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Home My WebLink About2017-11-27 PACKET 06.1.STAFF REPORT CASE: ZA2017-034 & PP2017-035 ITEM: 6.1 PUBLIC MEETING DATE: 11/27/17 TENTATIVE COUNCIL REVIEW DATE: 12/20/17 APPLICATION APPLICANT: D.R. Horton REQUEST: A zoning amendment to rezone 59 acres of land from AG -1, Agricultural Preservation, to R-3, Single Family Residential, with a Planned Develop- ment Overlay (PDO); and a preliminary plat for Kingston Fields, which would create 124 single-family residential lots on two lot sizes (79 homes on 65 -foot wide lots and 45 homes on 70 -foot wide lots) and 14 outlots. SITE DATA LOCATION: East of Jamaica Ave., North of Rose of Sharon Church, and west of Cayden Glen and Grayson Meadows subdivisions ZONING: AG -1, Agricultural Preservation GUIDED LAND USE: Low Density Residential LAND USE OF ADJACENT PROPERTIES: CURRENT NORTH: Agricultural EAST: Low Density Res. SOUTH: Low Density Res. WEST: LDR/Ag/Open Space SIZE: 59 acres DENSITY: 2.7 dwelling units per acre RECOMMENDATION GUIDED Low Density Res. Low Density Res. Low Density Res. LDR/Open Space Approval, subject to the conditions stipulated in this staff report. Cottage Grove COTTAGE GROVE PLANNING DIVISION J 10N, Pride 30 Prp51"'ITy Meet Planning Staff Contact: John McCool, Senior Planner; 651-458-2874; imccool(a)_cottage-grove. org Application Accepted:, 10/31/17 60 -Day Review Deadline: 12/29/17 City of Cottage Grove Planning Division • 12800 Ravine Parkway South • Cottage Grove, MN 55016 Planning Staff Report D. R. Horton — Kingston Fields Planning Case Nos. ZA2017-034 and PP2017-035 November 27, 2017 Proposal D.R. Horton has applied for the following planning applications to develop approximately 59.2 acres of land for detached single-family homes: A. Zoning amendment to change approximately 59.2 acres of the property's AG -1, Agricultural Preservation, zoning classification to R-3, Single -Family Residential District, with a Planned Development Overlay (PDO). B. Kingston Fields Addition Planned Development Overlay (PDO) final plan. C. Preliminary plat named Kingston Fields that subdivides approximately 59.2 -acres into 124 lots with a minimum lot width of 60 feet (measured at front yard setback line) and a minimum lot area of 8,800 square feet (11,270 square foot average lot area). This proposed residential subdivision project is located east of Jamaica Avenue and north of Rose of Sharon Lutheran Church, 6875 Jamaica Avenue. The location map is shown below. Planning Staff Report — Kingston Fields Planning Case Nos. ZA2017-034 and PP2017-035 November 27, 2017 Page 2 of 30 Review Process Application Received: October 31, 2017 Acceptance of Completed Application: October 31, 2017 Planning Commission Public Hearing: November 27, 2017 Tentative City Council Date: December 20, 2017 60 -day Review Deadline: December 29, 2017 60 -day Review Extension Deadline: February 28, 2018 Background A concept plan for the McHattie Farms properties was re- viewed by the Planning Commission and ultimately ap- proved by the City Council in 2007. At that time, the concept plan proposed the construction of 157 detached single-family homes and 44 twin home units on 93 acres of land. This plan showed lot widths ranging 76 to 100 feet. A copy of that concept plan is shown to the right. Neither the landowner nor the developer at that time filed a preliminary plat with the City to subdivide the property for residential development. The City had at that time initiated the construction of a trunk sanitary sewer within the pro- posed Ravine Parkway right-of-way and provided a sanitary sewer connection to The Preserve at Cottage Grove subdi- vision located west of Jamaica Avenue and approximately one-third of a mile north of 70th Street (CSAH 22). This trunk sanitary sewer alignment was based on the proposed roadway alignments shown on the concept plan at the time. The City later had to acquire a utility easement over the constructed trunk sanitary sewer from McHattie Farms Inc. 2007 Concept Plan Planned Development Overlay (PDO) Plan Procedure The Planning Commission must make a recommendation to the City Council on the proposed Kingston Fields Planned Development Overlay (PDO) plan. The findings required to approve this PDO must include, but not be limited to, the following: A. The Kingston Fields PDO plan is consistent with the intent of the PDO requirements specified in the City Codes. B. The Kingston Fields PDO plan meets the standards required for a conditional use. C. Each phase of the Kingston Fields PDO plan can exist as an independent unit. Planning Staff Report— Kingston Fields Planning Case Nos. ZA2017-034 and PP2017-035 November 27, 2017 Page 3 of 30 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 im- portant 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 Kingston Fields PDO plan must produce results equal to or better than those achieved by the applicable zoning standard. 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 Kingston Fields preliminary plat and PDO plan are substantially consistent with the low density and park and private open space land use designations shown in the East Ravine Master Plan. An excerpt from the East Ravine Master Plan's future land use map for the McHattie parcels is shown within the red boundary lines on the illustration below. aaaaaaa, �a.ii.aaa aar;pea aa 41P ss s s �_.ss Low Density Residential J. a Proposed Kingston Fields Development 59.2 acre site with 124 proposed residential lots. High Density Residential �aaaq� 14 'a ia. J I a _ � M a tie as u %as ai u Itreet South Land Use Map from East Ravine Master Plan, 2006 The proposed Kingston Fields planned development overlay plan and preliminary plat are both gen- erally consistent with the East Ravine Master Plan. The two plans are consistent in the following ways: Medium Density Residential • i3 Jaffa � �V • is jj 3�;�. � •� as as r yai J ai 10 • a High Density Residential �aaaq� 14 'a ia. J I a _ � M a tie as u %as ai u Itreet South Land Use Map from East Ravine Master Plan, 2006 The proposed Kingston Fields planned development overlay plan and preliminary plat are both gen- erally consistent with the East Ravine Master Plan. The two plans are consistent in the following ways: Planning Staff Report— Kingston Fields Planning Case Nos. ZA2017-034 and PP2017-035 November 27, 2017 Page 4 of 30 • The proposed Kingston Fields development overlay plan is consistent with the low density resi- dential land use designation for this area.. • Ravine Parkway is shown along the north side of the proposed development. The alignment of this roadway is consistent with City roadway plans and provides a 140 -foot right-of-way width. • Residential lots adjoining Ravine Parkway will not have motor vehicle access connecting to Ravine Parkway and these lots are generally deeper to allow more rear yard and building set- backs from Ravine Parkway. • The proposed development layout shows green strips along Jamaica Avenue, which average 88 feet wide. The buffer strip described in the East Ravine Master Plan proposed a 75 -foot buffer along Jamaica Avenue. This buffer area includes landscaping, earth -berms, stormwater basins, and a public trail. • Entrance features, trail connections, and landscaped islands appear to be designed well and are acceptable to the City. • Proposed streets are consistent with City and County transportation standards. Local streets align and interconnect with adjoining residential subdivisions, which improve accessibility. • Management of the site's stormwater for rate and water quality needs to be revised to include filtration, and a final plan must be submitted to the City before the City Council takes final action on the rezoning and preliminary plat applications. • The proposed preliminary plat and grading plan are conceptually consistent with the low density residential land use designations for this area. 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 lot width and area average to be less than the minimum lot width and lot area required in the R-3 District is consistent with the PDO standards the City granted for the Cayden Glen, Eastridge Woods, and Grayson Meadow developments. These residential subdivisions are located east of this proposed project site. The developer is proposing the following development standards for the Kingston Fields PDO plan: Planning Staff Report— Kingston Fields Planning Case Nos. ZA2017-034 and PP2017-035 November 27, 2017 Page 5 of 30 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 mostly low density residential with sparse pockets of twin home dwellings. The applicant's proposal to subdivide this 59.2 -acre property into 124 detached residential dwell- ing units is generally consistent with these two plans. The proposed 2.09 dwelling units per gross acres and 2.71 dwelling units per net developable acres are consistent with the less than four units per acre low density residential land use designation in the Future Vision 2030 Comprehen- sive Plan. The City is in the process of updating the current Comprehensive plan. Changing the low density residential land use designation for this property and surrounding properties is not proposed. The property is in the Metropolitan Urban Service Area (MUSA). The proposed 2.71 units per net acres is within the one to four units per acre density range for the low density residential land use designation shown on the City's Future Land Use map in the Future Vision 2030 Comprehensive Plan and the proposed updated 2040 Comprehensive Plan. Planning Considerations Property Characteristics The 59.2 -acre Kingston Fields parcel is part of three parcels of land (48.8 acres, 32.3 acres, and 11.9 acres totaling approximately 93 acres) owned by McHattie Farms Inc. The 93 acres is cur- rently farmland. Two residential dwellings and farm structures are located at the northerly end of the 93 acres (south side of Military Road). The amount of farmland between the future Ravine Parkway and Military Road is approximately 33.8 acres, which will remain in the McHattie Farms Inc. ownership. The site's terrain generally slopes from north to south. An aerial photo of the property is shown below. Current R-3 Proposed Kingston Fields PDO Standards 10,000 sq. ft. Minimum lot area = 8,800 sq. ft. Minimum lot area minimum Average lot area = 11,270 sq: ft. < 59 foot wide lots = 16 lots 60 — 59 foot wide lots = 54 lots > 70 foot wide lots = 54 lots Minimum lot width 75 feet NOTE: Lot widths measured at the proposed 25 -foot front yard setback line and lots less than 59 feet have frontage along curved right-of-way. Minimum house (living area) 10 feet 7.5 feet side yard setback Minimum attached garage 5 feet (attached 7.5 feet side yard setback garage side) Minimum front yard setback 30 feet 25 feet (house) 30 feet (attached garage) Minimum rear yard setback 35 feet 35 feet Minimum side yard setback 20 feet 20 feet on a corner lot Maximum building height 35 feet 38 feet from top of foundation for detached single-family dwellings 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 mostly low density residential with sparse pockets of twin home dwellings. The applicant's proposal to subdivide this 59.2 -acre property into 124 detached residential dwell- ing units is generally consistent with these two plans. The proposed 2.09 dwelling units per gross acres and 2.71 dwelling units per net developable acres are consistent with the less than four units per acre low density residential land use designation in the Future Vision 2030 Comprehen- sive Plan. The City is in the process of updating the current Comprehensive plan. Changing the low density residential land use designation for this property and surrounding properties is not proposed. The property is in the Metropolitan Urban Service Area (MUSA). The proposed 2.71 units per net acres is within the one to four units per acre density range for the low density residential land use designation shown on the City's Future Land Use map in the Future Vision 2030 Comprehensive Plan and the proposed updated 2040 Comprehensive Plan. Planning Considerations Property Characteristics The 59.2 -acre Kingston Fields parcel is part of three parcels of land (48.8 acres, 32.3 acres, and 11.9 acres totaling approximately 93 acres) owned by McHattie Farms Inc. The 93 acres is cur- rently farmland. Two residential dwellings and farm structures are located at the northerly end of the 93 acres (south side of Military Road). The amount of farmland between the future Ravine Parkway and Military Road is approximately 33.8 acres, which will remain in the McHattie Farms Inc. ownership. The site's terrain generally slopes from north to south. An aerial photo of the property is shown below. Planning Staff Report — Kingston Fields Planning Case Nos. ZA2017-034 and PP2017-035 November 27, 2017 Page 6 of 30 2015 Aerial of Kingston Fields Development Site Density The developer's development plan proposes 2.7 dwelling units per acre (gross density area). The net density area is calculated by subtracting the 140 -foot right-of-way width for the future Ravine Parkway and the stormwater basins that are below the high water elevation. The net density will be calculated once all the design for the stormwater basins have been completed. 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 2.7 units per gross density conforming to the established development policies for this property and other properties in the Upper Ravine District. Access/Transportation The Kingston Fields project provides for the easterly extension of 67th Street from Jamaica Ave- nue and the westerly extension of 67th Street in the adjoining Cayden Glen residential subdivi- sion. Access to all residential lots will be on local streets. The local streets have a 60 -foot wide right-of-way with 28 -foot roadway widths (measured from face -of -curb to face -of -curb). Each of the four cul-de-sacs will also have dedicated 60 -foot right-of-way widths and 120 -foot diameter cul-de-sac right-of-way. Both right-of-way and roadway designs are the same as the roadway de- signs for the Eastridge Woods, Cayden Glen, and Grayson Meadow developments and con- sistent with the East Ravine Plan and city ordinance requirements. Concrete curbing and gutter will be a D428 design. Planning Staff Report— Kingston Fields Planning Case Nos. ZA2017-034 and PP2017-035 November 27, 2017 Page 7 of 30 One segment for the future alignment of Ravine Parkway is along the north side of the Kingston Fields plat. Ravine Parkway South is designated as a collector street designed to parkway stand- ards to link all existing and future neighborhoods through the Upper Ravine District. The City will have jurisdiction for this new street. The design of the parkway includes extensive landscaping and sidewalks/trails on both sides of the roadway. This segment of Ravine Parkway between Jamaica Avenue and Keats Avenue is tentatively planned to be constructed in 2018. One local street (Jareau Avenue South) is proposed to connect to Ravine Parkway. In the 2007 McHattie concept plan, this same segment of Ravine Parkway was proposed to have three street connections. With only one street intersection for this section of Ravine Parkway that adjoins the proposed Kingston Fields subdivision, traffic flow on Ravine Parkway would be better. A center island for each of the four cul-de-sacs are proposed and platted as outlots. These outlots will be required to be owned and maintained by the homeowners association (HOA). The devel- oper is responsible for planting the trees, shrubs, and other landscaping materials in the cul-de- sac islands. The landscape plan for these center islands has not yet been approved by Public Works. A right -turn lane is required on Jamaica Avenue at the intersecting streets labeled Street 3 (pro- posed 67th Street South) and Ravine Parkway. The City's construction plans for Ravine Parkway will include design standards for full movement of motor vehicles at the 67th Street/ Jamaica Avenue, Ravine Parkway/Jamaica Avenue, and Ravine Parkway/Street No. 6 (proposed Jareau Avenue South) intersections. Public Works, Police Division, Fire Division, Building Division, and Administration recommend, the following street names for each of the six local streets that are proposed in Kingston Fields. The streets labeled on the preliminary plat are recommended to have the following corresponding street names: Street 1 (north of Street 3) Jasmine Avenue South Street 1 (south of Street 3) 67th Street South Street 2 Jarvis Bay South Street 3 67th Street South Street 4 Jarrod Avenue South Street 5 Janaro Avenue South Street 6 Jareau Avenue South The recommended street names are consistent with the Uniform Street Naming System and it is understood that these street names also exist in other existing neighborhoods located south of 70th Street. Those other street segments generally will have 7000, 8000, or 9000 block numbers as compared to the 6000 block numbers in the Kingston Field subdivision. The 6000 block and alphabetical sequence will indicate that the streets in Kingston Field will be east of Jamaica Ave- nue and north of 70th Street. An illustration of the recommended street names is shown on the next page. Planning Staff Report — Kingston Fields Planning Case Nos. ZA2017-034 and PP2017-035 November 27, 2017 Page 8 of 30 PROPOSED STREET NAMES IN KINGSTON FIELDS Grayson Meadows Addition I 1 I I I I I I I Cayden Glen Addition In L p{� 7 / k �o W i v¢ ----�� v o O Proposed Street Names 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 10-5-1(7)). These addi- tional trees and shrubs are typically planted by the homeowner once the final grade on their lot is completed and they have determined how they plan to landscape their yard. The Public Works Department has reviewed the developer's landscaping plan within Outlots A, B, C, D, J, K, L, M, or N. Conifer trees should be planted a minimum of 20 feet from trails/sidewalks and streets. The city's consulting engineer commented that the boulevard trees should be placed between the sidewalk/trail and curb when a sidewalk/trail exists and not within any drainage or utility easement. The developer is required to comply with the City Forester's recommendations for tree species and location of these tree plantings. Additional landscaping is required along those proposed platted outlots abutting Ravine Parkway and Jamaica Avenue, particularly in Outlots A, B, C, D, and E. Varying species of trees and bushes densely planted along these roadways will improve homeowner's privacy in their rear and side yards. Sidewalk and Trails A network of sidewalks and trails is proposed throughout the Kingston Fields subdivision. Side- walks are required to be a minimum of six feet in width and constructed with cement. Sidewalks are generally on one side of the local streets. Trails are proposed to be constructed along Planning Staff Report — Kingston Fields Planning Case Nos. ZA2017-034 and PP2017-035 November 27, 2017 Page 9 of 30 Jamaica Avenue and the south side of Ravine Parkway, and the four trail connections between Janero Avenue/Jamaica Avenue, Jarrod Avenue/Jamaica Avenue, Jarvis Bay/Jamaica Avenue, and Jasmine Avenue/Ravine Parkway. Trails will be eight feet in width. Park Land and Public Open Space Outlots A, C, D, J, K, L, M, and N will be owned and maintained by the homeowners association. The homeowners association will be responsible for maintaining the landscaping near the rear lot lines for residential lots that abut Outlots A, B, C, and D. Subdivision monuments are proposed on Outlots D and J and will also be maintained by the homeowners association. Outlots B, F, G, H, and I will be owned by the City. Stormwater basins are proposed in Outlots B, G, and H. Outlots G and H will have a grass -surfaced corridor between the local street and stormwater basin, which is between two residential lots. This grass corridor will provide city au- thorized vehicles/equipment to access the stormwater basins. The HOA or adjoining property owners will be required to mow both grass corridors between the street and rear lot line for the adjoining residential lots. The vegetation surrounding the stormwater basins in Outlots B, G, and H will be maintained by the city as described in the Public Space Management Program adopted by the City Council on April 3, 2013. The Public Works Department has determined that the stormwater basins and the vegetation within Outlots B, G, and H will be managed as a Class C. Class C are areas designed with intent to be moderately manicured with a focus on native plantings and design elements. Dry areas will be planted with a native prairie mix while natural water lines should be planted with a native wetland mix. All land should be regularly monitored and put onto a routine maintenance schedule to assure the health of native plants and uniformity of the landscape. Mowing will only be used as necessary (generally once per year or as needed) to the benefit of the native plants. Forested areas should be regularly monitored but only maintained as needed to assure the health of the trees. Native vegetation should help improve pond quality by reducing erosion and high - impact maintenance procedures. Debris should be removed during maintenance procedures and prescribed burns may occur once every three to five years. Vegetation will not be fertilized. If the homeowners association desires to have these areas around the stormwater basins in Out - lots B, G, and H maintained more frequently or make additional landscaping or irrigation im- provements, a detailed plan must be prepared by the HOA and submitted to the Public Works Director for review and approval. The Public Works Department will maintain the landscaping and grass boulevard areas along Ravine Parkway. The homeowners association is required to mow and maintain all of the yard area in Outlots A, B, C, D, and F and all that boulevard between the trail paralleling Jamaica Ave- nue and the east curb line for Jamaica Avenue. The developer is not required to install under- ground irrigation between the trail paralleling Jamaica Avenue and the east curb line for Jamaica Avenue because this segment of Jamaica Avenue is planned to be widened to four lanes in the future. Credit toward the minimum land dedication requirements is based on the buildable land, which excludes the 140 -foot of right-of-way for Ravine Parkway South, the 75 -foot average. buffer (Out - lots A, B, C, D, E, and F) and the cumulative land area below the ordinary high water elevation for the stormwater basin in Outlots B, G, and H. The final park fee in lieu of land dedication will be Planning Staff Report — Kingston Fields Planning Case Nos. ZA2017-034 and PP2017-035 November 27, 2017 Page 10 of 30 determined with the final plat and included in the development agreement between the City and developer. Thirty-four park/open space boundary markers are required to be placed along residential prop- erty corner markers that abut Outlots A, B, C, D, F, G, H, AND I. The City's Parks Director has determined the location and number of park/open space boundary markers that will be required. These boundary marker locations are shown as red dots on the illustration below. The developer is required to pick up these boundary markers from Cottage Grove Public Works. Payment for these markers will be included in the development agreement. ---------- I 1. ��.....� 1 `� ✓ ! / The illustration below identifies the location and ownership of the 14 outlots within the Kingston Fields project. Planning Staff Report — Kingston Fields Planning Case Nos. ZA2017-034 and PP2017-035 November 27, 2017 Page 11 of 30 Utilities The City's trunk sanitary sewer is located within the proposed Ravine Parkway and extends south and westerly through the eastern portion of the site. This southwesterly extension serves the res- idential lots in The Preserve at Cottage Grove and The Waters at Michael's Pointe subdivisions located along the west side of Jamaica Avenue. That portion of sanitary sewer south of Ravine Parkway and connecting to the 67th Street/Jamaica Avenue intersection exists in a utility ease- ment. This segment of utility easement will be vacated and portions of this existing sanitary sewer pipe will be relocated to the new local street right-of-ways. Sanitary sewer flows will need to be maintained during the proposed sewer relocation. Existing trunk watermains in this vicinity will be extended into the Kingston Field subdivision from the stubbed watermain at the west end of 67th Street in the adjoining Cayden Glen subdivision and from the 67th Street/Jamaica Avenue intersection. Certain segments of the watermains will be oversized to serve future developments 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 basins in Outlots B, G, and H. The design of this stormwater system is based on the City's standard 100 -year storm event (7.4 inches in a 24-hour period). The stormwater calcula- tions 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. Below is an illustration showing existing sanitary sewer and watermains. Proposed Utility Plan Planning Staff Report — Kingston Fields Planning Case Nos. ZA2017-034 and PP2017-035 November 27, 2017 Page 12 of 30 The City's consulting engineer, Bolton & Menk, has prepared a memorandum (dated November 15, 2017) that summarizes their comments relating to proposed utility, grading, stormwater man- agement, and roadway designs. Their comments are attached. The developer will be required to address these comments in preparing their final development plans for Kingston Fields. 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 streets to stormwater basins located in Outlots B, G, and H. Drainage swales will also be necessary between the lots to provide drainage routes for surface water drainage coming from rooftops, decks, sidewalks, and driveways. As noted on the prelimi- nary grading, drainage, and erosion plan, a silt fence will be installed along the perimeter of the grading limits. Additional information must be submitted to the City Engineer related to the 25 -foot minimum wet- land buffer; wetland delineations; and description for no loss, exemptions, or replacement plans for the wetland. The developer is responsible to prepare a wetland mitigation plan and payment to provide a consistent Jamaica Avenue trail alignment compliant with city and county standards. The applicant's engineering consultant will continue to work with the City Engineer and SWWD to address stormwater storage basins and drainage. Fencing Any fencing proposed on lots abutting Ravine Parkway and Jamaica Avenue will be required to be uniformly designed with uniform color. Fencing along Ravine Parkway must be a minimum of five feet from the sidewalk or trail and the property owner abutting the trail must still maintain that strip of yard that they own between the fence and trail/sidewalk. New Home Construction D.R. Horton proposes a variety of two-story and rambler home designs. The two-story house de- signs homes will be the same new home products currently being constructed in the Eastridge Woods and Grayson Meadow subdivisions. D.R. Horton is also introducing a rambler designed home marketed as the Express Home. This new home product has a finished floor area ranging between 1,517 to 2,464 square feet. There are a variety of exterior building elevations and all six models include an attached three -car gar- age. These homes will generally be marketed on the 65 to 70 foot wide lots. Not all the Express Home models show any brick or stone on the front elevation, but a minimum of 70 square feet of stone or brick is required for the approval of the planned development overlay (PDO). The Express Home elevations and floor plans are shown below: Planning Staff Report — Kingston Fields Planning Case Nos. ZA2017-034 and PP2017-035 November 27, 2017 Page 13 of 30 THE MASON 1575 SQUARE FEET wnanu CCRNFR FMPCAU MAIN LEVEL M+ "M LOWER LEVEL UNFINISHED 01 CRAWLSPACE I FT LAUNDRY/ UNFINISHED MECHANICAL CRAWL SPACE ROOM m•❑ 0 0 The Mason Floor Plan UNEXCAVATED Planning Staff Report — Kingston Fields Planning Case Nos. ZA2017-034 and PP2017-035 November 27, 2017 Page 14 of 30 THE RUSHMORE OPTX)NAL CORNER FIREPLACE MAIN LEVEL The Rushmore Floor Plan LOWER LEVEL Planning Staff Report — Kingston Fields Planning Case Nos. ZA2017-034 and PP2017-035 November 27, 2017 Page 15 of 30 THE BRYANT 1995 SQUARE FEET OPROAM CORNER FIREPLACE MAIN LEVEL The Bryant Floor Plan LOWER LEVEL Planning Staff Report — Kingston Fields Planning Case Nos. ZA2017-034 and PP2017-035 November 27, 2017 Page 16 of 30 THE EVERETT OPTIONAL CORNER FIREPLACE MAIN LEVEL The Everett Floor Plan LOWER LEVEL 40L AMERICAN CLASSIC .._ .. .............. HEARTLAND COTTAGE WEBB .4m NORTHERN CRAFTSMAN m n 0 ` | � - - !~ `-AN CLASSIC �A HEARTLAND COTTAGE - -�~^ NORTHERN CRAFTSMAN Planning Staff Report — Kingston Fields Planning Case Nos. ZA2017-034 and PP2017-035 November 27, 2017 Page 19 of 30 D.R. Horton proposes to construct the same type of homes that are currently in their Eastridge Woods and Grayson Meadow subdivisions. An illustration of these types of homes is shown below: The Graham Please Cao for Information 2,750 square feet 4 bed, 2.5 bath, 3 car, 2 story The Winston Priced from $374,900 2,246 square feet 4 bed, 2.5 bath, 3 car, 2 story The Palmetto Priced from $356,900 1,517 square feet 3 bed, 2 bath, 3 car, 1 story The Harrison Priced from $381,900 2,522 square feet 4 bed, 2.5 bath, 3 car, 2 story The Adams The Easton The Arlington Priced from $362,900 2,020 square feet 4 bed, 2.5 bath. 3 car, 2 story The Grant Priced from $385,900 2,553 square feet 4 bed, 2.5 bath, 3 car, 2 story The Jordan Priced from $394,900 Priced from $407,900 Priced from $412,900 2,776 square feet 2,344 square feet 3,003 square feet 4 bed, 2.5 bath, 3 car, 2 story 4 bed, 2.5 bath, 3 car, 2 story 5 bed, 3 bath, 3 car, 2 story Homes Constructed by D. R. Horton in Eastridge Woods and Grayson Meadow Neighborhoods All the finished floor areas proposed by D.R. Horton exceed the City's 2,000 square feet minimum for detached single-family designs and 1,500 square feet for detached single-family ramblers. Development standards for the East Ravine area and the approved planned development overlay plans for the Cayden Glen, Eastridge Woods, and Grayson Meadow developments were struc- tured so that attached garages did not extend too far forward of the porch or living area of the house. To ensure attached garages are not extended too far forward of the front fagade of the liv- ing area of the house or front porch, the Planned Development Overlay Master Plan for this Planning Staff Report— Kingston Fields Planning Case Nos. ZA2017-034 and PP2017-035 November 27, 2017 Page 20 of 30 project is recommended to only allow attached garages to be six feet or less in front of the living area or front porch. Other development standards required for the Kingston Fields Planned Development Overlay (PDO) for the R-3, Single Family Residential District, are as follows: ■ The minimum front yard setback for the principal dwelling structure or attached garage must not be less than 25 feet from the front property line. The minimum side yard set- back for the principal structure and attached garage is 7.5 feet. The minimum rear yard setback is 35 feet. The minimum side yard setback on a corner lot adjoining a street is 20 feet. ■ 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 floor area shall be 440 square feet for detached single- family dwellings. ■ Architectural design is required on all four sides of the principal structure. ■ 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. ■ Brick and/or stone is required to be a minimum of 100 square feet on the front eleva- tions of single-family homes with 2,000 square feet of living space or greater and 70 square feet for one-story ramblers. Area Charges and Development Fees Calculating 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 adjusted based on the final plat layout and in the development agreement. Payment to the City will be re- quired at the time the development agreement is fully executed by the City and developer. Public Hearing Notices Public hearing notices were mailed on November 15, 2017, to 87 property owners who are within 500 feet of the proposed subdivision, and published in the South Washington County Bulletin on Novemberl5, 2017. Center Islands Landscaped islands are required to be constructed in the center of the four cul-de-sacs. 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. Planning Staff Report — Kingston Fields Planning Case Nos. ZA2017-034 and PP2017-035 November 27, 2017 Page 21 of 30 City Departments and Advisory Commissions The City's Public Works, Public Safety (Fire and Police Divisions), Parks Department, and City Administration find the proposed Kingston Fields preliminary plat compliant with City development standards. These development standards are the same for the Eastridge Woods, Cayden Glen, and Grayson Meadow developments. Their comments and recommendations were incorporated in the conditions approving this project. No comments were received from other advisory commissions. Proposed Development Consistencies with City Ordinances The proposed preliminary plat and Kingston Fields 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 does require a reduction to the 75 -foot minimum lot width and 10,000 square foot lot area for the proposed 124 lots and a 65 foot minimum (excluding lot frontages abutting a cul-de-sac) wide lot. The request to rezone the property from AG -1, Agricultural Preser- vation, to R-3, Single Family Residential, is consistent with the development densities identified in the City's Comprehensive Plan and East Ravine Master Plan. The developer is proposing to develop the entire 59.2 -acre site in two phases. The development of this project will be relatively compatible with the existing residential neighborhoods east of this site and future neighborhoods in the Upper Ravine area. The proposed variation (i.e.; lot sizes, lot widths, minimum front yard, and side yard setbacks) are similar in function and design to the Eastridge Woods, Cayden Glen, and Grayson Meadow neighborhoods. The illustration below shows the phasing plan for this residential subdivision. U) Proposed Kingston Fields Phasing Plan Planning Staff Report — Kingston Fields Planning Case Nos. ZA2017-034 and PP2017-035 November 27, 2017 Page 22 of 30 Recommendations A. That the Planning Commission recommends to the City Council that the proposed 59.2 acres of land legally described on the planning application for the development of the resi- dential subdivision named Kingston Fields shall be rezoned from Agricultural Preservation (AG -1) to Single Family Residential (R-3) with a Planned Development Overlay (PDO). B. That the Planning Commission recommends to the City Council the approval of the Kingston Fields Planned Development Overlay Plan. C. That the Planning Commission recommends to the City Council the approval of the Kingston Fields preliminary plat dated October 27, 2017, as proposed by D.R. Horton, Inc. — Minne- sota for the development of 124 lots for detached single-family residential homes, subject to the following conditions: Conditions of Approval 1. The developer and builders must comply with all City ordinances and policies. 2. Approval of the rezoning, Kingston Fields Planned Development Overlay Plan, and prelim- inary plat applications is contingent on the extension of city utilities that are necessary to serve this project. 3. The applicant receive appropriate building permits from the City, and permits or approvals from other regulatory agencies including, but not limited to, Washington County, South Washington Watershed District, Minnesota Department of Health, and Minnesota Pollution Control Agency. 4. The future submittal of the final plat and the City's approval of the final plat are subject to additional conditions that will be listed in the City resolution approving the final plat and in- cluded in the development agreement between D.R. Horton - Minnesota and the City of Cottage Grove. 5. The developer must enter into an agreement with the City of Cottage Grove for the com- 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. 6. The final grading and utility plan must be submitted to City staff for review and approval prior to the submission of the final plat applications to the City. All emergency overflow swales must be identified on the grading and erosion control plan. 7. The developer is responsible for the cost and installation of 34 public land/open space boundary markers at the corners of private properties abutting Outlots A, B, C, D, F, G, H, and I. The boundary markers are $115 per marker and are to be picked up at the Cottage Grove Public Works facility. The actual number of park boundary markers will be deter- mined once the final boundary configuration for Outlots A, B, C, D, F, G, H, and I are determined. Planning Staff Report — Kingston Fields Planning Case Nos. ZA2017-034 and PP2017-035 November 27, 2017 Page 23 of 30 8. The developer shall prepare a warranty deed to convey fee ownership of Outlots B, F, G, H, and I to the City of Cottage Grove and record the warranty deed(s) once the City has in- spected the improvements proposed on each outlot. Once the City has accepted the improvements and the developer has removed any silt fence, erosion control devices, and ground vegetation has matured within these outlots and is accepted by the City, the devel- oper shall prepare a record plan for each outlot. A copy of the recorded plan must be sub- mitted to the City. The warranty deed for both outlots shall be recorded by the developer at Washington County Recorder's office once the outlots are accepted by the City. 9. The developer shall prepare a warranty deed to convey fee ownership of Outlot E to Rose of Sharon Lutheran Church and record said deed at Washington County. 10. The final plat and declaration of private covenants must be recorded by the developer with the Washington County Recorder's Office before any building permit can be issued. 11. All setbacks shall be consistent with the approved Kingston Fields Planned Development Overlay Plan. The front yard setback for the living area of the house and attached garage must be a minimum of 25 feet and the front yard setback. 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 for all detached single family structures. 12. The homeowners association (HOA) shall own and maintain Outlots A, C, D, J, K L, M, and N. Maintenance also includes the repair, replacement, removal, etc. of any and all landscaping amenities. 13. Landscaping shown on the approved landscape plan dated October 27, 2017, and the ad- ditional landscaping required along the north property line of Block 1, Outlots A, C, and D will be required. 14. An underground sprinkling system is required to be installed by the developer within the Ravine Parkway right-of-way for irrigating the grass area all the way to the back of the curb 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 irrigation control system for that segment of the irrigation system within the Ravine Parkway right-of-way is permitted to be placed on Outlot J. The developer is not required to install underground irrigation between the trail paralleling Jamaica Avenue the east curb line for Jamaica Avenue. The developer is required to irrigate to the back of the Jamaica Avenue trail. 15. All drainage and utility easements as recommended by the City Engineer must be shown on the final plat and dedicated to the City for public purposes. 16. Payment of park dedication fees in lieu of land dedication will be included in the develop- ment agreement between the City and developer. 17. In addition to one yard tree for each lot having street frontage, four yard trees and ten shrubs must be planted on each residential lot. One of the four trees must be a conifer Planning Staff Report — Kingston Fields Planning Case Nos. ZA2017-034 and PP2017-035 November 27, 2017 Page 24 of 30 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. 18. The applicant must submit private covenants with the final plat application which details the following: • The homeowners association shall own Outlots A, C, D, J, K, L, M, and N and be re- sponsible for all maintenance, repair, replacement, removal, etc. of any and all land- scaping amenities that are placed within street right-of-way or on Outlots A, B, C, D, J, K, L, M, and N. Included in the declaration of covenants shall be a provision that if the homeowners association defaults on payment of property taxes for Outlots A, C, D, J, K, L, M, and N and becomes tax -forfeited property with the city obtaining ownership, the City will bill annually each landowner within Kingston Fields the cost to maintain the forfeited parcel(s) and all property taxes due thereon. • If fencing is installed along Ravine Parkway South and Jamaica Avenue, it must be constructed of the same design, materials, and color. The fencing must not encroach within the Ravine Parkway South or Jamaica Avenue right-of-ways. • All signs, mailboxes, and accessory lighting will be uniform in materials and design and be approved as part of the landscape plan. • Turf management in and around the stormwater basin in Outlots B, G, and H will be performed by the City about once per year. Weed control might occur once per year. The area will not be fertilized. Debris will generally be removed. Trees will be regularly trimmed and monitored. Tree saplings will be removed by Public Works. The City will periodically inspect the basin to assure proper flow of the stormwater system. Inspec- tions 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. If the homeowners association desires a more regular mainte- nance of the ground cover or that it be irrigated, the homeowners association shall pre- pare a maintenance plan and submit it to the Cottage Grove Public Works Director for review and approval. • The homeowners association or the property owners abutting the grassed surfaced ac- cess to Outlots G and H must maintain the turf grass within the grass corridor between the street and the equivalent depth of the adjoining lots. • 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 or Jamaica Avenue from any lot abutting Ravine Parkway or Jamaica Avenue is prohibited. Planning Staff Report — Kingston Fields Planning Case Nos. ZA2017-034 and PP2017-035 November 27, 2017 Page 25 of 30 27. The development standards for the Kingston Field 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 and attached garage must not be less than 25 feet. A minimum 7.5 -foot side yard setback is required for de- tached single-family principal structures and attached garages. A 35 -foot minimum rear yard setback and the minimum side yard setback for a corner lot adjoining a street is 20 feet. ■ 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 shall be for all detached single-family dwellings. ■ Architectural design is required on all four sides of the principal structure. ■ 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. • Brick and/or stone is required to be a minimum of 100 square feet on the front eleva- tions of single-family homes with 2,000 square feet of living space or greater and 70 square feet for one-story ramblers. 28. Irrigation systems installed within City right-of-way are solely the responsibility and risk of the developer, homeowners association, or individual homeowners. The City is not re- sponsible or liable for any damage or costs related to installation, damage, or replacement of lawn irrigation systems placed in the boulevard as a result of City use of or future changes in the right of way. 29. Street names as shown on the preliminary plat shall be relabeled on the final plat as follows: o Street 1 (north of 67th Street South) renamed as Jasmine Avenue South o Street 1 (south of 67th Street South) renamed as 67th Street South o Street 2 renamed as Jarvis Bay South o Street 3 renamed as 67th Street South o Street 4 renamed as Jarrod Avenue South o Street 5 renamed as Janero Avenue South o Street 6 renamed as Jareau Avenue South 30. Fences, play equipment, swing sets, sand boxes, firewood, kennels, and/or any other ma- terials or obstacles are prohibited from being placed on Outlots A, B, C, D, E, F, G, H, I, J, K, L, M, and N. Planning Staff Report — Kingston Fields Planning Case Nos. ZA2017-034 and PP2017-035 November 27, 2017 Page 26 of 30 31. The developer is aware that Ravine Parkway South and Jamaica Avenue are designated as a City collector roadway and residential uses located adjacent to collector roadways may experience some adverse motor vehicle sounds. Future roadway improvements to Ravine Parkway South and Jamaica Avenue might occur in the future. The developer's marketing materials shall identify Ravine Parkway South and Jamaica Avenue 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 from Ravine Parkway South or Jamaica Avenue South. 32. No barrier or planting should encroach upon or over any public walkway. 33. 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. 34. A street lighting plan must be submitted by the developer and approved by the City Engineer. 35. A letter of credit amounting to 150 percent of the landscaping estimate, grading, and irriga- tion 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 improve- ments 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 sur- vival of the plants. No building permit shall be issued until the required financial guarantee has been received and accepted by the City. 36. 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 sub- mitted to the City Engineer. 37. 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. 38. 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. 39. 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. 40. The developer must place iron monuments at all lot and block corners and at all other an- gle 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. Planning Staff Report — Kingston Fields Planning Case Nos. ZA2017-034 and PP2017-035 November 27, 2017 Page 27 of 30 41. The developer shall contact the electric, telephone, gas, and cable companies that are authorized to provide service to the property to ascertain whether any of those utility pro- viders intend to install underground lines within the development. The developer agrees to comply with applicable requirements of franchise ordinances in effect in the City, copies of which are available from the city administrator. 42. 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 the developer by this paragraph. 43. The 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. 44. 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. 45. 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. 46. 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. 47. 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. 48. Upon acceptance of the public improvements by the City Council, all responsibility for the improvements must be assumed by the City, except that the developer is subject to a one- year warranty on the construction of the improvements from the time of acceptance by the City of all public improvements. Planning Staff Report— Kingston Fields Planning Case Nos. ZA2017-034 and PP2017-035 November 27, 2017 Page 28 of 30 49. The City will not have any responsibility with respect to any street or other public improve- ments unless the street or other public improvements have been formally accepted by the City. Upon completion of the improvements, the Developer may request, in writing, their acceptance by the City. This request must be accompanied by proof that there are no out- standing 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. 50. 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. 51. 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. 52. 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. 53. 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. 54. All lots platted in Kingston Fields shall be part of the same homeowners association. 55. It is the Developer's responsibility to keep active and up to date the developer's contract 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. 56. The Developer must provide to the City an irrevocable letter of credit in the minimum amount of 125 percent of the estimated costs for street and utility construction. 57. The City Forester will mark the location where the boulevard tree must be planted and ap- prove the tree species to be planted. The landscape plan must be modified and submitted with the final plat application. Planning Staff Report — Kingston Fields Planning Case Nos. ZA2017-034 and PP2017-035 November 27, 2017 Page 29 of 30 58. The Developer shall incorporate the recommendations and requirements listed in Bolton & Menk's memorandum to Ryan Burfeind dated November 15, 2017, into the final plat. 59. All 67th Street turn lanes from Jamaica Avenue shall be compliant with Washington County requirements. 60. The Developer is responsible for the cost and construction of an eight -foot wide asphalt trail to be located within Outlots A, B, C, D, E, F, and I; along the south side of Ravine Parkway, between Jamaica Avenue and the northeast corner of Kingston Field plat; and along the east side of Jamaica Avenue, between Ravine Parkway and the southwest corner of Outlot E of the Kingston Field plat. 61. The irrigation box for the underground irrigation systems must be on private property. 62. The minimum lot width at the front property boundary line for all detached single-family lots is 40 feet. 63. All monument signs must comply with the City's Sign Ordinance and be located on private property. 64. The homeowners association is required to mow and maintain the turf and vegetation in Outlots A, B, C, D, E, and F and that area between the curb line for Jamaica Avenue and trail paralleling Jamaica Avenue. The City will mow and maintain the boulevard area along Ravine Parkway. 65. The landscaping plan for Kingston Fields must include a variety of tree and shrub species along Ravine Parkway, between Jamaica Avenue and the northeast corner for the King- ston Fields plat and within Outlots A, B, C, D, E, F, J, K, L, M, and N. Property owners or the homeowners association are responsible for the long-term maintenance of the land- scaping as shown on the Kingston Field landscaping plan dated October 27, 2017. 66. If fencing is installed by any property owner adjoining Ravine Parkway (between Jamaica Avenue and the east boundary line for the Kingston Fields plat) or east of Jamaica Avenue (between Ravine Parkway and the southwest corner of the Kingston Field plat), they must use the same fence design, materials, and color. The fence must be placed on the house side of any earth -berm or landscaping and must not encroach within the Ravine Parkway or Jamaica Avenue right-of-ways or Outlots A, B, C, D, E, F, I, or J. Fencing along Ravine Parkway must be a minimum of five feet away from the trail/sidewalk paralleling Ravine Parkway and the adjoining property owner must mow and maintain that five foot area. 67. The homeowners association or property owners abutting any bituminous trail corridor are required to mow the grass area between their property boundary line and edge of the bi- tuminous trail. The property owners on Lot 1, Block 1; Lot 1, Block 2; Lot 1, Block 3; Lot 14, Block 10 and Lot 6, Block 9; and Lot 6, Block 5 and Lot 1, Block 6 must mow to the edge of the bituminous trail between the street curb and to their respective rear lot line. 68. The homeowners association or property owners on Lot 9, Block 6; Lot 1, Block 7; Lot 10, Block 8; and Lot 1, Block 9 are required to mow the grass surface from the street curb to Planning Staff Report— Kingston Fields Planning Case Nos. ZA2017-034 and PP2017-035 November 27, 2017 Page 30 of 30 the equivalent distance of the adjoining rear lot boundary line. The developer is required to sod the access corridor that is between Lot 9, Block 6 and Lot 1, Block land between Lot 10, Block 8 and Lot 1, Block 9. 69. The Developer is required to pay for a bituminous trail eight feet in width along the south side of Ravine Parkway, between Jamaica Avenue and the east boundary line for Kingston Fields; and pay for and construct the bituminous trail along the east side of Jamaica Ave- nue, between Ravine Parkway and the south boundary line for Outlot E; the two trail extensions between Blocks 1 and 2 and along the north side of Lot 1, Block 3; and within Outlots F and I. 70. Additional information must be submitted to the City Engineer related to the 25 -foot mini- mum wetland buffer; wetland delineations, and description for no loss, exemptions, or replacement plans for the wetland. The developer is responsible to prepare a wetland miti- gation plan and payment to provide a consistent Jamaica Avenue trail alignment compliant with city and county standards. The applicant's engineering consultant will continue to work with the City Engineer and SWWD to address stormwater storage basins and drainage. Prepared by: John McCool, AICP Senior Planner Attachments: — Preliminary Plat — Existing Conditions — Preliminary Grading, Drainage, & Erosion Control Plan — Preliminary Utility Plan — Preliminary Landscaping Plan — Home Style Illustrations — Bolton & Menk's Memo dated November 15, 2017 JF3;? HOMES THE MASON a D.R. Horton Company A - - -41 1 LjJ. 1 i AMERICAN CLASSIC HEARTLAND COTTAGE Pw -I }� J 11 SrR:w - I NORTHERN,. CRAFTSMAN THE MASON OPTIONAL CORNER FIREPLACE 1575 SQUARE FEET MAIN LEVEL 13 legal[] LOWER UNFINISHED n 11 CRAWL SPACE I) �IIIIIII� • • • LAUNDRY/ UNFINISHEDMECHANICAL O CRAWL SPACE [aJF UTU�� m • ❑O BAT RM O UNEXCAVATED Our policy of continuous improvement requires the listed specifications be subject to change without prior notice. Floor plans nus 3005 REV 2117 and renderings are an artistic concept only and may vary. Copyright © 2017 D.R. Horton, Inc. All rights reserved. MN sLDR LIC BC605657 J � i I / I � I ,v - CY) cf) CY) o O N j co A cy) HOMES a D.R. Horton Company aft' THE RUSHMORE r L. ----.I j• 7 AMFRICAN CLASSIC HEARTLAND COTTA NORTHERN CRAFTSMAN THE RUSHMORE OPTIONAL CORNER FIREPLACE 1915 SQUARE FEET MAIN LEVEL LOWER LEVEL Our policy of continuous improvement requires the listed specifications be subject to change without prior notice. Floor plans S. 12t 3010 REV 4/17 and renderings are an artistic concept only and may vary. Copyright © 2017 D.R. Horton, Inc. All rights reserved. MN BLDR LIC BC605657 HOMES a D.R. Horton Company AMERICAN CLASSIC THE BRYANT - F �� HEARTLAND COTTAGE Aft e.t T"� r t NORTHERN CRAFTSMAN THE BRYANT 1995 SQUARE FEET OPTIONAL CORNER FIREPLACE CRAWL ISPACDE II MAIN LEVEL IM l' LOWER LEVEL UNFINISHED f9 UNFINISHED t CRAWL SPACE FUTURE LAUNDRY �fB,��ATH m 0 ROOM �If�1 00 UNEXCAVATED Our policy of continuous improvement requires the listed specifications be subject to change without prior notice. Floor plans 113mcs _.__ 3015 REV 2117 and renderings are an artistic concept only and may vary. Copyright © 2017 D.R. Horton, Inc. All rights reserved. MN BLDR LIC SC605657 _�EN KHS'wwjs a D.R. Horton Company AMERICAN CLASSIC t _ V v NORTHERN CRAFTSMAN THE EVERETT f- HEARTLAND COTTAGE THE 3020 REV 3/17 EVERETT 2,218 SQUARE FEET OPTIONAL CORNER FIREPLACE MAIN LEVEL LOWER LEVEL Our policy of continuous improvement requires the listed specifications be subject to change without prior notice. Floor plans arcs 0 and renderings are an artistic concept only and may vary. Copyright © 2017 D.R. Horton, Inc. All rights reserved. MN BLDR LIC B7605657 HOMES a D.R. Horton Company AMERICAN CLASSIC THE ELLSWORTH 0� F] NORTHERN CRAFTSMAN F- THE ELLSWORTH 1,517 SQUARE FEET MAIN LEVEL OPTIONAL FIREPLACE LOWER LEVEL D•R•HORTON Our policy of continuous improvement requires the listed specifications be subject to change without prior notice. Floor plans 3025P,EV 7117 and renderings are an artistic concept only and may vary. Copyright © 2017 D.R. Norton, Inc. All rights reserved. MN 6LOR LIC BC605657 JF3 HOMES E S 8 a D.R. Horton Company THE CAMERON dkRICAN CLASSIC 77k 00, -79 NORTHERN CRAFTSMAN HEARTLAND COTTAGE hk� ril THE CAMERON MAIN LEVEL OPTIONAL FIREPLACE LOWER LEVEL 2,464 SQUARE FEET B-B-HOKMN 0 Our policy of continuous improvement requires the listed specifications be subject to change without prior notice. Floor plans L=1 3030REV 8/17 and renderings are an artistic concept only and may vary. Copyright © 2017 D.R. Horton, Inc. All rights reserved. MN BLDR LIC BC605657 QBOLTON & MENK Real People. Real Solutions. MEMORANDUM Date: 11/15/2017 To: Ryan Burfeind, PE From: Mike Boex, PE Subject: Kingston Fields Preliminary Plan Review City of Cottage Grove, MN Project No.: N14.115136 2035 County Road D East Maplewood, MN 55109-5314 Ph: (6511704-9970 Fax: (651) 704-9971 Bolton-Menk.com This memo summarizes the review of documents submitted by Westwood Professional Services, Inc., dated 10/27/17. We recognize some of the comments are related to final design and not necessarily a preliminary submittal, however we believe it's prudent to provide some of those comments early in the process. Existing Conditions (Sheet 2): 1. Sanitary sewer extends from the west side of Jamaica Avenue from the existing residential development on 67th Street Ct. This sewer is active and flow will need to be maintained during the proposed sewer relocation within Kingston Fields. Please depict this existing sewer on the plans. Preliminary Plat (Sheet 3): 2. Submit documentation supporting the 25' wetland buffer, wetland delineations, evaluations and describe no loss, exemptions or replacement plans. Preliminary Grading Drainage & Erosion Control Plan (Sheet 4): 3. There are numerous lots with overlapping text/elevations making it difficult to read. Clarify elevations in future submittals. 4. Maximum driveway grades shall be 10%, please verify when clarifying text elevations in previous comment. 5. Identify the wetland NWL/HWL on the plans. 6. Low opening elevations shall be 3' above the 100 -yr HWL and 2' above the EOF of any pond. For backyard and side -yard conveyance and temporary ponding area, there must be at least 1 -foot between the EOF and low opening. a. Clarify low opening elevations for various home types. 7. The City will need to understand rear yard storm sewer depths to determine final easement needs. The following lots appear to have inconsistent easements: Lot 19 Block3, Lot 6 Block 4. 8. Confirm the most current grading plan for the Future Ravine Parkway South is being used for grades adjacent to the plat. H:\COTT\N14115136\1_Corres\C To Others\Preliminary Plan Review.docx Bolton & Menk is an Kingston Fields Preliminary Plan Review Page: 2 9. Confirm as -built or existing street grade for the connection to 67th Street. 10. Incorporate future typical section and future east right-of-way grades and elevations along the east side of Jamaica Ave., confirming the trail alignment, grade, and elevations will work with the ultimate section. 11. Outlot B - Evaluate the potential to adjust grading and trail alignment along the east side of Jamaica and west side of wetland to allow trail be constructed consistently along the east right- of-way. 12. Include a right turn lane on Jamaica Avenue at Street 3. It is assumed a right turn lane will also be added on Jamaica at Ravine Parkway, please coordinate with the City design to depict any impact to the adjacent Outlot grading or trail. 13. It appears the northern 1/3 of the site drains towards the existing wetland and then west to Shepards Woods Pond. The EOF for the system is overland to the southeast and eventually to Outlot H. The middle portion of the site also drains to the Outlot H Pond with an EOF labeled as 922, however it should be 916.5 as listed in the pond data. The Outlot H Pond EOF continues to the east behind Lot 15. This EOF should be confirmed and the size/width of the EOF should be designed since the area draining behind the homes appears to be significant. 14. Is storm water along the east side of Jamaica south of Street 3 going to enter the site, or how will it cross the intersection? It would be preferred that a high point be placed on Street 3 at the Jamaica right-of-way line. Verify grades on Jamaica and clarify drainage can continue across the intersection. Otherwise, other possibilities such as extending the storm sewer west on Street 3 to place additional catch basins near Jamaica may be an option. 15. There is a parallel storm system along Lots 5-9, Block 6 along the development to the east; check design of system to the east to see if the parallel system can be eliminated. It appears more easement and grading is needed along Lot 9 Block 6 to provide adequate access to this rear yard system. 16. The two rear yard storm sewer systems Lots 5-16, Block 2 and Lots 2-16, Block 4 are significant in length and will be difficult to maintain long term. There are other options, for example the main storm line between Lots 5-16, Block 2 should be in a street (continue south on Street 6 and then west on Street 4 to the back of cul-de-sac. All rear yard storm sewer lines should be as straight and short as possible to assist with jetting. One option is to go between lots to the street to place a rear -yard catch basin. 17. It is assumed access to the proposed storm sewer system along the rear of Lots 4-13, Block 1 will be achieved from Ravine Parkway along a trail. 18. The labeled EOF of 920.3 at the rear of Lot 11 Block 10 appears to be incorrect. 19. The basement elevation of Lot 7 Block 6 appears incorrect. 20. It appears the swale along the rear of Lots 3-6 Block 9 is not well defined and drainage may continue on to the Church property. Evaluate options to contain the swale and drainage to Outlot G. 21. The EOF between Lots 2 & 3, Block 7 appears narrow. Is it possible to move this low point to station 20+00 and have the drainage go east to the pond through the wider Outlot pond access? 22. It appears all the ponds do not have a maintenance bench, please provide on future submittals. See City detail STO-18. Bolton & Menk is an Kingston Fields Preliminary Plan Review Page: 3 23. Permanent storm basins appear to have the required minimum access of twenty-five (25) feet in width from the right-of-way. 24. Outlot G Pond: The cul-de-sac EOF should flow through the Outlot following the pipe to the pond and access grade/slope to pond should be centered within the Outlot. 25. Outlot A and Outlot B ponds and wetland can be accessed from the proposed trail along Jamaica Avenue. Due to the trail being used for access, this portion of bituminous trail should have a 10' wide aggregate base. 26. Final street design for intersection drainage will need to be reviewed for possible valley gutters, specifically Street 6 &4 and Street 6 & 5. Preliminary Utility Plan (Sheet 5): 27. The City's water distribution plan shows a connection of the 12" main along Jamaica to Ravine Parkway. The 12" main should be extended up Street 1, to Street 5 to Street 6 for a connection to Ravine Parkway. 28. Final design to include plan and profiles for utilities to identify elevation/pipe conflicts. 29. Final design to include sequencing of the new trunk sanitary sewer installation and removal of existing trunk sewer, including details of trench densities for the existing trench excavation. 30. Final design of storm sewer structures should minimize catch basins when not needed to pick up drainage, manholes are preferable. In addition, large diameter catch basin manholes should be avoided to improve access. 31. Final design should place water main on the north and west side of streets. 32. Evaluate ways to loop the Street 5 cul-de-sac water main to Ravine Parkway, potentially between Lots 2 & 3 Block 1. 33. Hydrant and water valve locations to be reviewed at the time of final utility plans, however preliminary layout appears hydrant spacing is acceptable. 34. Storm sewer pipe shall be RCP. 35. The second general utility note should not reference the CEAM specification or the 2005 MnDOT specification. The 2016 MnDOT specification should be used as a minimum as well as a City standard specification. Details (Sheet 8): 36. The typical section references 8618 curb however D428 will be required. A 2% boulevard is acceptable. Preliminary Landscape Plan (Sheet 101 37. Clarify the intent of tree locations on sheet 12 note 4. We assume the intent is that boulevard trees should be placed between sidewalk and curb when sidewalk is present, and not in the drainage & utility easement. 38. Show two boulevard trees on corner lots and one tree on all other lots. Other 39. Stop signs will be required at Jamaica Avenue and Ravine Parkway. Balton & Menk is an Kingston Fields Preliminary Plan Review Page: 4 40. Identify intersection radii on final design plans. Connection to Jamaica should be 30' minimum. We assume the radii to Ravine Parkway will be constructed as part of the City's Ravine Parkway project. 41. Final design will need to include street light plans. Lights should be placed on lot lines and should avoid conflicts with other utilities such as hydrants. 42. The City would like to incorporate median noses on the front of each cul-de-sac island. Stormwater Model 43. NPDES Construction Stormwater Permit: As this project disturbs more than 1 acre, an NPDES Construction Stormwater Permit will be required. The preliminary plans include erosion control features. A SWPPP will also be required along with the NPDES Permit. 44. The Kingston Fields site is located with a High Vulnerability drinking water supply management area (DWSMA). At the discretion of the City Engineer, infiltration practices will not be allowed. The City requires runoff volume control for new development equal to 1 -inch of runoff from new impervious surfaces. a. The Surface Water Plan, Policy 6.2, indicates: "Where infiltration to fully meet the volume control measure is not desirable or is impossible, an Alternative Sequencing procedure will be applied to achieve compliance." Please follow the Alternative Compliance Sequencing in providing the filtration or biofiltration features needed for compliance. Adequate pretreatment of runoff (per guidance in the MN Stormwater Manual) prior to discharging into any volume control Best Management Practice (BMP) must be provided. 45. Stormwater Modeling: Hydrology and hydraulics were performed using HydroCAD. The SCS curve number method was used with weighted curve numbers. a. We understand that preliminary modeling and stormwater calculations were submitted for this stage of review. In the model the pretreatment ponds and infiltration basins were combined. As we get to final submittals we'll expect the filtration and wet ponds to be modeled separately for computation of HWL and filtration volumes. b. In future submittals please model directly connected impervious areas separately from pervious areas. 46. The drainage areas for existing and proposed conditions are not equal (DAexisting of 50.8 acres does not equal DAproposea of 51.4 acres). Please update the maps and models so the project boundaries and drainage areas match. 47. When revised stormwater calculations are submitted, we will wish to evaluate Shepards Woods Pond in its existing landlocked condition to verify the impact this development has on water levels. 48. Water Quality: The City of Cottage Grove Surface Water Management Plan Policy 3.2 Minimum Best Management Practices (BMPs) performance criteria. a. The City requires that new development projects include BMPs that at a minimum achieve post -development reductions in TP and TSS by 50% and 80%, respectively. Bolton & Monk is an equal opportunity employer. Kingston Fields Preliminary Plan Review Page: 5 b. Please include water quality calculations for the entire site, such as documentation from the MIDs model. The overall removal efficiencies for TSS and TP within the MIDs model should also account for any areas of the site that are not being treated by the infiltration basins or other BM Ps. 49. On-site storm sewer should be sized to a 5 -year rational method design. Please submit the design calculations for the storm drain system. Bolton & Monk is an QBOLTON & MENK Real People. Real Solutions. MEMORANDUM Date: 11/15/2017 To: Ryan Burfeind, PE From: Mike Boex, PE Subject: Kingston Fields Preliminary Plan Review City of Cottage Grove, MN Project No.: N14.115136 2035 County Road D East Maplewood, MN 55109-5314 Ph: (651) 704-9970 Fax: (651) 704-9971 Bolton-Menk,com This memo summarizes the review of documents submitted by Westwood Professional Services, Inc., dated 10/27/17. We recognize some of the comments are related to final design and not necessarily a preliminary submittal, however we believe it's prudent to provide some of those comments early in the process. Existing Conditions (Sheet 2): 1. Sanitary sewer extends from the west side of Jamaica Avenue from the existing residential development on 67th Street Ct. This sewer is active and flow will need to be maintained during the proposed sewer relocation within Kingston Fields. Please depict this existing sewer on the plans. Preliminary Plat (Sheet 3): Submit documentation supporting the 25' wetland buffer, wetland delineations, evaluations and describe no loss, exemptions or replacement plans. Preliminary Grading Drainage & Erosion Control Plan (Sheet 4): 3. There are numerous lots with overlapping text/elevations making it difficult to read. Clarify elevations in future submittals. 4. Maximum driveway grades shall be 10%, please verify when clarifying text elevations in previous comment. 5. Identify the wetland NWL/HWL on the plans. 6. Low opening elevations shall be 3' above the 100 -yr HWL and 2' above the EOF of any pond. For backyard and side -yard conveyance and temporary ponding area, there must be at least 1 -foot between the EOF and low opening. a. Clarify low opening elevations for various home types. 7. The City will need to understand rear yard storm sewer depths to determine final easement needs. The following lots appear to have inconsistent easements: Lot 19 Block3, Lot 6 Block 4. 8. Confirm the most current grading plan for the Future Ravine Parkway South is being used for grades adjacent to the plat. H:\C0TT\N14115136\1_Corres\C To Others\Preliminary Plan Review.docx Bolton & Menk is an equal opportunity employer. Kingston Fields Preliminary Plan Review Page: 2 9. Confirm as -built or existing street grade for the connection to 67th Street. 10. Incorporate future typical section and future east right-of-way grades and elevations along the east side of Jamaica Ave., confirming the trail alignment, grade, and elevations will work with the ultimate section. 11. Outlot B - Evaluate the potential to adjust grading and trail alignment along the east side of Jamaica and west side of wetland to allow trail be constructed consistently along the east right- of-way. 12. Include a right turn lane on Jamaica Avenue at Street 3. It is assumed a right turn lane will also be added on Jamaica at Ravine Parkway, please coordinate with the City design to depict any impact to the adjacent Outlot grading or trail. 13. It appears the northern 1/3 of the site drains towards the existing wetland and then west to Shepards Woods Pond. The EOF for the system is overland to the southeast and eventually to Outlot H. The middle portion of the site also drains to the Outlot H Pond with an EOF labeled as 922, however it should be 916.5 as listed in the pond data. The Outlot H Pond EOF continues to the east behind Lot 15. This EOF should be confirmed and the size/width of the EOF should be designed since the area draining behind the homes appears to be significant. 14. Is storm water along the east side of Jamaica south of Street 3 going to enter the site, or how will it cross the intersection? It would be preferred that a high point be placed on Street 3 at the Jamaica right-of-way line. Verify grades on Jamaica and clarify drainage can continue across the intersection. Otherwise, other possibilities such as extending the storm sewer west on Street 3 to place additional catch basins near Jamaica may be an option. 15. There is a parallel storm system along Lots 5-9, Block 6 along the development to the east; check design of system to the east to see if the parallel system can be eliminated. It appears more easement and grading is needed along Lot 9 Block 6 to provide adequate access to this rear yard system. 16. The two rear yard storm sewer systems Lots 5-16, Block 2 and Lots 2-16, Block 4 are significant in length and will be difficult to maintain long term. There are other options, for example the main storm line between Lots 5-16, Block 2 should be in a street (continue south on Street 6 and then west on Street 4 to the back of cul-de-sac. All rear yard storm sewer lines should be as straight and short as possible to assist with jetting. One option is to go between lots to the street to place a rear -yard catch basin. 17. It is assumed access to the proposed storm sewer system along the rear of Lots 4-13, Block 1 will be achieved from Ravine Parkway along a trail. 18. The labeled EOF of 920.3 at the rear of Lot 11 Block 10 appears to be incorrect. 19. The basement elevation of Lot 7 Block 6 appears incorrect. 20. It appears the swale along the rear of Lots 3-6 Block 9 is not well defined and drainage may continue on to the Church property. Evaluate options to contain the swale and drainage to Outlot G. 21. The EOF between Lots 2 & 3, Block 7 appears narrow. Is it possible to move this low point to station 20+00 and have the drainage go east to the pond through the wider Outlot pond access? 22. It appears all the ponds do not have a maintenance bench, please provide on future submittals. See City detail STO-18. Bolton & Monk is an equal opportunity employer. Kingston Fields Preliminary Plan Review Page: 3 23. Permanent storm basins appear to have the required minimum access of twenty-five (25) feet in width from the right-of-way. 24. Outlot G Pond: The cul-de-sac EOF should flow through the Outlot following the pipe to the pond and access grade/slope to pond should be centered within the Outlot. 25. Outlot A and Outlot B ponds and wetland can be accessed from the proposed trail along Jamaica Avenue. Due to the trail being used for access, this portion of bituminous trail should have a 10' wide aggregate base. 26. Final street design for intersection drainage will need to be reviewed for possible valley gutters, specifically Street 6 &4 and Street 6 & 5. Preliminary Utility Plan (Sheet 5): 27. The City's water distribution plan shows a connection of the 12" main along Jamaica to Ravine Parkway. The 12" main should be extended up Street 1, to Street 5 to Street 6 for a connection to Ravine Parkway. 28. Final design to include plan and profiles for utilities to identify elevation/pipe conflicts. 29. Final design to include sequencing of the new trunk sanitary sewer installation and removal of existing trunk sewer, including details of trench densities for the existing trench excavation. 30. Final design of storm sewer structures should minimize catch basins when not needed to pick up drainage, manholes are preferable. In addition, large diameter catch basin manholes should be avoided to improve access. 31. Final design should place water main on the north and west side of streets. 32. Evaluate ways to loop the Street 5 cul-de-sac water main to Ravine Parkway, potentially between Lots 2 & 3 Block 1. 33. Hydrant and water valve locations to be reviewed at the time of final utility plans, however preliminary layout appears hydrant spacing is acceptable. 34. Storm sewer pipe shall be RCP. 35. The second general utility note should not reference the CEAM specification or the 2005 MnDOT specification. The 2016 MnDOTspecification should be used as a minimum as well as a City standard specification. Details (Sheet 8): 36. The typical section references B618 curb however D428 will be required. A 2% boulevard is acceptable. Preliminary Landscape Plan (Sheet 101 37. Clarify the intent of tree locations on sheet 12 note 4. We assume the intent is that boulevard trees should be placed between sidewalk and curb when sidewalk is present, and not in the drainage & utility easement. 38. Show two boulevard trees on corner lots and one tree on all other lots. Other 39. Stop signs will be required at Jamaica Avenue and Ravine Parkway. Bolton & Menk is an equal opportunity Kingston Fields Preliminary Plan Review Page: 4 40. Identify intersection radii on final design plans. Connection to Jamaica should be 30' minimum. We assume the radii to Ravine Parkway will be constructed as part of the City's Ravine Parkway project. 41. Final design will need to include street light plans. Lights should be placed on lot lines and should avoid conflicts with other utilities such as hydrants. 42. The City would like to incorporate median noses on the front of each cul-de-sac island. Stormwater Modeli 43. NPDES Construction Stormwater Permit: As this project disturbs more than 1 acre, an NPDES Construction Stormwater Permit will be required. The preliminary plans include erosion control features. A SWPPP will also be required along with the NPDES Permit. 44. The Kingston Fields site is located with a High Vulnerability drinking water supply management area (DWSMA). At the discretion of the City Engineer, infiltration practices will not be allowed. The City requires runoff volume control for new development equal to 1 -inch of runoff from new impervious surfaces. The Surface Water Plan, Policy 6.2, indicates: "Where infiltration to fully meet the volume control measure is not desirable or is impossible, an Alternative Sequencing procedure will be applied to achieve compliance." Please follow the Alternative Compliance Sequencing in providing the filtration or biofiltration features needed for compliance. Adequate pretreatment of runoff (per guidance in the MN Stormwater Manual) prior to discharging into any volume control Best Management Practice (BMP) must be provided. 45. Stormwater Modeling: Hydrology and hydraulics were performed using HydroCAD. The SCS curve number method was used with weighted curve numbers. We understand that preliminary modeling and stormwater calculations were submitted for this stage of review. In the model the pretreatment ponds and infiltration basins were combined. As we get to final submittals we'll expect the filtration and wet ponds to be modeled separately for computation of HWL and filtration volumes. b. In future submittals please model directly connected impervious areas separately from pervious areas. 46. The drainage areas for existing and proposed conditions are not equal (DAexisting of 50.8 acres does not equal DApropo,ed of 51.4 acres). Please update the maps and models so the project boundaries and drainage areas match. 47. When revised stormwater calculations are submitted, we will wish to evaluate Shepards Woods Pond in its existing landlocked condition to verify the impact this development has on water levels. 48. Water Quality: The City of Cottage Grove Surface Water Management Plan Policy 3.2 Minimum Best Management Practices (BMPs) performance criteria. a. The City requires that new development projects include BMPs that at a minimum achieve post -development reductions in TP and TSS by 50% and 80%, respectively. Batton & Monk is an equal opportunity employer. Kingston Fields Preliminary Plan Review Page: 5 b. Please include water quality calculations for the entire site, such as documentation from the MIDs model. The overall removal efficiencies for TSS and TP within the MIDs model should also account for any areas of the site that are not being treated by the infiltration basins or other BMPs. 49. On-site storm sewer should be sized to a 5 -year rational method design. Please submit the design calculations for the storm drain system. Bolton & Menk is an