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Home My WebLink About2018-02-15 PACKET 06.3STAFF REPORT CASE: ZA2017-034 & PP2017-035 ITEM: 6.3 PUBLIC MEETING DATE: 2/15/18 TENTATIVE COUNCIL REVIEW DATE: 2/21/18 APPLICATION APPLICANT: D.R. Horton REQUEST: A zoning amendment to rezone 59 acres of land from AGA, 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 121 single-family residential lots on two lot sizes (57 homes on 65 -foot wide lots and 64 homes on 70 -foot wide lots) and 14 outlots. (Continued from December 18, 2017, Planning Commission Meeting.) SITE DATA LOCATION: East of Jamaica Ave., North of Rose of Sharon Church, and west of Cayden Glen and Grayson Meadows subdivisions ZONING: AGA, Agricultural Preservation GUIDED LAND USE: Low Density Residential LAND USE OF ADJACENT PROPERTIES: CURRENT GUIDED NORTH: Agricultural Low Density Res. EAST: Low Density Res. Low Density Res. SOUTH: Low Density Res. Low Density Res. WEST: LDR/Ag/Open Space LDR/Open Space SIZE: 59 acres DENSITY: 2.7 dwelling units per acre RECOMMENDATION Approval, subject to the conditions stipulated in this staff report. Cottage Grove COTTAGE GROVE PLANNING DIVISION "here Pride and Prp5Perity Meet Planning Staff Contact: John McCool, Senior Planner; 651-458-2874; 0mccool _cottage-grove.org Application Accepted:. 10/31/17 Review Extension Deadline: 2/28/18 City of Cottage Grove Planning Division • 12800 Ravine Parkway South • Cottage Grove, MN 55016 Supplemental Planning Staff Report D. R. Horton — Kingston Fields Planning Case Nos. ZA2017-034 and PP2017-035 February 15, 2018 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 64 lots with a minimum lot width of 70 feet (measured at front yard setback line) and 12,530 square foot averaged lot area, and 57 lots with a minimum lot width of 65 feet (measured at the front setback line) with 10,938 square foot averaged 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. Location Map Supplemental Planning Staff Report — Kingston Fields Planning Case Nos. ZA2017-034 and PP2017-035 February 15, 2018 Page 2 of 24 Review Process Application Received: October 31, 2017 Acceptance of Completed Application: October 31, 2017 Planning Commission Public Hearing: November 27, 2017 Planning Commission Continued Public Hearing: February 15, 2018 Tentative City Council Date: February 21, 2018 60 -day Review Deadline: December 29, 2017 60 -day Review Extension Deadline: February 28, 2018 The Planning Commission initially held the public hearing for this project on November 27, 2017. At the public hearing, some Planning Commission members acknowledged that the proposed re- zoning application and preliminary plat layout were generally consistent with other residential developments in the Upper Ravine District. There were some reservations concerning the project that pertained to attached garages extending more than 12 feet in front of the living area of the dwelling, the number of potential Express Homes on lots with 65 feet average lot widths, and ar- chitectural standards that are slightly different from other residential developments in the Upper Ravine District. D.R. Horton requested the Planning Commission to continue the public hearing so they could provide additional information addressing certain topics in the planning staff report and testimony received at the public hearing. The Planning Commission continued the public hearing to December 18, 2017. Since the developer was considering modifying their preliminary plat layout by increasing the number of 70 -foot wide residential lots and decreasing the number of 65 -foot wide lots, they were unable to revise the preliminary plat in time for the December 18, 2017, Planning Commission meeting. For this reason, a public hearing notice was sent to surrounding property owners within 500 feet to inform them that the public hearing will be held on January 22, 2018. A copy of the re- vised preliminary plat was attached to the public hearing notice and the information was mailed on January 11, 2018, D.R. Horton revised their preliminary plat, which now shows a total of 121 detached single-family lots versus the 124 lots initially proposed in November 2017. The number of 70 -foot or wider lots increased from 45 lots to 64 lots and the number of 65 -foot wide lots decreased from 79 to 57 lots. D.R. Horton also proposes that the 70 -foot wide or wider lots be clustered in the northern half of the site where two-story detached single-family homes will be constructed. The 57 lots having a 65 -foot average lot width will be along 67th Street and along the east and south bounda- ries for Kingston Fields. The developer is proposing to construct the Express Homes on most of these lots. They do propose to construct a two-story home on the north and south side (Lots 7, Block 6 and Lot 1, Block 9) of 67th Street that abuts the neighboring Cayden Glen residential neighborhood. The average lot area for the 64 residential lots having a 70 -foot minimum lot width is 12,530 square feet. The average lot area for the remaining 57 lots having a 65 foot minimum lot width is 10,938 square feet. The development plan presented in November 2017 and the new concept plan submitted in Jan- uary 2018 are both shown on the next page. Street layouts and lot configurations have changed Supplemental Planning Staff Report — Kingston Fields Planning Case Nos. ZA2017-034 and PP2017-035 February 15, 2018 Page 3 of 24 slightly. The red boundary lines on the January 2018 Concept Sketch plan shows the proposed changes to the overall preliminary plat. uunumm KINGSTON FIELDS a CO- GROVE. MN Illustrative Development Plan — November 2017 CONCEPT SKETCH PLAN j . - 74- r- C41iUMATA uuumm+� KINGSTON FIELDS -4 �.�iwi sew C -AGE GROVE. MN Concept Sketch Plan — January 2018 Supplemental Planning Staff Report — Kingston Fields Planning Case Nos. ZA2017-034 and PP2017-035 February 15, 2018 Page 4 of 24 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 to be less than the 75 - foot minimum lot width 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 res- idential subdivisions are located east of this proposed project site. The developer is proposing the following development standards for the Kingston Fields PDO plan: Comprehensive Plan The future land use in the City's Future Vision 2030 Comprehensive Plan and East Ravine Mas- ter Plan for this area is mostly low density residential with sparse pockets of twin home dwellings. The applicant's proposal to subdivide this 59.2 -acre property into 121 detached residential dwell- ing units is generally consistent with these two plans. The proposed 2.5 dwelling units per gross acres and 2.8 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 Comprehensive 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. Current R-3 Standards Proposed Kingston Fields PDO Minimum lot area = 12,530 sq. ft. Minimum lot area 10,000 square foot for the 70 foot wide lots minimum Minimum lot area = 10,938 sq. ft. for the 65 foot wide lots < 59 foot wide lots = 21 lots 60 — 70 foot wide lots = 46 lots > 71 foot wide lots = 54 lots Minimum lot width 75 feet NOTE: Lot widths measured at the proposed 25 -foot front yard setback line. Lots less than 59 feet at the front line are typically along a curved right-of-way line. Minimum house (living area) 10 feet 7.5 feet side yard setback Minimum attached garage 5 feet (attached garage 7.5 feet side yard setback 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 121 detached residential dwell- ing units is generally consistent with these two plans. The proposed 2.5 dwelling units per gross acres and 2.8 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 Comprehensive 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. Supplemental Planning Staff Report — Kingston Fields Planning Case Nos. ZA2017-034 and PP2017-035 February 15, 2018 Page 5 of 24 The property is in the Metropolitan Urban Service Area (MUSA). The proposed 2.8 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 Access/Transportation The revised preliminary plat still only proposes one public street connection to Ravine Parkway and one public street connection to Jamaica Avenue. The Kingston Fields project still provides an easterly extension of 67th Street from Jamaica Avenue that connects to the westerly extension of 67th Street in the adjoining Cayden Glen residential subdivision. New Home Construction D.R. Horton proposes a variety of two-story and rambler home designs. The two-story house de- signs 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 for the 57 lots that will generally have about a 65 - foot lot width. These 57 lots are along the east and south sides of the proposed Kingston Fields subdivision. Two lots (Lot 7, Block 7 and Lot 1, Block 9) are proposed to have a two-story single family home constructed. The Express Home elevations and floor plans are shown on the following pages: Supplemental Planning Staff Report — Kingston Fields Planning Case Nos. ZA2017-034 and PP2017-035 February 15, 2018 Page 6 of 24 THE MASON 1575 SQUARE FEET GPDD.W carwen FFIPLga MAIN LEVEL The Mason Floor Plan LOWER LEVEL Supplemental Planning Staff Report — Kingston Fields Planning Case Nos. ZA2017-034 and PP2017-035 February 15, 2018 Page 7 of 24 THE RUS HMORE OPMML CORNER MEGIACE MAIN LEVEL The Rushmore Floor Plan LOWER LEVEL Supplemental Planning Staff Report — Kingston Fields Planning Case Nos. ZA2017-034 and PP2017-035 February 15, 2018 Page 8 of 24 THE BRYANT 1995 SQUARE FEET OPn owL COMER FAREPLAa MAIN LEVEL The Bryant Floor Plan LOWER LEVEL Supplemental Planning Staff Report — Kingston Fields Planning Case Nos. ZA2017-034 and PP2017-035 February 15, 2018 Page 9 of 24 THE EVERETT OPn0NAL CORNER FIREPLACE MAIN LEVEL The Everett Floor Plan LOWER LEVEL AMER CAN CLASSIC HEARTLAND COTTAGE I I ��s f NORTHERN CRAFTSMAN sm P, Supplemental Planning Staff Report — Kingston Fields Planning Case Nos. ZA2017-034 and PP2017-035 February 15, 2018 Page 11 of 24 THE CAMERON MAIN LEVEI Not all Express Home models have brick or stone accents proposed on their front building eleva- tions. At the November 27, 2017, Planning Commission meeting, the applicant stated that the Express Homes are proposed as an affordable option in today's new home construction market. LOWER LEVEL • ° tv rT PA �ALnsPACE �t ruruAe eAn, i� UNRASHE0 CRAMSPACE UUnDR f/ f.1ECHPN:CPL � ROOf.I • • O UN XHED CRAIVLSPACE UtIF�CAVAiF9 The Cameron Floor Plan Not all Express Home models have brick or stone accents proposed on their front building eleva- tions. At the November 27, 2017, Planning Commission meeting, the applicant stated that the Express Homes are proposed as an affordable option in today's new home construction market. Supplemental Planning Staff Report — Kingston Fields Planning Case Nos. ZA2017-034 and PP2017-035 February 15, 2018 Page 12 of 24 The total finish floor area for any of the Express Home models offered exceed the City's 1,500 square foot finished floor plan minimum. The developer also offered to only construct an Express Home with an attached garage projecting more than 12 feet in front of the living area of the house or front porch on every third lot for those lots designated as 65 -foot wide lots. As part of the Kingston Fields Planned Development Overlay Plan, the developer is requesting the City's acceptance to allow a minimum coverage of brick or stone on the front plane of the house to be 15 percent. A table showing the breakdown of brick or stone coverage on the front plane of their models and its respective square footage coverage is shown in the table on the next page. RAMBLER HOMES Plan Plan Stone Elevation Sq. Ft. No. Name N 3005 Mason A 51 17.4 B 54 18.4 C 51 16.5 3010 Rushmore A 52 18.4 B 57 18.4 C 52 17.9 3015 Bryant A 61 20.5 B 63 21.1 C 61 18.2 Not Offered for 3020 Everett A Construction Not Offered for B Construction C 46 16.3 3025 Ellsworth A 96 20.1 B 77 20.2 C 96 23.3 3030 Cameron A 57 18.9 B 72 22.6 C 57 17.9 Average 19.13 Min Percentage Request: 15% 7 77 -1-111- -- - I cm W-111--l-�---1 Supplemental Planning Staff Report — Kingston Fields Planning Case Nos. ZA2017-034 and PP2017-035 February 15, 2018 Page 13 of 24 Based on the 19 percent average brick or stone fagade coverage, City staff supports the appli- cant's Express Home models with the exception of the "A" or "B" elevation design for the Everett model to be part of their Kingston Fields Planned Development Overlay Plan. D.R. Horton proposes to construct the same type of two-story homes that are currently in their Eastridae Woods and Grayson Meadow subdivisions. An illustration of these tvr)es of homes is shown on the next page. The Graham Please Call for Information 2,750 square feet 4 bed, 2.5 bath, 3 car, 2 story The Palmetto Paced from $356,900 1,517 square feet 3 bed, 2 bath, 3 car, 1 story The Winston Priced from $374,900 2,246 square feet 4 bed, 2.5 bath, 3 car, 2 story The Adams The Harrison Priced from $381,900 2,522 square feet 4 bed, 2.5 bath, 3 car, 2 story 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 2,844 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 two-story finished floor areas proposed by D.R. Horton exceed the City's 2,000 square foot minimum for detached single-family design standard. As with the brick and stone discussion for the Express Homes, the developer has tabulated the amount of brick or stone that is currently on the front fagade of their two-story structures. The table below summarizes the amount of brick or stone coverage and percentage of coverage for these structures. Supplemental Planning Staff Report — Kingston Fields Planning Case Nos. ZA2017-034 and PP2017-035 February 15, 2018 Page 14 of 24 2 -STORY HOMES Plan' No Pian - Sq Ft of Stone Name ^,£levators „Coverage r �/) 5420 Arlington A 125 24.1 B 125 24.8 C 125 24.5 5435 Easton A 116 20.5 B 110 20.1 C 109 20 5465 Harrison A 154 28.4 B 152 25.1 C 153 25.9 5470 Jordan A 146 21.1 B 205 25.6 C 172 26.1 5475 Redwood A 108 20.8 B 92 20.1 C 91 20.2 5486 Adams A 117 20.4 B 177 32.2 C 155 26.7 D402 Winston A 114 20.3 B 135 22.6 C 118 21.3 Average 133 23.37 Min Sq. Ftg. Request: 20% Summary of Brick or Stone Fagade Coverage for Two -Story Homes 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 pro- ject is recommended to only allow attached garages 12 feet or more in front of the living area or front porch to be constructed on every third lot. 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. Supplemental Planning Staff Report — Kingston Fields Planning Case Nos. ZA2017-034 and PP2017-035 February 15, 2018 Page 15 of 24 • 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 20 percent on the front elevations of single-family homes with 2,000 square feet of living space or greater and 15 percent for one-story ramblers. Public Hearing Notices Notices about the continued public hearing were sent on January 8, 2018, to property owners within 500 feet of the proposed Kingston Fields development site. The January 22 meeting was postponed due to weather and rescheduled to Thursday, February 15, 2018. The public hearing notice was published in the South Washington County Bulletin and mailed to 87 property owners within 500 feet of the proposed subdivision on January 31, 2018. City Departments and Advisory Commissions The City's Public Works, Public Safety (Fire and Police Divisions), Parks Department, and City Administration find the revised 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 revised 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 mini- mum lot width for the proposed 121 lots. The request to rezone the property from AG -1, Agricul- tural Preservation, to R-3, Single Family Residential, is consistent with the development densities identified in the City's Comprehensive Plan and East Ravine Master Plan. The developer is proposing to develop the entire 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 Supplemental Planning Staff Report — Kingston Fields Planning Case Nos. ZA2017-034 and PP2017-035 February 15, 2018 Page 16 of 24 Eastridge Woods, Cayden Glen, and Grayson Meadow neighborhoods. The illustration below shows the phasing plan for this residential subdivision. Proposed Kingston Fields Phasing Plan 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 residential subdivision named Kingston Fields (received on January 15, 2018) 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 as shown the revised preliminary plat that was received by the City on January 15, 2018. C. That the Planning Commission recommends to the City Council the approval of the Kingston Fields preliminary plat that was received on January 15, 2018, as proposed by D.R. Horton, Inc. — Minnesota for the development of 121 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. Supplemental Planning Staff Report — Kingston Fields Planning Case Nos. ZA2017-034 and PP2017-035 February 15, 2018 Page 17 of 24 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. 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 all outlots shall be recorded by the developer at Washington County Recorder's office once the outlots to be deeded to the City 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. Supplemental Planning Staff Report — Kingston Fields Planning Case Nos. ZA2017-034 and PP2017-035 February 15, 2018 Page 18 of 24 12. The homeowners association (HOA) shall own and maintain Outlots A, C, D, J, K L, M, N, and O. 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; Lots 1 and 6, Block 4; and Lot 1, Block 5 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 and 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 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, N, and O 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, N, and O. 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, N, and O and becomes tax -forfeited property with the city obtaining owner- ship, the City will bill annually each landowner within Kingston Fields the cost to main- tain 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. Supplemental Planning Staff Report — Kingston Fields Planning Case Nos. ZA2017-034 and PP2017-035 February 15, 2018 Page 19 of 24 • 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. 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. Supplemental Planning Staff Report — Kingston Fields Planning Case Nos. ZA2017-034 and PP2017-035 February 15, 2018 Page 20 of 24 Brick and/or stone is required to be a minimum of 20 percent on the front elevations of single-family homes with 2,000 square feet of living space and 15 percent 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 recommended by the Public Safety Department. 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, N, and O. 31. The developer is aware that Ravine Parkway South and Jamaica Avenue South are desig- nated as City collector roadways, and residential uses located adjacent to collector road- ways 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 both 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 rela- tive 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 completion of site grading, four copies of an "As -Built" survey for the site grade ele- vations must be submitted to the City. An electronic file of the "As -Built" survey must be submitted to the City Engineer. Supplemental Planning Staff Report — Kingston Fields Planning Case Nos. ZA2017-034 and PP2017-035 February 15, 2018 Page 21 of 24 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 ma- terials 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. 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 Supplemental Planning Staff Report — Kingston Fields Planning Case Nos. ZA2017-034 and PP2017-035 February 15, 2018 Page 22 of 24 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. 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 improvernents 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. Supplemental Planning Staff Report — Kingston Fields Planning Case Nos. ZA2017-034 and PP2017-035 February 15, 2018 Page 23 of 24 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 re- ceived 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. 58. The Developer shall incorporate the recommendations and requirements listed in Bolton & Menk's memorandum to John McCool dated January 17, 2018, into the final plat. 59. All 67th Street South 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 B, F, and I and all the six foot wide concrete sidewalks proposed within the local street right-of-ways as shown on the revised Kingston Fields preliminary plat. The estimated costs for constructing an eight -foot wide bituminous trail along the north side of Ravine Parkway and six-foot wide concrete sidewalk along the south side of Ravine Parkway were previously included in the Ravine Parkway Improvement assessments, and these improvements will be constructed by the City with the proposed Ravine Parkway Improvement project. The eight -foot wide bituminous trail along the east side of Jamaica Avenue, between Ravine Parkway and Rose of Sharon Lutheran Church's north property line will be constructed and paid for by the developer. 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, F, G, H, I, J, K, L, M, N, and O 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. Supplemental Planning Staff Report — Kingston Fields Planning Case Nos. ZA2017-034 and PP2017-035 February 15, 2018 Page 24 of 24 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, N and O. 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 or as approved by the City. 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 13, Block 7; Lot 6, Block 8; Lot 1, Block 8; Lot 10, Block 9; Lot 1, Block 5; and Lot 6, Block 4 must mow to the edge of the bituminous trail between the street curb and to their respec- tive rear lot line. 68. The homeowners association or property owners on Lot 12, Block 5; Lot 1, Block 6; Lot 1, Block 8; and Lot 10, Block 9 are required to mow the grass surface from the street curb to the equivalent distance of the adjoining rear lot boundary line. The developer is required to sod the access corridor that is between Lot 12, Block 5; Lot 1, Block 6; Lot 1, Block 8; and Lot 10, Block 9. 69. 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 (Revised) - Home Style Illustrations - Bolton & Menk's Memo dated January 17, 2018 - Planning Staff Report dated 11/27/2017 M BOLTON Real People. Real Solutions. MEMORANDUM Date: 01/17/2018 To: John McCool From: Mike Boex, PE Subject: Kingston Fields Preliminary Plat 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 our review of a revised preliminary plat submitted by Westwood Professional Services, Inc., which was submitted to the City on January 15, 2018. We understand revised grading and utility plans are still being worked on and will be submitted at a later date, and previous review comments from our memo dated 11/15/2017 are being addressed. Preliminary Plat (Sheet 3): 1. Easement needs will need to be coordinated with the revised grading and utility plan once that is submitted. However, based on a preliminary version of a revised utility layout received by the City on January 16, 2018, we offer the following: a. A minimum 20' easement will be required for the proposed watermain between lots 2 & 3, block 1. b. An easement for the sanitary sewer between Lots 12 & 13, block 3 shall be a minimum width of twice the pipe depth. c. An easement for the storm sewer between Lots 6 & 7, block 6 shall be a minimum width of twice the pipe depth. 2. Permanent storm basins appear to have the required minimum access of twenty-five (25) feet in width from the right-of-way. Other: 3. Based on the revised plat, we anticipate future submittals of grading plans, utility plans, and stormwater calculations for review. 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