �r poCM wa.w GARKE Multi — Level W/Living Space Over Garage Planning Staff Report — Case C2017-018 Summers Landing Small Lot Concept May 22, 2017 Page 10 of 12 1 V 11 10 - - ,K) Hemlock D Maple B Floorplan pro. wo•rw«s Hemlock D Floorplan Whitestone C i 1�`IVi4i AT Ml F � r a - ratio®+ � w Optlonal : Optional : Ta ndem Garage Upper Floor Bedrooms Whitestone C Floorplan 2 Story - Full Basement Garages The City ordinance requires a minimum garage size of 440 square feet. It is recommended that garages in the development be prohibited from being further than six feet in front of the house. KrtplND16M0. MVV ILLL��oO DTViG ✓T> �iO pON; E> OIVA1.IaDG1 K N1M pro. wo•rw«s Hemlock D Floorplan Whitestone C i 1�`IVi4i AT Ml F � r a - ratio®+ � w Optlonal : Optional : Ta ndem Garage Upper Floor Bedrooms Whitestone C Floorplan 2 Story - Full Basement Garages The City ordinance requires a minimum garage size of 440 square feet. It is recommended that garages in the development be prohibited from being further than six feet in front of the house. Planning Staff Report — Case C2017-018 Summers Landing Small Lot Concept May 22, 2017 Page 11 of 12 Recommendation The Planning Commission is asked to provide direction to the applicant with respect to the pro- posed concept plan, the existing approved subdivision, the adopted comprehensive plan, zoning development standards, lot widths, and architectural proposal, and then to recommend to the City Council that the concept plan for a modified PDO for Summers Landing be approved subject to conditions. The recommended conditions of approval are as follows: 1. The property remain zoned R-3 Single Family Residential, with a Planned Development Overlay. 2. The preliminary plat design shall only include a mix of lots ranging from a minimum lot width of 55 feet wide up to 75 feet wide. 3. The water utility plan shall conform to the city's water supply and distribution plan. 4. The utility plan for the project shall include utility connections and easements to adjacent properties where identified on City master utility plans. 5. The Developer is responsible to provide for the necessary road right-of-ways, easements, and costs associated with road and utility improvements serving the site. 6. The approved park and open space outlots that are to be dedicated to the City as ap- proved in 2016 shall not be modified with the exception of the dedication of the park outlot located between the phases. 7. The Phase 2 small lot additions shall include the installation of all required sidewalks and trails associated with that phase of development. 8. All ponding areas associated with the preliminary plat shall be platted as outlots and dedi- cated to the City. 9. Temporary turn-arounds shall be designed on all dead -ended street connections to adja- cent phases or properties. 10. The preliminary plat application shall include the proposal to create a private homeowners association for this phase of the subdivision. 11. Landscaped islands shall be provided in the center of all cul-de-sacs and have irrigation installed to the islands. The islands shall be platted as outlots. The homeowners associa- tion must own and maintain these outlots. 12. The minimum front yard setback for the principal structure must not be less than 25 feet. 13. The side yard setback for the principal structure must not be less than 7.5 feet. 14. The minimum finished floor area for a single-family rambler is 1,500 square feet, 2,000 square feet above grade finished floor area for two story/modified and multi-level/splits. Planning Staff Report — Case C2017-018 Summers Landing Small Lot Concept May 22, 2017 Page 12 of 12 15. The minimum attached garage area shall be 440 square feet. 16. Four-sided architectural design is required on all sides of the principal structure facing a public roadway. 17. The duplication of house styles with adjacent property house styles and colors shall be prohibited in the final site design criteria. 18. On Villa housing products, a minimum of 70 square feet of the front fagade shall be covered by brick or stone. 19. On two-story housing products, a minimum of 100 square feet of the front fagade shall be covered by brick or stone. 20. The front fagade siding shall consist of LP siding, cemetious board, or equivalent product approved by the Community Development staff. Vinyl siding is prohibited. 21. Garage setback shall not be greater than six feet in front of the porch or living area. 22. The principal structures shall utilize a combination of roof pitches in the construction design. 23. All stormwater designs shall be in conformance with the Surface Water Management Plan. Prepared by: John M. Burbank, AICP Senior Planner Attachments Summers Landing Concept Narrative Engineering Comment Letter Dated 05/05/2017 Elevation Details -44 0 Cf) GC LU 2 "-MAN .damp- -- L QJ ..0 QJ C Co QJ QJ >` O c E 3 O N -0 � a -C E O W p -0 O .-i QJ t - U f� to N u+>i '� � Q) ++ i Q. E O L _ E E r n o O > E U bn Ou O N m L >. QJ (>7 +., 0 U QJ + C� C � 4-j U + + V) (p _0 + 4-jO E a- a 0 x c O L W OU c U f� hA t.6 c 0> 0 .� O N C: cu b.0 O f6 ++ W +.+ 4 0 }' +-j QJ QJ U > -a �= •� o C O O nOi N p 0 0u U •� L QJ > O p O > Om ). C: (1) o> a 3 Ln u E L aJ — >, o CL U w • 0- m 0 U . C 0 0 aA CO > O ,� +-+ V) Y O 0 0- 0 }' t OJ E - Q,•s EE: O cu O 0 > QJ Q o w C :3 L (A0 O o a is ~ N O O a O o o °" _ ' L — OJU 'L -0fl- QJ Q z -- QJ -0 O a U a n (0 • � �' aJ O >, s O C: =3}Co bn O (3J -0 Q0 r{ c a) O Q J +_ 3 qj +-� JL L QJ C QJ i Qj -�� E 'L o L O +.! O > aJ -0 Q U (n Q O U m "-MAN .damp- -- rVl L J W V L CL O CA ^m W L r� U. +, L v v � O LLn U �O O O •+J N +� N Eu, O O 4-J Q� U :3 4-J _I_- a- 4-- 4-J O 4- a� c L O 777? QJ >O W � L z Q � v ON L — � � N C6 0 ' 4-Ja--+ O _O U CO v ,4.- m O 4,q }' L 4-1 W U c c N +, L +-+ fB U c Ln (3) U ..c L OL Q (U Q� E Q) U O O4-1 L N U +-+ M cn > 4- 0 > 4- N aA v c o � Q1 U t E '- O i � Q x O Z3 bA C O Z5 o m cn U Q O Ln aU Z 'c E 0 a� o = a� O Z5 Q ra U > C m r1 a 2 73, ee e10, i0 ✓V N v o O n N LA 0 U O F- ¢ J J O 0O O UO = (A = Vf J aO ■ Ln Ln Ln � � zO O O O W x F �n m o vi Ln LM 3 N m M d II N II Il ca E V Jump Ln Ln �.o .co E a� 4r 7 ■ ``^^ .p�■ {11'� `■ Z V/ T _os V -Aa[P -- fs �rmer 0 J011170 �• I I " 'r W w/AJ. 1P i _ I E0.) :J- G'15i CJ'03 A7D3 .: 'Pl OJTMi CL'N M'J3 i Ul U9 Wo S Ln IT � / a % 41 Go 1 i �{ CCbS 1 � Z a +' Sk i LU I _ 'tel 'S Spy°�Sh•S. hQsvz51PP - - a 70.0 \ oe, c Z �5 V ♦ - — - C^co 9 i c� z 0 z a J r+• ul E O O Ln UlW E .O UlW 4-j V) Ln o a� � O > E �0 � O O O z o • • • a N V) Q O;a pN f--1 o U O0 0I --I 0.0 U-) W O OLn a _a z 0 0 0 Vf W • U-) M O `� J U - 000 0Ln0 = � .0 o LnLn(�> ca a T a) I E 4 C E I U) L --- - ' £8069ZA�6t Q MEL I ca'O UJ J7 C4U9 Qian Wn9 Cn a _ �p --- Ln o T -- �� ------ o cn Kul - LU - _ __= f N WZ 75 G3 v� I 1 O L1i 0 ,x 2 O Ln 4- 0 E m kn LO -----------------------I i ----------- U) N a O LO i i O O ' O Ln ----------- —J '1 L , Ln VW' \ V O O — Ca bA - A- > O (1)(32 m (L) O m Q O J - -LO ------------- ---------------- ' L----------- LO -----------------------I i ----------- U) N a O LO i i O O ' O Ln ----------- —J 0 00 M Ln 4- 0 s O J \1/ Mo m L a J J Q U a •bD 0 O CL O L o 1l N F Am n U v 0 L a--+ 4 - Lr) Lr) O V) 0 U C6 M O }' a--+ U Q � Z b -O (lj -"C .-, U O f10 c U O D U O Ln O O ca QJ M Ln U O r-- v v v Qj � nA U N cn a--+ N E E Ul lD LOM m 7( E E U) 11 19 N A-- I I O I I `LUcn j v N (Y .0 o I � I LL L ------ A-- i o z + a ii I+ z _� ai =3n m L —__==—i V CL aA Z Zo � 0 -----------I i ce_ Ili � 1 1 1 1 1 1 1 1 0-- ►� NI -T-11 x ing_,, z l IIIJJJM111 Ir•� I � I I to x x n/ 1R O I I I -----------I i ce_ Ili � 1 1 1 1 1 1 1 1 0-- ►� NI -T-11 x ing_,, z l IIIJJJM111 Ir•� ,,,, f:'-l'A! 41 0 ol VC a J N ,Z 'V,NdO Z W 3 I(Q Q � m NIl a IvF z 7 r � oiz u �°a 0' X Q CL i L- 0 0 I uj O W QL C� ol VC a J I� 'V,NdO u - 3 I(Q NIl a IvF z 7 r J Iz_ �I� 0' X Q 1 i i H ol VC a J F Lu I �x C4 I w� 'V,NdO u - i NIl }o p�X tN p *� o �u MM 1 i i I uj O I V I F Lu I �x C4 I L _ N 0 o_ o X W [� 0i a u i W 'V,NdO u - z }o p�X tN p *� o �u MM N L _ N 0 o_ o X W [� 0i a u i 1 tom. :t�rl"mac •.:_�.::1=w�Y. _ N E I 0 O ,-___ _ Nil L _0 O p O x L x 3 Jlu Ui_ (� y y' LL Q Q I I I I I I Q L O F Q -0 L 0 a� V Or------- � 73 LU 0 � NIS X � 0 I Li LL X r =--- '❑ -------- - ------------ --- m w -- - , a _ u�l cQ F. dl AMA .................. °��- IIIIII01111111 � IIIIIIIIIIIIIII I� ; El- . .� �'tif:.�.•_ :-�: `,� %>.� : _ :y'�'S�l�' .lam ' _�.. c QL L 0 0 A I / J J � 3 a Luo Z x z� UD u �- �4 -j Yo iv z c) I I I I I I I I I I I I I I I I I I I I (I Stantec May 5, 2017 File: 193802266 Ryan Burfeind City of Cottage Grove 12800 Ravine Parkway Cottage Grove, Minnesota 55016 Reference: Summers Landing Phase II (Concept Plan Review) Dear Ryan, Below are review comments for the proposed Summers Landing Phase II Concept sent to Stantec on 4/28/2017: Sanitary Comments: Bedrock was encountered during the installation of the sanitary sewer trunk main within the School property (2016 construction) which resulted in the overall sanitary trunk sewer system being raised. The result is that the sanitary trunk lines coming into the development are higher than originally anticipated. A 10" trunk main with minimum slopes (0.28% for 10") will need to be used along the entire 92nd Street South corridor to provide service for the western portion of the Summers Landing Development. There is sufficient capacity to handle the additional flows created by the proposed smaller lots as laid out on the concept plan. If the developer wishes to carry out the small lots for the remaining north half of the development, there is sufficient capacity to accommodate this if they are using the same large lot to small lot ratio that was used in the northeast portion of the site. If they are proposing a higher density in the northwest portion of the site, further analysis should be done to confirm there is no conveyance issues. Water Comments: 1. 18" DIP trunk water main was stubbed into the development on 92nd Street South in 2016. Trunk water main should be extended north on proposed 91St Street South to the northwest corner of the development (future extension into the Marathon Tank Farms property). 2. It is recommended that the proposed water main within 91st Cove South (8" water main) be looped to the future 12" DIP water main proposed in Mississippi Dunes Boulevard (12" trunk water main proposed to be extended in Mississippi Dunes Boulevard to the northern limit of the development). 3. It is recommended that 8" DIP water main be extended in 92nd Street South, west of the intersection of 91St Street South (loop to future Mississippi Dunes Boulevard). Stormwater Comments: The Stormwater management report for the overall Summers Landing development will need to be updated for the increased impervious areas being proposed for the northern portion of the development. 2. A temporary outlet will need to be constructed that conveys stormwater back to its natural drainage path that will maintain the freeboard requirements for adjacent properties Regards, Stantec Consulting Services Tyler K. Johnson, PE Phone: 651-604-4767 tyler.johnson@stantec.com 2j/e David R. Sanocki, PE Phone: 651-604-4905 Dave.sanocki@stantec.com Design with community In mind