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HomeMy WebLinkAbout2018-02-15 PACKET 06.4STAFF REPORT CASE: ZA2018-004 & PP2018-005 ITEM: 8.4 PUBLIC MEETING DATE: 2115118 TENTATI'V'E COUNCIL REVIEW DATE: 2/21118 APPLICATION APPLICANT: Eastbrooke Development LLC REQUEST: A zoning amendment to change the zoning from R-2, Residential Estate, to R-4, Low Density Residential with a PDO, Planned Development Overlay; and a preliminary plat for a subdivision to be called Eastbrooke, which would subdivide a 67.78 -acre parcel of land into 126 single-family residen- tial lots and 10 outiots. SITE DATA LOCATION: North of 65th Street, South of Woodbury border, East of Hadley Avenue, West of Silverwood development (Hearthstone Avenue) ZONING: R-2, Residential Estate GUIDED LAND USE: Low Density Residential and Parks/Private Open Space LAND USE OF ADJACENT PROPERTIES: CURRENT GUIDED NORTH: Woodbury Woodbury EAST: Residential Low Density Res. SOUTH: Rural Residential Low Density Res. WEST: Rural Residential Rural Residential SIZE: 67.78 acres DENSITY: 1.93 units per acre RECOMMENDATION Approval, subject to the conditions stipulated in this staff report. cottage c, �ve COTTAGE GROVE PLANNING DIVISION o %le Pride 6R4",Pertty Meet Planning Staff Contact: John M. Burbank, Senior Planner; 651-458-2825;. 0burbank(d)-cottage-erove. org Application Accepted: 12/21/17 60 -Day Review Deadline: 2119118 City of Cottage Grove Planning Division • 12800 Ravine Parkway South . Cottage Grove, MN 55016 Planning Staff Report Eastbrooke Single -Family Residential Subdivision Case No. ZA2018-004 & PP2018-005 February 15, 2018 Proposal Eastbrooke Development LLC has submitted applications for a zoning amendment and preliminary plat for a single family residential subdivision to be known as Eastbrooke. The developing property consists of four separate parcels of record and is located in the northwest area of Cottage Grove known as the West Draw Development District. The project proposes the phased platting of 126 lots for detached single-family homes and 10 outlots on four parcels of land totaling 67.78 gross acres of land. The lot configuration would be 124 lots for new construction, with the other two lots as recon- figured lots of the existing homestead parcels at 6055 and 6065 Hadley Avenue, which will be incor- porated into the plat. L,QSLUCVVRC IMIVUJII%!U VICIIIIIIII01Y VIAL Location The location is simply described as lying east of Hadley Avenue, west of the Silverwood develop- ment, north of 55th Street, and south of the Woodbury/Cottage Grove border. The majority of the property (Parcels A to C) is currently owned by William Amundson, and the balance (Parcel D) is owned by Linda Gerber. Planning Staff Report -- Case No. ZA2018.004 and PP2018-0005 Eastbrooke — Zoning Amendment and Preliminary Plat February 15, 2018 Page 2 of 31 r WOODBURY ' � -�• '-- -- - 5171519 L b, LY AutI �b,_ { {., is ti{.F..• f..;F 1 • gVyHSt Pl Y EI astbrooke MUST s P r•1�- Pi:i r VOW y�l IRI k LN a =` 65th Street ,KN '/y 11LVI-STEU1 �, 7 f{ Location Map 041" At I A K 95 'hre5 t.GGLR IIWI#Kid:' +mM ar b Background The Planning Commission reviewed a concept plan in May 2017, which included some lot widths of 40 feet. The City Council approved a modified concept plan that included more 65 -foot wide lots in June 2017 (Resolution 2017-080). Planning Staff Report --Case No. ZA2018-004 and PP2018-0005 Eastbrooke — Zoning Amendment and Preliminary Plat February 15, 2018 Page 3 of 31 The concept plan and preliminary site design was completed with the premise that the site would be substantially in compliance with the general standards of the R-4, Low Density Residential Zoning District, with a Planned Development Overlay (PDO). This zoning arrangement allows for variations to the R-4 development standards and general guidelines and creates design flexibility when laying out lots, streets, buffer areas, parks, and trails, while still meeting the low density land use designation density requirements. • f! -"41111111111 s a v a r � �. li•s � � C � ,c � ��4 1 re 11 i ,�� tr � 555 !] / is f 17 .fir 2�x 19 20 1 QP.n SP_ -2&8._ J Ponds —en.4 -It ams Amondrne Pd—Peed — LS ices L°u&typed Lnt Buffer R.einnalira� fnf�sn•i1 Ps�3•:n r! S•�;5; 1 �l3 4 r x ° 4 s. u 7 :6 Amundson Concept Plan pmpomd bYJA uN J°r Me ®onm Group Inc. 2017 Concept Plan As•" • S5 dS' Lot+ • 49 ^S� 1.aa • +Y Turd - >,jl The 2017 concept plan was modified at the City Council meeting prior to approval and included the substitution of 65 -foot lots on Block 11 adjacent to the Silverwood neighborhood in lieu of the proposed 55 -foot wide lots. The current plat design includes more of the larger lots than what was conceptually approved. The table included below identifies the progression of the lot sixes from concept review and approval to what is included with the preliminary plat. Table 3 Lots Types and Number Concept Plan Planrnine Commission Concept Plan Preliminary City Council Plat Lot Types # % # `Ya # % 40' Lots 25 18% 55' Lots 37 27% 55 42% 31 25% 65' Lots 49 36% 49 37% 64 52% 75' Lots 27 20% 27 21% 80' Lots 29 23% Units per 138100% 131. 100% 124 100% acre 2.13 units acre 2.01 unitslacre 1.93 units/acre *Density based on 64.15 development acres— seeTable 4b Planning Staff Report— Case No. ZA2018-004 and PP2018-0005 Eastbrooke — Zoning Amendment and Preliminary Plat February 15, 2018 Page 4 of 31 Development Phasing The Applicant is proposing to develop the property in two phases beginning in the spring of 2018. Review Schedule Application Received: December 21, 2017 Acceptance of Completed Application: December 21, 2017 Planning Commission: January 22, 2018 Tentative City Council Date: February 12, 2018 60 -Day Review Deadline: February 19, 2018 Neighborhood Meeting The applicant held a neighborhood meeting on January 18, 2018, which was attended by over a dozen people who expressed concerns about lot sizes, proximity of development, buffering, traffic increases, and playgrounds. A memorandum responding to the playground siting discussion held at the neighborhood meeting is included with this report. Planning Considerations The following sections summarize the components of the proposed development as it relates to existing zoning ordinance performance standards, the City's Future Vision 2030 Comprehensive Plan, and other adopted plans. The applicant has also included a written narrative of the pro- posed project, which is included as a supporting document to this report. Property Characteristics The development site has a combination of geographic features including two single-family resi- dences, two pine plantations, natural woodlands, steep hills and ravines, fallow agricultural fields, and an intermittent stream. An aerial photo of the property with contours and elevation points is shown below. Phase I Phase II Phase I Phase i `�"�°a°N'' Lot Types # # 55' Lots 0 19 i Phase II - 55"-60" Lots 0 12 65'-69' Lots 31 16 70'-75' 5 12 80' Lots 11 10 Eastbrooke Phasing 85' Lots 3 5 50 74 Q o_�f6 Review Schedule Application Received: December 21, 2017 Acceptance of Completed Application: December 21, 2017 Planning Commission: January 22, 2018 Tentative City Council Date: February 12, 2018 60 -Day Review Deadline: February 19, 2018 Neighborhood Meeting The applicant held a neighborhood meeting on January 18, 2018, which was attended by over a dozen people who expressed concerns about lot sizes, proximity of development, buffering, traffic increases, and playgrounds. A memorandum responding to the playground siting discussion held at the neighborhood meeting is included with this report. Planning Considerations The following sections summarize the components of the proposed development as it relates to existing zoning ordinance performance standards, the City's Future Vision 2030 Comprehensive Plan, and other adopted plans. The applicant has also included a written narrative of the pro- posed project, which is included as a supporting document to this report. Property Characteristics The development site has a combination of geographic features including two single-family resi- dences, two pine plantations, natural woodlands, steep hills and ravines, fallow agricultural fields, and an intermittent stream. An aerial photo of the property with contours and elevation points is shown below. Planning Staff Report — Case No. ZA2018-004 and PP2018-0005 Eastbrooke — Zoning Amendment and Preliminary Plat February 15, 2018 Page 5of31 ++ 1 934 4T - 930 T` 1 r 11940 t _ [ 930 91 g0v1900 � 'I 910 920 t 910 94Iiti .,t ri. ,r 1 930 930 t, *,1320 +' 920' ` 9YD�--- i i— ' t J _ + + < < 1 930< 1 910 00 940 j+ _ 00 r' 1 '�30 ago 930 ti 890 11 I + 89099Y0 921D 930 20:{ L ►�c. L92(L t ,Planning District This property lies within the West Draw portion of the community. For this project, the guiding land use document is the Future Vision 2030 Comprehensive Plan. Staff looked at the guiding principles of the West Draw and East Ravine 'Master Plans for direction on community growth and development visions that could be applied to this proposed development. Land Use There are two land use classifications over the proposed site. The majority land use is Low Den- sity Residential and the balance is Parks and Private ,Open Space- The density standards for this district is one to four dwelling units per acre. With a development density of less than two units per acre, the proposed residential portions of the concept plan are in conformance with the future land use plan. The parks and open space portion is in conformance and exceeds the intent of the plan. The parks section of this report will cover that compliance in more detail. The land use map below identifies the site and the two land use areas, Legend Cr. CRt 9outdart ROW LINES CG MaJnr ROadr 3Q knd uw - dJ _ ysONervaiues HD_L1S€ Agea,Iltval Rita] R*Sk*nM Law DenslyRoV41eraml Med Da"tr ROSIO091 Mph 4ersir Re eldenhal Mkedthe COnvwdal rndr91ne1 7ransraon Planning Area Par k0 ivall Open space GO 03urse U6*ISVp1 RNIf Planning Staff Report ---Case No. ZA2018-004 and PP2018-0005 Fastbrooke — Zoning Amendment and Preliminary Plat February 15, 2018 Page 6 of 31 Zoning The property is currently zoned R-2, Residential Estate, which has a minimum lot size of 1.5 units per acre. The requested R-4, Single Family Residential, and FDO, Planned Development Over- lay, classifications are compatible with the adopted land use for the site. The minimum lot size in the R-4 zoning district is 7,590 square feet. The average lot size for the project is 9,796 square feet and is broken down by the different lot size arrangements in the table below. 55 FOOT LOTS NO, OF LOTS 31 LOTS SMALLEST LOT SIZE 6,600 S.F. LARGEST LOT SIZE 10,136 S.F. AVERAGE LOT SIZE 7,584 S.F. 65 FOOT LOTS NO, OF LOTS 64 LOTS SMALLEST LOT SIZE 7,822 S.F. LARGEST LOT SIZE 14,209 S.F. AVERAGE LOT SIZE 9,701 S.F. 80 FOOT LOTS NO. OF LOTS 29 LOTS SMALLEST LOT SIZE 9,600 S.F. LARGEST LOT SIZE 16,778 S.F. AVERAGE LOT SIZE 11,835 S.F. Lot Size Detail The average lot area of the adjacent lots in the Silverwood development that abuts the project is 15,582 square feet. The Silverwood subdivision is in the R-2.5 zoning district, which has bigger lot development performance standards. The significant amount of tree preservation areas and park and open space outlots included in this preliminary plat should be taken into account when comparing the tree preservation identified on the previous development plan (Walden Woods - 2006) for the property, which was striving to meet the R-2.5 zoning district standards.. Walden Woods -- 2006 Tree Preservation Areas (Green) Planning Staff Report — Case No. ZA2018-004 and PP2018-0005 Eastbrooke — Zoning Amendment and Preliminary Plat February 15, 2018 Page 7 of 31 Zoning — Planned Development Overlay (PDO) Plan Procedure The Planned Development Overlay (PDO) is a tool that permits and encourages flexibility of site planning with appropriate safeguards and controls. The PDO does not repeal the underlying zon- ing classification of the property, but provides some variation to the underlying requirements only if the result of the variation is equal or superior to the results achieved with the underlying zoning standards. Direction from the Planning Commission and City Council assists developers in modi- fying their development plan before filing planning applications for formal review and action. This will also provide the developer an opportunity to prepare responses to design alternatives and to document the benefits of incorporating flexibility from zoning standards. It is the applicant's re- sponsibility to demonstrate that the proposed PDO accomplishes one or more of the following: A. Introduce flexibility of site design and architecture for the conservation of land, natural features, and open space through clustering of structures, facilities, amenities, and activities for public benefit; B. Improve the efficiency of public streets and utilities through a more efficient and effec- tive use of land, open space, and public facilities through assembly and development of land in larger parcels; C. Provide mixed land use and land use transitions in keeping with the character of adja- cent land uses in harmony with the comprehensive plan and the underlying zoning districts; and D. Provide for the clustering of land parcels for development as an integrated, coordinated unit as opposed to a parcel by parcel, piecemeal approach and to maintain these par- cels by central management including integrated and joint use of parking, maintenance of open space and similar features, and harmonious selection and efficient distribution of uses. The findings ultimately necessary for City approval must include, but not be limited, to the fol- lowing: A. The PDO plan is consistent with the intent of the PDC} requirements specified in the City Codes. B. The PDC] plan meets the standards required for a conditional use. C. Each stage of the PDO plan can exist as an independent unit. D. The area surrounding the PDO plan can be planned and developed in coordination and sub- stantial compatibility with the proposed PDC] plan. E. Any density bonus is consistent with the density bonus criteria of the PDO ordinance. F. Any variation of flexibility from zoning standards most similar in function to the proposed PDO plan must produce results equal to or better than those achieved by the applicable zoning standard. Planning Staff Report — Case No. ZA2018-004 and PP2018-0005 Eastbrooke — Zoning Amendment and Preliminary Plat February 15, 2018 Page 8 of 31 G. Other factors related to the project as the Planning Commission and City Council deem relevant. The Planning Commission and City Council may attach such conditions to their actions as they determine necessary to accomplish the purposes of this section. Approval of the requested zoning amendment and PDO plan would allow for the project design as proposed. Zoning — Lot Width To allow for flexibility in meeting housing market demands, there has been a growing trend of de- velopers requesting concept and platting approvals for subdivisions with an assortment of lot width dimensions within the site design. This project is no exception with the preliminary plat that includes a lot width mix as detailed below: ' OUTIOT A r " hhil ; '. 815[ ST .f 5 1I OUTLOT- Icd 11 I p- .s � vE s —I .T. ) OUTLOT C OUTLOT D � f _hI OUTLOT C OUTIOT f - �s' Tats (iy; 6569 W- [a7] 8d 4Rs} I 63RD ST S �gfia iats(�} 7a• -7s' x[17) 8C,' ate} � - I Lot Width Distribution Detail The average lot width of the lots in the adjacent Silverwood Development to the east is 85 feet. At the neighborhood meeting, a question was asked on the comparison of the lot sizes between the proposed plat and the abutting Silverwood neighborhood. Given the public input during the con- cept review process, the applicant increased the lot width and depth between the two adjoining developments. The size of the majority of the lots in Eastbrooke that abut Silverwood is 10,500 square feet with the majority of the lot sizes in Silverwood that are abutting is 11,900 square feet. The detail below identifies the dimensions of the abutting lots. Planning Staff Report — Case No. ZA2018-0014 and PP2018-0005 Eastbrooke — Zoning Amendment and Preliminary Plat February 15, 2018 Page 9 of 31 Fol ---�� _ r , 4 � 85 � f o; ,140' =I l � I 86'1 1 1 140' I - — 70 :511 70'' _A41E '142' I �_ ✓� f {� S , EasthroQke z ,S erwip. Lot Standards and Setbacks The table below identifies the proposed lot setback standards - Lot Widths Set -Backs Lot Size alliin Lot Hardcover at setback Front Rear Side Avg`* Size 55' Lots 25' 25' 5'& 10' * 7,584 6,600 5,150 65' Lots 25' 25' 5` & 10'* 9,701 7,800 6,900 80' Lets 25' 25' 5' & 10' * 11,835 9,600 8,650 * 7,5' would also be allowed so long as there is 15' between homes *'Lot depths are a minimum of 120' Planning Staff Report— Case No. ZA2018-004 and PP2018-0005 Fastbrooke -- Zoning Amendment and Preliminary Plat February 15, 2018 Page 10 of 31 Zoning -- Standards Comparison The following table shows a comparison of the proposed R-4, low Density Residential zoning dis- trict, and the developer's proposed Planned Development Overlay (PDD) requests: *No separation between houses less than 15 feet The proposed development standards as highlighted above will be the foundation in determining the unit base count for the site. The PDC is intended to promote creativity, tree preservation, and land use efficiencies that will still be compatible with the future land uses in terms of need, con- venience, and service. Zoning — Density The developer's concept sketch proposes a density of 1.93 dwelling units per acre for the platted lot areas. Subtracting the ponding/wetlands and major road right-of-way during the review of a final product would increase the density slightly. The density range for a low density residential land use designation is one to four dwelling units per acre. The regional goal for net density of this land use designation is three units or greater per acre, while the West Draw Master Plan density goal was 2 units per acre. Environmental Assessment Worksheet (EAW) The proposed project is below the lot count threshold that would trigger an environmental review prior to development. Transportation — Major Road Right of WayslAccess The western access to the property is off of Hadley Avenue, which is identified as a major collec- tor in the Comprehensive Plan. The dedication of right-of-way along this roadway will be required to be dedicated with the preliminary and final platting of the property. The developer is responsi- ble for financial contribution for the improvements to Hadley Avenue. Transportation — Local Roads The proposed local roads are consistent with the City's current design standard with a road width of 28 feet face -of -curb to face -of -curb. The preliminary plat also includes interconnections to adja- cent properties. Consistent with City policy, temporary turn-arounds are recommended to be de- Current R-4 Standards Proposed PDD Minimum lot area 7,500 sq. ft. minimum 8,500 sq. 8• avg. based on toss land area Minimum lot width 75 feet 55, 65, and 80 feet 10 feet (house side) 5 and 10 feet * Minimum side yard setbacks 5 feet (attached garage side) 7.5 feet Minimum front yard setback 30 feet 25 feet Minimum rear yard setback 35 feet 35 feet Corner lot width 85 feet Requested lot width plus 10 feet Minimum side yard setback on a corner lot 20 feet 20 feet *No separation between houses less than 15 feet The proposed development standards as highlighted above will be the foundation in determining the unit base count for the site. The PDC is intended to promote creativity, tree preservation, and land use efficiencies that will still be compatible with the future land uses in terms of need, con- venience, and service. Zoning — Density The developer's concept sketch proposes a density of 1.93 dwelling units per acre for the platted lot areas. Subtracting the ponding/wetlands and major road right-of-way during the review of a final product would increase the density slightly. The density range for a low density residential land use designation is one to four dwelling units per acre. The regional goal for net density of this land use designation is three units or greater per acre, while the West Draw Master Plan density goal was 2 units per acre. Environmental Assessment Worksheet (EAW) The proposed project is below the lot count threshold that would trigger an environmental review prior to development. Transportation — Major Road Right of WayslAccess The western access to the property is off of Hadley Avenue, which is identified as a major collec- tor in the Comprehensive Plan. The dedication of right-of-way along this roadway will be required to be dedicated with the preliminary and final platting of the property. The developer is responsi- ble for financial contribution for the improvements to Hadley Avenue. Transportation — Local Roads The proposed local roads are consistent with the City's current design standard with a road width of 28 feet face -of -curb to face -of -curb. The preliminary plat also includes interconnections to adja- cent properties. Consistent with City policy, temporary turn-arounds are recommended to be de- Planning Staff Report— Case No. ZA2018-004 and PP2018-4005 Eastbrooke — Zoning Amendment and Preliminary Plat February 15, 2018 Page 11 of 31 signed and constructed at the dead -ended streets on the site. The permanent cul-de-sacs shall be designed per standard City detail plate. The concept plan details landscaped islands in cul-de-sacs. The islands are recommended to be platted as outlots that the homeowners association must own and maintain. The islands shall have irrigation provided to them. In conjunction with the public utility installation for this project, Hadley Avenue will be improved and re -engineered for safety purposes. The public hearing for the Hadley Avenue project is February 7. Sidewalks The preliminary plat identifies sidewalks consistent with City design standards, which is a side- walk on one side of local roads. Cul-de-sacs are typically excluded from the sidewalk requirement except when linkages to other trails or open space is required. The designed locations of the sidewalks for the project are identified in red in the detail below. lir - �` �� Z Iwo NO �Mv Mi °� �' ��►���1.. . f w� ►`K , �� - ilk � "'�" „f' Sidewalk Detail Trails Consistent with the Comprehensive Plan, the preliminary plat identifies an east -west recreational trail in the planned park dedication area. As a component of the PDD, the developer will be re- quired to finance the installation of the natural trails within the project, the bituminous recreation trail within the project. The transportation trail needs along Hadley would be installed as a six-foot wide shoulder as a component of the installation of public utilities when Hadley Avenue is reconstructed. The paved shoulder in lieu of a paved off road trail minimizes disturbance and tree loss. The trails in the pro- ject will connect with existing or planned transportation and recreation trails identified in the Comprehensive Plan. Planning Staff Report— Case No. ZA2018-004 and PP2018-0005 Eastbrooke — Zoning Amendment and Preliminary Plat February 15, 2018 Page 12 of 31 I4bl EV Avl S � a1H ri t`1 s ��� -~, .n � fu311F•� r 4Fj+ 1L: IxaK� atl. Af1A cul I y 4 �LM r nlln'NCR qpa �LL531EN 4r Site Trailway Detail 0 s"" aaaa FuAny Trali • • s i a Proposed Regional Trail ....... TrailJSidewalk Connection rt i6nlal® p , Y moo sow .,quo S w r� l Linear Trail Corridor Linkage Detail ilAel C 7 5 v �t A a r �& l4LS ?UOI& 1 -ATH Al 4I +..I i Buffered Landscape Area The City requires landscaped buffers along all major roadways within the community. The prelim- inary plat does not have any new additional lots abutting Hadley Avenue, so the existing natural wooded area would be considered to meet the buffering requirements. This area is included in the forest restoration plan. Fencing No fencing is proposed as a component of the concept plan, but a requirement of a PDO ap- proval would be that any fencing in the subdivision would need to be of uniform design and meet the HOA requirements. Planning Staff Report — Case No. ZA2018-404 and PP2018-0005 Eastbrooke — Zoning Amendment and Preliminary Plat February 15, 2018 Page 13 of 31 Wetlands A revised wetland inventory was completed for the site and submitted to and approved by the South Washington Watershed District (SWWD). One wetland that is classified as Manage Two was identified. An intermittent stream was also identified on the site but is not classified as a wet- land even though it is a DNR waterbody. Both features will be buffered through the platting and development process. The developer must obtain all necessary DNR permits for work within the development. Public Open Space The City's Park Master Plan for this area identifies a future parks and private open space land use and a public trailway corridor that threads through the southern portion of the project area from east to west across the middle of the site. TA,1 1 / is t �� � Park Plan Detail In addition to the trail corridor, the applicant's plan identifies the balance of the areas, identified in green below, as being dedicated to the public as a component of the subdivision and PDO, con- taining tree protection areas, steep slopes, wetlands, and ponding areas. 1 R` ,�J -•• $ DIY - a i t in `.� W't•tPY -76A9 avN 1P 1�Y v _- �� Eastbrooke Preliminary Plat u w+�,,.a�lw�v rkw-is.,.N n.,v.dMnwMur^----rruoulc avw as � lM3GnCN NneaP,r[N-}liJen .il'+iV-� e! TnY fIl Park Dedication Areas (Dark Greeny Planning Staff Report— Case No. ZA2018.004 and PP201B-0005 Eastbrooke — Zoning Amendment and Preliminary Plat February 15, 2018 Page 14 of 31 Based on the gross acreage of the parcel, the City has the ability to require the dedication of 6.5 acres of land through the subdivision process. The open space areas identified for public dedica- tion through the PDO and tree preservation efforts total 26.58 acres. The City's current policy is to not give full 100 percent credit for lands dedicated that contain tree protection areas, steep slopes, wetlands, and ponding areas. Lands given in excess of the dedication credit formula will be considered one of the City's benefits for allowing site design flexibility through the PDD pro- cess. Based on the quantity of land dedication in relation to permitted dedication requirements, it is recommended that no park dedication payments be made, and that the park dedication com- ponent of the subdivision be determined to be met with the dedication of the required outlots. After the initial restoration project and follow up maintenance is complete, the public open space areas created through the ,platting will be managed as Class E open space, which has very mini- mal city involvement and nature is assigned the majority of the responsibility of the management role. If the homeowners association desires a more regular maintenance of Outlots A, B, and C (north of the southern boundary of lot 1 Block 11.), the homeowners association shall prepare a maintenance plan and submit it to the Cottage Grove Public Works Department for review and approval and assume the costs of the additional maintenance. Utilities The City's public utilities are currently available adjacent to the eastern portion of the site and will need to be routed north along Hadley Avenue to service the western half of the site. Based on previous land use decisions, this property is in the West Draw II Sanitary Sewer District, which has a higher rate structure than areas in the balance of the West Draw District, The Developer will be responsible for the cost of these utility and roadway improvements. The final utility design for the project shall include utility connections and easements as directed by the City Engineer. A memorandum from Bolton & Menk, dated January 15, 2018, is attached and contains Engineer- ing's comments on the preliminary plat. Sformwater Management The applicant and City Engineer have been coordinating with the South Washington Watershed District and the City of Woodbury on a stormwater management plan designed to allow for tree preservation and creative flexibility in order to meet desired/required standards. The project is outside of the wellhead protection area. Additional stormwater review will be required upon sub- mittal of the final grading and utility plans for the site. Grading The preliminary grading plan was reviewed by Engineering and included in the review comments from January 15. Additional grading review will be required upon submittal of final grading and utility plans for the site. Tree Preservation As reported earlier, the site is heavily wooded and tree preservation planning has been an inte- gral component of the site development process. The information on the existing tree vegetation on the site is detailed below. Planning Staff Report— Case No. ZA2018-004 and PP2018-0005 Eastbrooke — Zoning Amendment and Preliminary Plat February 15, 2018 Page 15 of 31 1. Existine Conditions Table S Existing Conditions - Land Cover Forest 39.1 Red Pine Plantation 7.6 White Pine Plantation 8.7 Former Croplands 8.5 Wetland 0.4 Hadley ROW 13.4 54.7 ' Rpprcxinlate Area - cwkerally accurate but Final area will be calculated with pre•plal application Site Analysis Site Calculation Oetaii r � I r kk a 4 f -- � I i - - -- --- r9ra4 Cd{M Lnd�N54MM '� — Re3fun H"I 7 1 N"M Cday@rd.d;Nrrxs„� Inf—IrLlli-,gyy M „Hnadank:n Restoration Plan � wnr.�ooEYk,landlwnrr ryesanrr Planning Staff Report— Case No. ZA2018-004 and PP2018-0005 Fastbrooke — Zoning Amendment and Preliminary Plat February 15, 2018 Page 16 of 31 The applicant has been working with staff on a tree preservation and mitigation plan for the pro- ject since the initial discussions on the proposed development. The resultant preliminary tree preservation and mitigation plan is detailed in the applicants the concept narrative, which is at- tached. The ordinance allows for 40 percent removal before mitigation is required. A portion of the mitigation plan includes a soil stabilization and woodland restoration program focused primar- ily on the ravine containing the intermittent stream. Buckthorn and other invasive plants would also be addressed in the dedicated open space areas. Staff is supportive of the draft plan and will continue to work with the applicant on finalizing it prior to the final platting of the property. One component of the mitigation plan is to restore key areas of the preserved woodlands prior to dedication to the public. Through the tree preservation pro- cess 40 percent of the project is designed as open space. Architecture The applicant currently has two builders in line to do home construction within the subdivision. Examples of the proposed product styles planned for this subdivision are shown below: �fMEN r , �l a r ■ j� kkk FM M � - l;�II��P ►!ill�ii Vii: — M y �a dot gift Staff is supportive of the draft plan and will continue to work with the applicant on finalizing it prior to the final platting of the property. One component of the mitigation plan is to restore key areas of the preserved woodlands prior to dedication to the public. Through the tree preservation pro- cess 40 percent of the project is designed as open space. Architecture The applicant currently has two builders in line to do home construction within the subdivision. Examples of the proposed product styles planned for this subdivision are shown below: Planning Staff Report— Case No. ZA2018-004 and PP2018-0005 Eastbrooke — Zoning Amendment and Preliminary Plat February 15, 2018 Page 17 of 31 Stonegate Builders Homes Planning Staff Report --Case No. ZA2018-004 and PP2018-0005 Eastbrooke — Zoning Amendment and Preliminary Plat February 15, 2018 Page 18 of 31 ■ fit,-- h' -AL ry TP a :1 x.11; - —_am Gonyea Homes and Remodeling Planning Staff Report — Case No. ZA2018-004 and PP2018-0005 Eastbrooke — Zoning Amendment and Preliminary Plat February 15, 2018 Page 15 of 31 Garage The City ordinance requires a minimum garage size of 440 square feet. The models the applicant is proposing to market on the site would meet this criteria. Signage Typical to all residential subdivisions, a monument sign is proposed at the entrance locations to the project. The following detail is a preliminary concept of the monument. Public Hearing Notice The public hearing was scheduled for Monday, January 22, 2018. The public hearing notice was published in the South Washington County Bulletin on January 10, 2018, and mailed to 76 prop- erty owners within 500 feet of the proposed subdivision on January 11, 2018. The January 22 meeting was postponed due to weather conditions and rescheduled to Thursday, February 15, 2018. The public hearing notice for the February 15 hearing was published in the South Washing- ton County Bulletin and mailed to the 76 property owners on January 31, 2018. Summary 1) The property is guided for low density residential and the requested zoning and preliminary plat fits within the parameters of the required density. Planning Staff Report — Case No. ZA2018.004 and PP2018-0005 Eastbrooke — Zoning Amendment and Preliminary Plat February 15, 2018 Page 20 of 31 2) The wooded conditions and steep terrain were challenging development obstacles. 3) Forty percent of the site is preserved as open space. 4) As a result of the project, Hadley Avenue will have safety improvements. 5) The project is introducing two new builders to the community, thus expanding housing options for stakeholders in the community. Recommendation The Planning Commission is asked to recommend that the Council approve the following applica- tions, subject to conditions: a. Rezoning from R-2, Residential Estate, to R-4, Single Family Residential, with a PDO, Planned Development Overlay. b. The preliminary plat for a phased platting of 926 lots for detached single-family homes and 10 outlots on four parcels of land totaling 67.78 gross acres of land. Conditions of Approval General Development 1. The developer and builders must comply with all city ordinances and policies except as may be modified by agreement of the developer and City staff or as conditions outlined in the PDO approving ordinance. 2. All grading, drainage, erosion control, and utilities must conform to the final plans approved by the City Engineer. 3. The applicant receive appropriate building permits from the City, and permits or approvals from other regulatory agencies including, but not limited to, the South Washington Water- shed District, Minnesota Department of Health, Minnesota Department of Natural Resources, and Minnesota Pollution Control Agency. 4, All monument signs must comply with the City's Sign Ordinance and only be placed on pri- vate property. 5. The Developer shall incorporate the recommendations, requirements, and evaluations noted in the Bolton and Menk memorandum dated January 15, 2018, into the final plat subject to modifications that are agreed to by the developer and City engineer. Platting, Land Dedication and Easements 6. 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. 7. The dimensions of each lot must be verified on the final plat, and a list containing the square footage for each lot must be provided to the City. Planning Staff Report—Case No. ZA2018-004 and PP2018-0005 Eastbrooke -- Zoning Amendment and Preliminary Plat February 15, 2018 Page 21 of 31 8. The final plat and declaration of private covenants must be recorded with the Washington County Recorder's Office before any building permit can be issued. 9. 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. 10. The developer shall prepare a warranty deed to convey fee ownership of Outlots A to E to the City of Cottage Grove and record the deed(s) once the City has inspected the required improvements proposed on any 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 developer shall prepare a record plan for each outlot. A copy of the recorded plan must be submitted to the City. The warranty deed for both outlots shall be recorded at Washington County Recorder's office once the outlots are accepted by the City. Construction and Grading 11. Prior to the submission of the final plat applications to the City, the developer must submit for staff review and approval a final construction management plan that includes erosion control measures, project phasing for grading work, areas designated for preservation, a crushed -rock construction entrance, and construction -related vehicle parking. All emer- gency overflow swales must be identified on the grading and erosion control plan. 12. A pre -construction meeting with City staff and the contractor must be held before site work begins. The contractor will provide the City with a project schedule for the various phases of construction. 13. Erosion control devices must be installed prior to commencement of any grading activity. Erosion control shall be performed in accordance with the recommended practices of the "Minnesota Construction Site Erosion and Sediment Control Planning Handbook" and the conditions stipulated in Title 10-5-8, Erosion Control During Construction of the City's Sub- division Ordinance. 14. 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. Park Dedication 15. The park dedication requirements will be satisfied upon the final platting and dedication of Outlots A to E as identified on the preliminary plat and as incorporated in the required development agreement. 16. The developer is responsible for the cost and installation of 76 public land boundary mark- ers at the corners of private properties abutting Outlots A to E where a noted heading change in the property line directions occur. The boundary markers are $115 per marker Planning Staff Report — Case No. ZA2018-004 and PP2018-0005 Eastbrooke — Zoning Amendment and Preliminary Plat February 15, 2018 Page 22 of 31 and are to be picked up at the Cottage Grove Public Works facility. The boundary markers must be installed before a building permit is issued for the lot that abuts the recommended marker location. 17. Private fences, play equipment, swing sets, sand boxes, firewood, kennels, and/or any other materials, obstacles or encroachments are prohibited from being placed on Qutlots A to E. 18. If the homeowners association desires a more regular maintenance of Dutlots A, B, and C, the homeowners association shall prepare a maintenance plan and submit it to the Cottage Grove Public Works Department for review and approval and assume the costs of the additional maintenance. 19. The retaining wall adjacent to Lots 3 & 4, Block 7, shall be on private property. Lot Performance Standards 20. All setbacks shall be consistent with the approved Planned Development Overlay Pian. The front yard setback for the living area of the house must be a minimum of 25 feet. The front yard setback for the attached garage must be a minimum of 25 feet. The minimum side yard setback separation between the living area and the attached garage of adjacent lots is 15 feet. The minimum rear yard setback is 35 feet and maximum building height is 38 feet for all .detached single family structures. 21. The minimum attached garage area shall be 440 square feet. 22. Garage setback shall not be greater than six feet in front of the porch or living area. 23. The principal structures shall utilize a combination of roof pitches in the construction design. 24. The minimum finished floor area for a single-family rambler is 1,500 square feet. For two- story/modified and multi-level/splits, the minimum is 2,000 square feet above grade finished floor area. 22. Windows, doors, and garage doors must have a low or no maintenance trim on all four sides of the dwelling. 25. The front facade siding shall consist of LP siding, cemetious board, or equivalent product approved by the Community Development staff. Vinyl siding is prohibited. 26. The City accepts the design concepts of the homes shown in the application submittals and agrees that prior to final plat approval the developer and City staff shall agree on architectural standards for the subdivision that reflect these designs. 27. The duplication of house styles with adjacent property house styles and colors shall be prohibited in the final site design criteria. Utilities Planning Staff Report — Case No. ZA2018-004 and PP2018-0005 Eastbrooke — Zoning Amendment and Preliminary Plat February 15, 2018 Page 23 of 31 28. The Developer is responsible to provide for the necessary easements and costs associ- ated with road and utility improvements serving the site. 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. 29. The water utility plan shall conform to the City's water supply and distribution plan 30. The sanitary sewer utility plan shall conform to the City's sanitary sewer comprehensive plan. 31. All stormwater designs shall meet the intent of the City's Surface Water Management Plan and the SWWD water management plan. 32. The developer must make all necessary adjustments to the curb stops, gate valves, and metal castings to bring them flush with the topsoil (after grading). Rfraafe 33. Permanent or temporary access directly to Hadley Avenue is prohibited for all lots in the subdivision except 6065 Hadley Avenue. 34. Temporary turn -grounds shall be designed and installed on the dead -ended street connec- tions to phase two of the project and the adjacent property to the south. If the temporary turn-arounds must extend onto private property, the developer shall prepare a temporary easement benefiting the City of Cottage Grove for public use of the property. The develop- er shall prepare a sketch plan and legal description for this temporary easement. The tem- porary easement will continue to be in effect until such time the roadway is extended in the future. The document shall include a provision that the temporary easement will automati- cally terminate once the roadway is extended and the City declares the temporary ease- ment is no longer required. The developer is also responsible for the cost and installation of a barrier and sign at the end of all dead -ended roadways. The sign will be an advise- ment that the road will be extended in the future. 35. Street names on the final plat shall be named in conformance with the Washington County Uniform Street Naming System on the final plat. 36. 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. 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 in any phase or in 3 years. Tree Mitigation 38. A tree mitigation and forest restoration plan is approved as detailed in the January 22, 2018, Planning Staff Report and as incorporated in the required development agreement. A final tree preservation and mitigation plan shall be submitted with the final plat of the property. Planning Staff Report— Case No. ZA2018-004 and PP2018-0005 Eastbrooke — Zoning Amendment and Preliminary Plat February 15, 2018 Page 24 of 31 Sidewalks and Trails 39. The Developer is required to pay for and construct a bituminous recreation trail as identi- fied in the project plan set dated 12/18/18 feasibility report. 40. A five-foot wide sidewalk shall be constructed within the subdivision on one side of all local roadways as identified in the project plan set date 12118/18. 41. No barrier or planting should encroach upon or over any public walkway. 42. 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. Landscaping and Irrigation 43. Landscaped islands shall be provided in the center of all cul-de-sacs and have irrigation water stubs installed to the islands. The islands shall be platted as outlots. The homeown- ers association must own and maintain these outlots. 44. The irrigation box for the underground irrigation systems must be on private property. 45. 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. 46. Irrigation systems installed within City right-of-way are solely the responsibility and risk of the developers, homeowners association, or individual. The City is not responsible 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. 47. At the time of building permits for single family residential lots, a letter of credit amounting to 1501 percent of the landscaping estimate, street sweeping, paving and curbing, and irri- gation systems shall 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. Homeowners Association HOA 48. Ali the lots platted in Eastbrooke 1 st Addition shall be part of the same homeowners asso- ciation. 49. The homeowners association {HOA} shall own the outlots required to be platted for the center islands in the cul -de -sass and are responsible for all maintenance, repair, replace- Planning Staff Report — Case No. ZA2018-004 and PP2018-0005 Eastbrooke — Zoning Amendment and Preliminary Plat February 15, 2018 Page 25 of 31 meet, removal, etc. of any and all landscaping amenities that are placed within the street right-of-way and center landscaped islands. 50. The applicant must submit private covenants with the final plat application which details the following: a. The homeowners association shall own the outlots plated within public right-of-way and be responsible for all maintenance, repair, replacement, removal, etc. of any and all landscaping amenities that are placed within street right-of-way, center landscaped island, and monument signs. Included in the declaration of covenants shall be a provi- sion that if the homeowners association defaults on payment of property taxes on out - lots required to be owned by the homeowners association and becomes tax -forfeited property with the City obtaining ownership, the City will bill annually each landowner within the Eastbrooke subdivisions the cost to maintain the forfeited parcel(s) and all property taxes due thereon. b. If fencing is installed along Hadley Avenue South, it must be constructed of the same design, materials, and color. The fencing must not encroach within the public right-of- way. c. All signs, mailboxes, and accessory lighting will be uniform in materials and design and be approved as part of the final landscape plan. d. After the initial restoration project and follow up maintenance is complete, the public open space areas created through the platting will be managed as Class E open space, which has very minimal City involvement and nature is assigned the majority of the re- sponsibility of management role. If the homeowners association desires a more regular maintenance of Outlots A, B, and C.2, the homeowners association shall prepare a maintenance plan and submit it to the Cottage Grove Public Works Department for review and approval and assume the costs of the additional maintenance. e. Management in and around the stormwater basin in Outlot C will be performed by the City about twice 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 moni- tored. Tree saplings will be removed by Public Works, The City will periodically inspect the basin to assure proper flow of the stormwater system. Inspections may result in structure maintenance/reconstruction (inlets, outlets, skimmers, etc.), sediment re- moval, basin shaping, and storm pipe cleaning. All disturbed areas will be restored with similar materials. A natural buffer within 15 feet of a normal water level will be pre- served. If the homeowners association desires a more regular maintenance of the ground cover or that it be irrigated, the homeowners association shall prepare a maintenance plan and submit it to the Cottage Grove Public Works Department for review and approval. The homeowners association or the property owners abutting the 20 -foot wide access corridor located in Block 3 to the stormwater basin in Outlot C are required to mow the turf area between the public street and the equivalent depth of their adjoining lot. Planning Staff Report— Case No. ZA2018-004 and PP2018-0005 Eastbrooke -- Zoning Amendment and Preliminary Plat February 15, 2018 Page 26 of 31 g. 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. Surface Water Management 51. The lowest opening ground elevations of all structures shall be a minimum of two feet above the emergency overflow elevation. 52. 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. 53. Ten -foot pond access outlots will be required between Lots 9 & 10, Block 8, and Lots 6 & 7, Block 7. Fences on Lots 9 & 10, Block 8, and Lots 6 & 7, Block 7, shall not be constructed within the five-foot drainage & utility easements adjacent to the pond access outlots, providing a 20 -foot access route. 54. The property owners of Lots 9 & 10, Block 8, and Lots 6 & 7, Block 7, shall maintain to the center of the pond access outlots. Onsite Infrastructure Improvements 55. A street lighting plan must be submitted by the developer and approved by the City Engi- neer, 56. 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. 57. The developer shall contact the electric, telephone, gas, and cable companies that are authorized to provide service to the property for the purpose of ascertaining whether any of those utility providers intend to install underground lines within the development. 58. The developer is responsible for all street maintenance; upkeep and repair of curbs, boulevards, and sod; and street sweeping until the project is complete. All streets must be maintained free of debris and soil until the subdivision is completed. Warning signs shall be placed when hazards develop in streets to prevent the public from traveling on said street(s) and directing them to detour routes. If and when the street becomes impassible, such streets shall be barricaded and closed. In the event residences are occupied prior to completing streets, the developer must maintain a smooth driving surface and adequate drainage on all streets until they are completed and accepted by the City. The developer hereby agrees to indemnify and hold the City harmless from any and all claims for dam- ages of any nature whatsoever arising out of developer's acts or omissions in performing the obligations imposed upon developer by this paragraph. 59. Developer will provide to the City copies of bids, change orders, test results, suppliers, subcontractors, etc., relating to the work to be performed by the developer. Planning Staff Report—Case No. ZA2018-004 and PP2018-0405 Fastbrooke — Zoning Amendment and Preliminary Plat February 15, 2018 Page 27 of 31 60. The developer agrees to furnish to the City a list of contractors being considered for re- tention by the developer for the performance of the work described in the development agreement. 61. 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. 62. 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 ERC -12 for construction requirements. The water service line and shutoff valve shall not be located in the driveway. 63. Developer will be required to conduct all major activities to construct the public im- provements during the following hours of operation: Monday through Friday 7:00 A.M. to 7:00 P.M. Saturday 9:00 A.M. to 5.00 P.M. Sunday Not Allowed This does not apply to activities that are required on a 24-hour basis such as dewatering, etc. Any deviations from the above hours are subject to approval of the City Engineer. Vio- lations of the working hours will result in a $500 fine per occurrence. 64. The Developer shall weekly, or more often if required by the City Engineer, clear from the public streets and property any soil, earth, or debris resulting from construction work by the developer or its agents or assigns. All debris, including brush, vegetation, trees, and demo- lition materials, shall be properly disposed of off-site, burying construction debris, trees, and other vegetation is prohibited. Burning of trees and structures is prohibited, except for fire training only. 65. 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. 66. 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. 67. 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 Planning Staff Report — Case No. ZA2018-004 and PP2018-0005 Eastbrooke — Zoning Amendment and Preliminary Plat February 15, 2018 Page 28 of 31 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. 88. 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. 09. 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. 70. Notwithstanding any other provision of this resolution to the contrary, the City will issue building permits for up to two (2) model homes on lots acceptable to the City upon Devel- oper's compliance with the following requirements: a. Approval of a building plan and survey by the Chief Building Official. b. Presence of a paved road within three hundred feet (300') and presence of a fire hydrant within one thousand feet (1,000') of the model home(s). c. An unobstructed gravel surface road extension from a paved street surface to the proposed model home's driveway. d. No certificate of occupancy for such model homes shall be issued until all typical requirements for such issuance have been met. e. Final plat has been recorded. f. The Developer acknowledges in the development agreement that prior to the construc- tion of the improvements, site conditions, access to paved roads, and fire hydrants will be sub -standard and will not be optimized until the improvements are completed. To the fullest extent permitted by law, Developer agrees to indemnify the City, its officers, employees, agents and others acting on its behalf and to hold them harmless and de- fend and protect them (with counsel of the City's choosing) from and against any and all loss, damage, liability, cost, and expense, specifically including attorneys' fees and other costs and expenses of defense, which result from, or otherwise arise in connec- tion with any actions, claims or proceedings of any sort caused by or arising from the Planning Staff Report-- Case No. ZA2018-004 and PP2018-0005 Eastbrooke -- Zoning Amendment and Preliminary Plat February 15, 2018 Page 29 of 31 construction or use of the model homes by Developer or its contractors, employees, agents, or assigns, prior to the improvements being completed. Such claims shall in- clude, but not be limited to, claims that the model homes could not be accessed proper- ly or in a timely manner by fire equipment and/or police or emergency vehicles due to road or site conditions or claims based on lack of proximity to fire hydrants or lack of adequate fire protection. Although indemnification shall cease for claims arising after the improvements are completed and accepted, indemnification obligations for claims arising prior to the completion of the Improvements shall survive the termination of the agreement. 71. No additional building permits beyond the model permits will be issued until such time as adequate public utilities, including street lights, and streets have been installed and deter- mined to be available to use. The City will require that the utilities, lighting, and street sys- tem have been constructed and considered operational prior to issuance of any building permits in the development. Also, the City must have all the necessary right-of-way and/or easements needed for the property to be serviced. 72. 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. 73. 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. 74. After the site is rough graded, but before any utility construction commences or building permits are issued, the erosion control plan shall be implemented by the developer and in- spected and approved by the City. The City may impose additional erosion control re- quirements if it is determined that the methods implemented are insufficient to properly control erosion. 75. All areas disturbed by the excavation and back -filling operations shall be fertilized, mulched, and disc anchored as necessary for seed retention. Time is of the essence in controlling erosion. If the developer does not comply with the erosion control plan and schedule, or supplementary instructions received from the City, or in an emergency deter- mined at the sole discretion of the City, the City may take such action as it deems appro- priate to control erosion immediately. The City will notify the developer in advance of any proposed action, but failure of the City to do so will not affect the Developer's and the City's rights or obligations. If the developer does not reimburse the City for any costs of the City incurred for such work within thirty (30) days, the City may draw down the letter of credit to pay such costs. 76. The Developer is responsible for erosion control inspection fees at the current rates. If the developer does not reimburse the City for the costs the City incurred for such work within thirty (30) days, the City may draw down the letter of credit to pay such costs. Planning Staff Report — Case No. ZA2018-004 and PP2018-0005 Eastbrooke — Zoning Amendment and Preliminary Plat February 15, 2018 Page 30 of 31 77. Dust control measures must be in place to prevent dust and erosion, including, but not lim- ited to daily watering, silt fences, and seeding. The City Engineer may impose reasonable measures to reduce dust at the site. 78. The Developer shall comply with the 1991 Wetlands Conservation Act, as amended. 79. 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. 80. The Developer must provide to the City an irrevocable letter of credit for on-site improve- ments to ensure that the developer will construct or install and pay for the following: a. Pave streets b. Concrete curb and gutter c. Hard surface driveways d. Street lights e. Water system (trunk and lateral) and water house service stubs f. Sanitary sewer system (trunk and lateral) and sanitary house service stubs g. Storm sewer system h. Street and traffic control signs/signals i. Shaping and sodding drainage ways and emergency overflows in accordance with the drainage development plan approved by the City Engineer j. Adjust and repair new and existing utilities k. Sidewalks and trails I. Erosion control, site grading and ponding m. Surveying and staking n. Park and storm water basin boundary markers These improvements are all in conformance with City approved plans and specifications and will be installed at the sole expense of the developer in conformance with City Code Title 10, Chapter 5. The bank and form of the security is subject to the reasonable approval of the City. The security shall be automatically renewing. The term of the security may be extended from time to time if the extension is furnished to the City at least forty-five (45) days prior to the stated expiration date of the security. If the required public improvements are not com- pleted, or terms of the Development Agreement are not satisfied, at least thirty (30) days prior to the expiration of a letter of credit, the City may draw down the letter of credit. The City may draw down the security without prior notice for any default of the development agreement. The minimum amount for this financial guarantee will be included in the devel- opment agreement. 81. The Developer must post a cash escrow with the City's Finance Director to cover engi- neering, legal, and administrative costs incurred by the City. If this non-interest bearing account balance becomes deficient, the Developer must deposit additional funds. This Planning Staff Report-- Case No. ZA2018-004 and PP2018-0005 Eastbrooke — Zoning Amendment and Preliminary Plat February 15, 2018 Page 31 of 31 must be done before final bonding obligations are complete. This escrow amount will be included in the development agreement. 82, The Developer must post a cash escrow with the City's Finance Director to cover engi- neering costs and other City services, expenses, and materials provided in reviewing and processing of the final plat, including but not limited to staff time, legal expenses, office and field inspections, general inspections, and all other city staff services performed. This escrow amount will be included in the development agreement. 83. The Developer is responsible for establishing the final grades, topsoil, and seeding of all the residential lots and boulevards within the subdivision. The developer and/or builder is responsible for planting the one boulevard tree per lot and a second boulevard tree on the corner side lot for corner lots after homes are constructed. The City Forester will mark the location where the boulevard tree must be planted and approve the tree species to be planted. The final landscape plan must be coordinated with the City Forester. Prepared by. John M. 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Introduction: We are happy to be back to the City with a Preliminary Plat/ PDO for the Amundson Property, the neighborhood we are now calling Eastbrooke. This plan builds on the feedback from the concept plan. We responded to the comments from the neighbors, Planning Commission and City Council and reduced the overall number of units and are now less than 2.0 units per acre. We increased the overall lot size average and even while increasing the overall lot sizes we were able also able to increase the area of tree preservation. This was accomplished in part by working with the City staff and thinking out of the box to adjust the site requirements to work with the tree preservation goals and challenges posed by the significant topographical changes on the property. II. Eastbrooke Development Team: • Paul Robinson, Vice President, Eastbrooke Development, LLC • Dave Newman, President, Eastbrooke Development, LLC. • Kurt Quaintance, Planner/Engineer, VP, JR Hill Engineering • Marcus Hampton, Surveyor, VP, JR Hill Engineering • Kim Chapman — Ecological Consultant, Applied Ecological Services ■ Jake Janski —Ecological Consultant, Minnesota Native Landscape • Gary Renneke — Legal, Larkin Hoffman III. Property Owner: • Bill Amundson, 6055 Hadley Avenue S., Cottage Grove. • Linda Gerber, 6065 Hadley Avenue S., Cottage Grove IV. Submittal Request • Rezoning to R-4 with a PDO overlay • Preliminary Plat for 124 with alternative for 127 Units V. Property: Eastbrooke includes the development of four properties, that are identified by the following Washington County Parcel ID (PID) numbers. To61e I Parcel A - 0502721220003 — 6.93 Acres Parcel B - 0502721220001— 23.71 Acres Parcel C - 0502721210001— 34.06 Acres Parcel D - 0502 72 12 20002 — 3.08 Acres Total Acres — 67.78 Acres F4 Figure 1 1, Existing Conditions This property is heavily wooded (figure 1) and has a significant amount of topographical change (figure 3). Figure 2 provides a depiction of the Table 2 data and Figure 3 provides additional information on the topography of the property. The existing tree cover and the meaningful change in topography are the two biggest challenges to developing this property. Table 2 Existing Conditions - Land Cover * Forest 43.97 Red Pine Plantation 6.87 White Pine Plantation 7.90 Former Croplands 8.21 Wetland 0.42 Hadley ROW 0.41 67.78 * Includes area within future exception parcels (Lot 4, Block 1, and lot 4, Block 11) Q Figure 2 2.Topography As shown in Figure 3 the property starts with a high point along the northern property line at 986 and drops to a low point along Hadley Ave of 862 for a 124' of elevation change across the property. One can experience this in part by driving along the property on Hadley Ave. The property is also divided by a drainageway/ravine that extends north to south through the easternmost parcel. Figure 3 r 946 " 9gb _ +► , t , + k x940 + °' - 930 9�0 91 goo, , �" ✓ + r ° 900 $ 10 94 920 930 _ v 940 . i ,r �i j �� Y 430 r 930 a, `'920 910'—` 400 i Io 3 0, o30,l.� - } 890"� ° 91fl ', �t f 920 + "90p 940° '900 t} 930 ~�, °° ° 890 ` r , 890 �sr 930; °. $909, °910 924 930 �• a- 9 „ x.924 ° + 4 While the property is generally sloped north to south there are exceptions, as ridgelines and valleys within the property create a topography with significant undulation. Together this creates a beautiful yet challenging property to develop. 3. Current Zoning and Guiding The property is currently guided in the Comprehensive Plan for Low Density Residential with an allowable density range of 1-4 units per acre. The property is currently zoned R-2 Residential Estate District. VI. Background and Changes from Concept (figures 4&5) Based on feedback from the neighbor, Planning Commission and City Council we made several changes from the concept plan. These are highlighted briefly below. 1. Eliminated all 40' lots and/or townhomes (incorporated after planning commission's concept review). 2. Added trees to lots between Eastbrooke and Silverwood (incorporated after planning commission's concept review). 3. Added additional depth to the lots adjacent to Silverwood. These lots are now 150' deep (10' deeper than in the concept). This was done in part to replace the 20' buffer shown on the concept plan when reviewed by the council. Extra lot depth will function better as a buffer than shorter lot with a planted buffer. 4. Added 15 trees along the back of the lots adjacent to Silverwood (incorporated after planning commission's concept review). 5. Reduced the number of lots adjacent to Silverwood and made those lots larger, now 70' wide on average (see figure7). 6. Eliminated all 55' lots west of the ravine, based on council feedback (see figure 8). 7. Added larger lots within each category(see figure 5) o 55' lots can go up to 60' o 65' lots can go up to 75' o 80' lots can go up to 85' 8. Acquiring an acre of property from Linda Gerber, 6065 Hadley Road, to provide additional area for an informal trail connection and permanent open space buffer. 9. Revised regional trail connection and informal trail system. 10. Moved the storm water treatment areas in the SW corner of the property away from the property line to allow for a better buffer for the neighbor to the south. The Table 3 below shows a summary of the changes in lot size the type. Fig tit 4 Figure 5 Vpery Space — 26.49 cares Pnods M...!—Amundson Preliminary Plat ¢III Amundsen HPme Pa+erP — y$ eves pnppaned by -IR Hisfor the B4ncir Gmup Inc J Linda Gerber Herne Paful— 2.12 ane% Regional Yfa11 {Sld"alk12-18.2017 Informal Pathways n Tb1s1 124 f k - F i Y7z Y Is ti Ope++'SV�r— 75+wes himh 4 7�d Amundson Concept Plan u "Mr,,{lill Homy Taros! — iS ana,. Preparrd by 1R MMIrw Ow&jsv l &.V Inc — Me�lara9 ha+ � Itwtaril+v Tathfwys : d ?i : / r rte! - 11"; Figure 5 Vpery Space — 26.49 cares Pnods M...!—Amundson Preliminary Plat ¢III Amundsen HPme Pa+erP — y$ eves pnppaned by -IR Hisfor the B4ncir Gmup Inc J Linda Gerber Herne Paful— 2.12 ane% Regional Yfa11 {Sld"alk12-18.2017 Informal Pathways n Tb1s1 124 Table 3 Lots Types and Number Concept Pian Planning Commission Concept Plan Preliminary Preliminary City Council Plat Plat Option A Option 6 Lot Types # % # % # % # % 40' Lots 25 18% S5' Lots 37 27% 55 42% 31 25% 31 24% 65' Lots 49 36% 49 37% 64 52% 81 64% 75' Lots 27 20% 27 21% 80' Lots 29 23% 15 12% 138 100% 131 100% 124 100% 127 100% Units per acre 2.13 units/acre 2.01 units/acre 1.93 units/acre 1.98 units/acre *Density based on 64.15 development acres - see Table 4b At this time, we are uncertain haw strong the market wi11 be for 80' lots. Therefore, we are asking for the ability, with approval of this Preliminary Plat/PDO, to change the 80' lots as identified in the Preliminary Plat by lots 8 -18, Block 1, and Lots 16-18, Block 6 to 65' lots as shown below in a future final plat. This could add an additional 3 lots to the total if implemented in a future final plat. These lots would not be part of the first phase of the development. With this change the overall density would still remain under 2 units/acre. Figure 6 7 Block 11 (Now Block 10) increased the lot sizes for lots 1-8 to 70' and reduced the number of lots by 2 along the border to Silverwood and by 4 lots total in this block. Figure 7 Blocks 1 & 2 at the west entrance — Increased lot size from 55' to 65' reducing the total number of homesites by 4. Figure 8 X1.3 1 1i 1. 3 `ti12 4 5 ' 4 5 6 7 #i 91 1, 10 Fes, �^—ter 1 Lot size increased from 55' to 65 Lots ivduced by 4 0 -a t i 7 2 3 V 3 4 . f 5 4.� ° I 6 5, ! 7 6 7 y P I p 1 � 2`�'Y 1 17 15 5 4 1J ✓ 10 -11 14 13 12 Lot sixes increased frons 55' to 6 - 70' Lots reduced by 3 Blocks 1 & 2 at the west entrance — Increased lot size from 55' to 65' reducing the total number of homesites by 4. Figure 8 X1.3 1 1i 1. 3 `ti12 4 5 ' 4 5 6 7 #i 91 1, 10 Fes, �^—ter 1 Lot size increased from 55' to 65 Lots ivduced by 4 0 -a VII. Eastbrooke Development Proposal: With this preliminary plat we worked hard to create a neighborhood suitable for home construction while at the same time working with the topography to minimize grading impacts, saving significant areas of the forest, creating meaningful open spaces and trail connections and allocating enough area for storm water treatment. As with most developments, we are trying to balance these many interests to create a development plan that not only looks good and works but one that will also be financially successful. To accomplish this, we are asking for approval of our Planned Development Overlay District (PDO) and a rezoning to R-4 as the underlying district. 1. Highlights of the Proposal and Rationale for Planned Development overly District (PDO) There are a number of reasons for proceeding with a PDO. The rationale are described in detail throughout this narrative and summarized below: • Clustering homesites to preserve 40% of the site as open space. ■ Over 70% of the homesites abut open space. • Preserving hundreds of trees. • Restoring the remaining forest areas by removing buckthorn and performing other restoration activities. • Providing for a trail/sidewalk connection through the neighborhood linking Silverwood to the Highland Hills Corridor. • Preserving a significant open space/greenway along the ravine area and streambed. ■ Restoring and enhancing impacted portions of the streambed and banks. • Providing a variety of lifecycle housing choices and utilizing two local builders Gonyea Homes and Stonegate Homes. • Utilizing creative design to work with the significant topography of the property and to save trees. • Developing several existing parcels into one neighborhood, linking the yet to be developed properties to Silverwood to the east and to Hadley Ave S. to the west. 2. Areas Table 4a Gross Area Acres Gross Area 67.78 Amundson Home Parcel (1.5) Gerber Home Parcel ILi3j Development Area 64.15 tr] Table 4b Development Area Lotted Area 27.53 42.92% Open Space 26.58 41.43% Hadley Rd 0.41 0.64% Internal ROW 5.63 15.01% 64.15 100% As shown in Table 4b over 40% of the total site area has been allocated to open space. 3. Unit/Lot Types In order to save trees and provide a significant amount of open space we are proposing lots sizes and standards closer to what you would find in an R-4 district. We have included three general lot size categories 55', 65' and 80' (Table 5). Table 5 Lot/Product Types Lot Types # % 55' Lots 31 25% 65' Lots 64 52% 80' Lots 29 23% Figure 9 124 100% rrsru+i man Cl1TI iI A RViLUt A V NSA r>a11L01' li 4 �-s is IT:.::I A S Le . LT 155. Lots(w) 5g 5g Lds(491 g -W Ia—(.) 7a=75' In� i]�J ILRi L 6]p9 When you look more closely at the actual lot widths there is a wider mix of lot sizes than is shown when looking at the general lot categories. This is shown on figure 9 10 4. Density To reduce the overall development footprint, we are using, on average, smaller homesites. However, because of the significant amount of open space the overall density is much lower than neighborhoods with larger lot sizes. The overall density of the property under either option A or B i5 under 2 units per acre which is similar or less than the densities found in R-2.5 districts. • Option A — Density 124 units/64.15 acres =1.93 units/acre • Option 8 - Density -127 units_%64.15 acres =1.98 units/acre S. Proposed Lot Standards The preliminary plat lot standards (Table 6) are similar to the standards proposed in the concept plan. Table 6 Lot Widths Set -Backs Lot Size Min Lot Hardcover at setback Front Rear Side Avg ** Size 55' Lots 25` 25' 5' & 10' * 7,584 6,600 5,150 65' Lots 25' 25' 5' & 10' * 9,701 7,800 6,900 80' Lots 25' 25' 5' & 10' * 11,835 9,600 8,650 7.5' would also be allowed so long as there is 15' between homes — in limited cases where, at high points only, there could be a garage to garage side yard, then there could be two 5' or 10' total between homes, however there still would be 15' total side yard set -back an the lot. "Lot depths are a minimum of 120' Figure 10 120' 55' 25' 110`1 40'X65' 25' 65' 25' 110'1 50, x 65' 25' 25' 10' 65' x 65' S 25' As an alternate to 5' and 10' side yard 7.5' can be used so long so there is 15' between structures 5' side yard /10' between homes can only he used at high polnts between 2 garages. As shown in the Preliminary Plat, the average size of a I I lots in the development will be around 9,600 sq. ft. While we are asking for flexibility on the specific lot sizes the overall average still exceeds the minimum lot size for the R-4 District. 11 -Iartlrnupr As a part of the PDO we are proposing that the hardcover standards for the individual lots be higher than 40°x, which is the amount allowed per site in the R-4 district code. Our intent however with this PDQ is to keep the overall hardcover including roadways and sidewalks to 40% or less as calculated by evaluating the total site hardcover. This calculation is shown below in Table 7. ]'able 7 Hardcover Areas* Lot Area 19.55 Streets/Sidewalks 5.85 Trails 0.22 Total Hardcover/ Development Acres 25.61/64.15 of Hardcover 40% *This calculation illustrates our intent not to exceed 40% hardcover over the entire property. We intend to implement this standard by setting the following hardcover maximums per lot. It is unlikely that every lot will reach its maximum and therefore unlikely that the overall maximum will be reached as well. The totals by lot are shown in Table 8. Hardcover Maximums* Table 8 Lot Type Hardcover # of Acres Yp Max sq. ft. Lots 55' 5,150 31 3.67 65' 6,900 64 10.13 80' 8,650 29 5.76 Total Hardcover 19.55 *patios around pools are counted as hardcover but not the open water portion of the pool. 6. Wetlands and Wetland Buffer DNR Waterway A wetland inventory and delineation has been completed and approved. There is one wetland on the property. This wetland is 0.42 acres in size. It is considered a manage 2 wetland and therefore requires a 25' buffer. The buffer provided is about the same size as the wetland itself at 0.39 acres. The wetland and buffer area is shown on the plans. The buffer will be restored per the attached restoration plan. The intermittent creek flowing through the property is considered a DNR waterways. Waterways like this one in areas without formal storm water management are required to have 50' buffers. In our case this is not required, Nonetheless on average we have well over a 50' buffer along the waterway. 12 VIII. Tree Preservation, Landscaping, Restoration & Trails: 1. Tree Preservation Forest is the dominate characteristic of the Amundson property today (see Table 9). Therefore, much of this narrative has stressed the need for smaller lots and other decisions made to protect a significant amount of the forested area. Nonetheless with development there will be impacts to the forest. Our plan will exceed the base amount of impact allowed in the ordinance without mitigation. As a part of the PDO we are asking for flexibility in how we mitigate the tree impacts. The tables below outline the tree impacts and how we propose to mitigate those impacts. The mitigation is further described in the restoration section of this narrative. Over the years, a significant amount of time and effort was spent understanding and analyzing the trees on the property. As a part of this work two plantation areas were identified where trees were planted in rows for future harvesting (figure 11). To that end, the property owner applied for and received approval to harvest these two plantations areas per the harvest plan requirements in the City's tree preservation ordinance. These areas are included below in the total amount of land cover and forest to be saved but are not included as a part of the forested area that would require mitigation. Table 9 Total Forested Land Cover Forest Type Acres Red Pine Plantation 5.31 White Pine Plantation 7.90 Natural Forest 41.85 Total Tree Acres 56.05 In order to update the previous work and quantify the remaining natural forest area, a sample acre tree survey was completed in the middle of the forested area (Figures 12, 13). The outcome of this survey is shown and summarized below (Table 10a & 10b). Based on this survey the total number of trees and characteristic of the types and sixes of trees was determined and then extrapolated over the 41.85 acres. Figure II 13 The survey basically found that per acre there are on average 86 trees of a countable size, of the 86 trees, 57 trees are alive per acre, The trees that are alive fit into the following tree inventory and replacement categories see Tables 10a and 10b. Initial survey was done in winter, and updated this summer. Tree Sample Area Faure 12 I Figure 13 14 Or 0— 416 fj-4 14 Table 1Oa Dead Trees 34% Hardwood V- 19" 921.96 BOXELDER 109%9 919.14 CHERRY 6 BENT OVER 109977 923.16 HACKBERRY 6 109968 922.91 HACKBERRY 6 DEAD 109994 915.83 HACKBERRY 6 109973 921.20 HACKBERRY 7 DEAD 100306 932.82 OAK 6 100309 926.15 OAK 7 DEAD 100318 917.44 OAK 6 100312 928.67 OAK 9 DEAD 100323 91824 HACKBERRY 7 100320 917.04 CHERRY 10 DEAD 106492 918.33 HACKBERRY 7 109984 926.41 BOXELDER 12 DEAD 106495 914.81 HACKBERRY 7 109999 919.41 BOXELDER 13 DEAD 109962 921.60 HACKOERRY 7 106485 911.55 ELM 13 DEAD 109963 922.09 HACKBERRY 7 109979 921.59 ELM 13 DEAD 109964 922.08 HACKBERRY 7 109975 928.99 OAK 13 DEAD 109982 925.53 HACKBERRY 7 106482 911.40 BOXELDER 14 DEAD 109988 929.67 HACKBERRY 7 100314 927.20 CHERRY 16 DEAD 109997 921.78 HACKBERRY 7 _ 109986 927.94 OAK 16 STUMP 100305 933.51 OAK 7 '1 100321 916.40 BOXELDER 16 DEADIDYING 100307 931.02 OAK 7 109972 920.49 OAK 18 STUMP 106496 914.37 HACKEERRY 8 106500 913.48 ELM 19 DEAD 100311 930.68 OAK 8 109965 9233.10 OAK 19 DEAD 100313 927.85 OAK 8 _ 109995 923.71 OAK 19 DEAD 106486 911.97 HACKBERRY 9 106494 917.02 OAK 19 STUMP 109971 919.80 HACKBERRY 9 e 169957 913-05 ASPEN 19 SIO. DAMAGE 109985 928.31 HACKBERRY 9 109%0 920.70 OAK 20 DEAD 1100319 917.82 OAK 9 109961 921.91 OAK 20 DEAD 1500361 922.89 CHERRY 10' 109978 921.69 OAK _- 20 DEAD ii06483 911.61 HACKBERRY 10 100303 928.07 OAK _ 22 DEAD 1106488 9$1.80 HACKBERRY _ 10 140315 92.5.86 OAK 23 DEAD _ 1169983 929.66 HACKBERRY 10 159991 921.30 OAK 23 DEAD 109968 925.10 CHERRY 11 109990 921.65 OAK 26 DEAD 109976 925.41 HACKBERRY 11 109958 914.74 OAK 30 DEAD DYING 106489 912-65 CHERRY 12 29 34% 109%7 924.83 CHERRY 12 110000 921.56 CHERRY 12 100304 934.91OAK 12 -- 100317 918.17 OAK 12 106493 917.07 HACKBERRY 13 _ 109959 914.88 HACKBERRY 13 109993 916.87 CHERRY 19 109996 922.77 OAK 19 f Solt Wood 12" to 24" 34% 100302 921.96 BOXELDER 12 106491 915.25 BOXELDER 12 106484 910.74 BOXELDER 13 106499 911..60 BOXELDER 13 109974 925.76 BOXELDER 13 109989 923.15 BOXELDER 13 109970 916.67 CHERRY 13 106487 911.74 ASPEN 14 100316 924.51 ELM 14 109987 929.95 ELM 14 109980 921.OD ELM 15 109992 917-26 ELM 15 106490 91200 ASPEN 16 106497 913.02 BOXELDER 16 100310 928.27 B0XELDER 20 -4-7 ---- . . ®�® i5 Table 10b Tree a ,e e% Dead* 34% 109981 922.08 OAK 19 38 44% _..._.._ . _ - Specimen Trees over 30" 1% Replacement Per Code/Tree Removed - Soft 5 24 17% l Rardwood 20"r 100% Trees and Tree _ _ 100308 928.43 _1106498 912.43 OAK OAK -1 20 23 Replacement Categories per Acre 100322 916.68 OAK 24DeatWying 3 3% � e.___ amagedTrees Hardwood F-19" Hardwood 2D'+ 29 38 3 34% 44% 3% _ jHardwood 30"+ Specimen Tree 30- 1 1% _ - - 109998 918.41 OAK 33 Softwood 12'-24' 15 17% 1 1%' TolalTreas 86 100% Table 10b Tree a ,e e% Dead* 34% Hardwoods under 20" 44% Hardwoods 20" - 30" 3% Specimen Trees over 30" 1% Replacement Per Code/Tree Removed - Soft 5 24 17% 100% *Dead trees do not require replacement 15 With the preliminary plat we have an accurate calculation of the acreage of tree removal needed so that a calculation could be made for mitigation. This calculation shows that we were able to preserve more forested area than we had initially estimated with our concept plan. Table 1I Excess Tree Removal Calculation Acres # of Trees* Natural Forest 41.85 3,599 Proposed Tree Removal 59.6% * 41.85 Ac = 24.96 2,147 Removal Allowance 40% * 41.85 Ac = 16.7 1,440 Excess Tree Removal** 20% 8.22 707 `Number of trees = Acres * 86 trees/acre **Trees saved include a portion of the red pine plantation Based on the initial calculations there are 8.2 acres of trees being removed over the amount allowed by the City's tree ordinance. The table below shows the number of replacement trees and monetary equivalent that would be required if the loss was being mitigated with cash only. Table 12 Replacement Per Code (Per Sampling) - if all cash Category B Mitigation # of Replacement Trees Required As a part of the PDO we are proposing to handle the tree mitigation through planting additional trees and implementing a restoration plan to improve the health of the trees that remain as well as restore portions of the intermittent stream that runs in the ravine. The restoration is described in greater detail in the next section of this narrative. The alternative PDD replacement calculations are shown on Table 13. Cost at Total Tree $325 Removal Type % # 2 x 4 x 6 x Replacement per tree Dead Trees 3410 238 0 $ 0 Hardwood less than 20" 44% 312 625 625 $ 203,034 Hardwood greater than 20" less than 30" 3.5% 25 99 99 $ 32,058 Specimen Hardwood greater than 30" 1.2% 8 49 49 $ 16,029 Softwood between 12" and 24" 171 123 247 247 $ 60,145 66% 707 871 99 49 1,019 $ 331,266 As a part of the PDO we are proposing to handle the tree mitigation through planting additional trees and implementing a restoration plan to improve the health of the trees that remain as well as restore portions of the intermittent stream that runs in the ravine. The restoration is described in greater detail in the next section of this narrative. The alternative PDD replacement calculations are shown on Table 13. Table 13 Replacement with credit for Restoration - PDO Flexibility Replacement Category B Trees Tree Replacement Extra Street, Buffer, Landscaping Trees 1.75° BB (2:1) ** 130 65 Reforestation Trees 1"- 1.5" BR (4:1)* 524 131 Ravine Restoration (825 tree equivalent) 825 825 1,479 1,021 *reforestation trees may come in a variety of sizes and may include larger B & B trees. Their equivalency will be adjusted as needed. **1.75" trees used vs. 2.5" so that all street trees are the same size. Table 13 above generally follows the Category B replacement as an equivalent. With the development work 654 newly planted trees will be credited towards the replacement of the removed trees. In addition, approximately $260,000 in restoration and reforestation work (equivalent to approximately 825 planted trees) will be completed with the development work. This is described in greater detail in the restoration plan. In total, the equivalent of $332,000 of tree planting and restoration work will be completed to off -set the additional tree loss above the 40% allowed. Field decisions will need to be made in consultation with the City as the work progresses to determine the final combination of trees and restoration work that is warranted. It is nonetheless the goal of the developer to follow the replacement strategies as described in the restoration plan. 2. Restoration Plan As a part of the tree mitigation we are proposing to improve the portions of the forest that are being saved with an emphasis on the greenway corridor on each side of the ravine. The ravine has great potential for fostering ecological diversity as well as scenic value. The goal in restoring the open space is to create a beautiful, ecologically accurate, diverse natural environment that can be shared with the neighborhood and public at large. The restoration plan identifies six restoration areas/activities: 1. Woodland/Forest restoration areas 2. Infiltration Areas/Buffer 3. Forest Edge/Graded Areas 4. Forest Edge/Graded Area/Reforestation S. Wetland/Wetland Buffer 6. Ravine/Creek Bed restoration area 17 Figure 34 B Restoration Areasftones Forest - Forest Edge/ GradeWSeeding Forest EdgejGraded{Reforestallon _ Infiltration Areas i Infill ration Area Buffer Wetland & WeNnd Buffer ,.......i Ravine[Creek Red Restotatter, Area --tee t•c,-:-rris, Restoration Plan 12-18-20J T 3. Restoration Plan Activitles tree Appendix_o for all seed mixes referenced] ■ Woodland/Forest Restoration area .. Regional Trail informal pathways Through the recent decades the woodland areas on the Eastbrooke property have been over- run with undesirable woody species, mostly buckthorn. oak forest is the dominant forest type on the property. oak trees including red, bur, northern pin and white oak are dispersed throughout the area. Cottonwood trees are the next most common large tree after the oaks. The presence of cottonwoods suggests that open, sunny conditions previously occurred at locations in the oak forest where the cottonwoods could become established. Trees of other native species included black cherry, hackberry, red cedar, green ash, basswood, and American elm. In some areas of the forest the larger trees are often surrounded by young red oak, ironwood, black cherry, hackberry, and common buckthorn. Many large trees in the woodland area have open -grown crowns yet their lower branches have been shade -pruned or are in the process of dying. 18 The Woodland restoration work will focus on opening the site up into an Oak Savanna, while maintaining a portion of the existing pine plantation that is not harvested in preparation for site construction activities. Woodland/Forest Restoration Process i. Remove existing buckthorn and honeysuckle found on the site through forestry mowing areas accessible by equipment and by cutting, treating and either burning on site or chipping and removing from the site. In the Oak Savanna areas, we will also target Boxelder, leaving all Oaks and Cherry undisturbed and undamaged. ii. Following first removal phase, the site will be left alone with the hope and expectation that the native ground story will re -sprout. iii. After one growing season, woodland areas will be evaluated and treated with a foliar herbicide application. Care will be taken not to damage any existing or re - sprouting native understory vegetation. iv. Depending on the amount of understory growth certain areas may be left alone and other areas may be lightly forestry mowed. Forestry mowing will occur in late -fall, early winter to avoid rutting and damage to existing vegetation. v. After forestry mowing the woodland areas will be seeded with a native woodland seed mix to create competition to retard future buckthorn re -growth. vi. Woodland areas will be maintained for another year through a combination of site monitoring, spot herbicide treatments to control undesirable seed species, and spot mowing. Infiltration Areas/Buffer Infiltration areas will be excavated and graded during site construction activities. After final grading these areas will be restored. i. Infiltration areas will be permanently seeded with a Sedge Meadow Native Seed Mix in the basins and a Wet Mesic Native Seed Mix around the upper edges of the basins. Seed Mixes will be seeded to overlap to better facilitate establishment through varying moisture conditions. ii. Permanent seeding will be covered by erosion control blanket or hydro -mulch. iii. If site grading does not coincide with proper seeding dates, the infiltration basin areas will be temporarily stabilized with a cover crop and hydro -mulch. iv. After permanent seeding, infiltration basins will be maintained to promote the establishment of the native seed mixes through a combination of site monitoring, spot herbicide treatments to control undesirable seed species, and site mowing. • Forest Edge/Graded Areas Seed areas within the open space that were graded. 19 i. Permanently seed graded areas with an Oak Savanna Native Seed Mix and blanket or hydro -mulch where needed. If site grading does not coincide with proper seeding dates, the graded restoration areas will be temporarily stabilized with a cover crop. ii, After permanent seeding, the graded restoration areas will be maintained to promote the establishment of the native seed mixes through a combination of site monitoring, spot herbicide treatments to control undesirable seed species, and site mowing. Forest Edge/Graded Area/Reforestation Selective reforestation will be done as a part of the restoration plan. i. A combination of bare root and balled and burlapped trees will be planted to provide graded areas a better transition to the forested areas ii. While not shown specifically on the plan some forested areas will also receive reforestation trees as needed. One example where it may be needed is in portions of the remaining red pine plantation. In these areas some bare root and balled and burlapped trees will also be planted. a Wetland/Wetland Buffer Restore existing wetland dominated by Reed Canary Grass. i. Wetland restoration will include herbicide applications to control and potentially eliminate the Reed Canary Grass. ii, Cool season herbicide applications will be used to control the Reed Canary Grass for two growing seasons. iii. If the herbicide applications are successful, a wetland native seed mix will be used that can compete with some of the invasives. Ravine/Creek Bed restoration area The site has a 1,120 -linear foot ravine running north and south on the site. The ravine is eroding on the sides of the bank and appears to be incising in areas. Using bio -engineering measures and some light tree removal to create sun exposure, stabilization and enhancement will occur to prevent further erosion and to highlight this unique site feature. A more specific plan is shown in Appendix C. 4. Landscaping and Monument A landscaping plan was submitted with the preliminary plat. In addition to the required street trees a number of additional street trees have been shown to keep a consistent tree lined streetscape throughout the neighborhood. You will also find the additional landscaping at each of the entrances and as a buffer along the backyard between Eastbrooke and Silverwood. We are still working on the entrance monuments for Eastbrooke but figure 1S shows a draft of our current concept. We are looking at using a solid granite column with a metal top that may or may not incorporate a light. The monument is loosely influenced by the arts and crafts style, As an alternative �Lf to the hanging sign we are looking at options to engrave the development name into the stone. A final plan will be provided to staff for approval. Figure 15 5. Trails In our concept we proposed a regional trail connection along the southern boundary of the property recognizing that there would be some steeper sections of trail needed. After meeting with City staff we were asked to provide a smaller portion of the regional trail and bring the remaining segments into the neighborhood along the roadways. With this internal connection there will still be a paved connection from Silverwood to the Highland Corridor. Additionally, an informal trail is located along a large portion of the southern border. The intent is that the middle section of the regional trail that we are no longer providing can be acquired by the City as the properties to the south develop, 21 Figure I& +4p+ryAYE a � J` Uyling Trail • r • ■ Pnn—d Regional Trail • • • • • • Trait) Sid.tralk Cnnnerlinn �a W115r k T S ilrr�+a w»Ittli I . 6141St 4 i Now �eulrl aim n I1 /R Flan 51 4 1a �GLGi�� I+rNNlart� OOH S = ailH Fr it EW A number of informal pathways exist on the property today (see Figure 17). We are planning to recreate trails to emulate this existing informal trail system around the property as shown. These trails would look more like trails you would expect in the Boundary Waters or at a state ,park. We intend to leave the trails as earthen trails that would be occasionally mowed and maintained but would not have a formal bedding. Below are a couple winter pictures of the trails on the property. Figure 17 22 �WkIL Vr ! i AND P' 1S w v"LHWtti Lu4%'Itmfg 1wp � J` Uyling Trail • r • ■ Pnn—d Regional Trail • • • • • • Trait) Sid.tralk Cnnnerlinn �a W115r k T S ilrr�+a w»Ittli I . 6141St 4 i Now �eulrl aim n I1 /R Flan 51 4 1a �GLGi�� I+rNNlart� OOH S = ailH Fr it EW A number of informal pathways exist on the property today (see Figure 17). We are planning to recreate trails to emulate this existing informal trail system around the property as shown. These trails would look more like trails you would expect in the Boundary Waters or at a state ,park. We intend to leave the trails as earthen trails that would be occasionally mowed and maintained but would not have a formal bedding. Below are a couple winter pictures of the trails on the property. Figure 17 22 IX. Additional Plan/Development Details: 1. Sewer and Water Sewer and water service is available to the property at several locations. Our plan uses the northern sewer connection at 6111 Street to provide service to all the property east of the ravine as well as portions of Blocks 1 and 6 west of the ravine. The first phase of the development will start from Hadley Ave. S. In conjunction with the Hadley road project (described below) sewer and water lines will be extended from 65th to the SW corner of our property at Hadley Road. 2. Storm Water The City of Cottage Grove stormwater requirements are being met with the proposed plan. The City requires pre -to -post rate control limits for the Zyr, 10yr, and 100yr rainfall events on all off-site discharges except to the southwest corner of the site where the basin discharge cannot exceed 2.25 cfs for the 100yr rainfall event. The City also requires infiltration of at least the 1" runoff volume in 48 hours from all new impervious surfaces as well as 80% TSS and 5091STP removal for a 1" runoff volume. The proposed plan and stormwater treatment system meets and exceeds all of these requirements. The proposed rate control designed within the overall site approximately reduces the Zyr discharge rate by 1S%, the 10yr discharge rate by 58%, and the 100yr discharge rate by 64% as well as only allow 1.72 cfs for the 100yr pond outflow for the southwest corner of the site. The proposed sump manhole and snout storm system coupled with the designed infiltration basins far exceed the previously stated infiltration, TSS, and TP requirements as the infiltration basins have aero discharge in a Zyr rainfall event, roughly 2.56" runoff from the new impervious surfaces. 3. Street/ROW Considerations Generally, we are following the City roadway standards for residential streets. We are providing for a 60' of right of way and a 28' roadway face to face with surmountable. We confirmed with staff that access to Hadley Ave S. will not require a turn lane. Therefore, no turn lanes are indicated in the plan. 4. Hadley Road In conjunction with Eastbrooke the City will be reconstructing Hadley Ave S. This project should make Hadley Ave. S. safer. It is the City's intent to provide a 36' wide road with curb and gutter. While this will have a more urban appearance it allows the City to better handle storm water and to reconstruct the roadway within a smaller footprint to preserve more of the trees along the roadway. 5. Sidewalks 6' sidewalks will be incorporated on one side of the street as shown in the PDO plans. Street lights A light plan is included. This plan generally conforms with the street light spacing guidelines. We would like to keep the neighborhood natural feeling and would prefer not to over light the streetscape. If offered by the City we would prefer a dark sky compliant street light. 23 Figure 18 v. • 15.. I M9 U. I I y I YIFI At 1I%A 11U a VI1 As a part of our agreement with the property owner, we are providing him with a 1.5 -acre parcel for his home. This parcel is shown as Lot 4, Block 1. Staff also asked that we consider how the parcel may develop in the future. Figure 19 shows an example of how this lot could be sub -divided into three lots in the future. Figure 19 4M.NNft rr � OUTLOT A �..p . 1 3 WMW_P 24 7. Home Parcel for Linda Gerber We have tentatively reached an agreement with Linda Gerber for a portion of her property. This is being incorporated to accommodate an informal trail and larger buffer as mentioned previously in this narrative. Linda's parcel is shown as Lot 1, Block 11. 8. Builders/Home Product Examples We plan to have two local builders at Eastbrooke. • Gonyea Homes - http://www.gonyeahomes.com/ GONYEA �iOMES & KEMODELING • 5tonegate Builders - https://www-stonegatebuiIders.com/ STONEGATE BUILDERS ■ MADE IN MINNESOTA ■ 5tonegate generally will be building on the 55' and 65' lots and Gonyea on the 65' and 80' lots. Some examples of their homes follow. Architectural standards to be followed by the neighborhood are included in Appendix A. 25 Gonyea Homes Figure 21 IR 12 PF , R I Nl Ilion I NUNN million!-- NNOM! -ark FSA 9. Phasing Eastbrooke Development will start by developing the western portion of the property. The first phase is likely to include the properties up to Lot 14, Block 6 and go down to the creek bed. Figure 22 shows the approximate areas. Starting from the west provides for a better marketing window and also helps to minimize the amount of traffic driving through the existing Silverwood neighborhood. The phasing plan also indicates a potential area needed for grading and possibly stockpiling material for the future second phase. More will be known about this at the time of final plat. The Phase II grading area only is likely to be platted as an outlot. Table 14 shows the product mix and number of units for each phase. Phase I will begin in the Spring/Summer of 2018. Phase II is not known at this time. Figure 22 Table 14 Lot Types by Phase Phase I Phase II - A Lot Types # # 55' Lots 0 19 19 55'-60' Lots 0 12 12 65'-69' Lots 31 16 33 70'-75' 5 12 12 80' Lots 11 10 1 85' Lots 3 5 0 50 74 77 Total units Option A-124, Option B - 127 28 X. Fees & Flexibilities: Below are several tables reaffirming our understanding for how City fess will be calculated for the Eastbrooke Neighborhood. 1. Fees and Net Acres Calculations Table 15 Net Acres for Utility Trunk Charges Gross Acres 57.78 Amundson Parcel (2/3)* (1.0) Gerber Parcel (2/3)* (1.4) Wetlands (0.42) Hadley Ave (0.41) Tree Preservation Area (16.89) Portion of Regional Trail (0.43) Proposed Ponding(HWL) (3.15) Net Acres for Trunk Fees 44.08 *Amundson and Gerber parcel charged for one lot/connection (Exact deduction TBD) Table 16 Net Acres for Major Road Fee Gross Acres Net 2017 (1.5) Utility Trunk Area Charges Acres Fee Total Sanitary Sewer West Draw Area II 44.08 $ 2,970 $ 130,918 Waterworks - West Draw Area I & II 44.08 $ 3,403 $ 150,004 Storm Water Area Charge - West Draw * 44.08 $ 7,204 $ 317,552 *Credit for 1/3 of Ravine Crossing to be determined and subtracted from storm area change $ 598,474 Table 17 Net Acres for Major Road Fee Gross Acres 67.78 Amundson Parcel (1.5) Gerber Parcel (2.13) Wetlands (0.42) Hadley Ave (0.41) Portion of Regional Trail (0.43) Proposed Ponding(HWL) (3.15) Net Acres for Major Road Fee 59.74 Table 18 Net Major Roadway Fee Acres Major Road Fee 59.74 *Credit for 1/3 of Ravine Crossing to be determined and subtracted from storm area change 29 2017 Fee Total $ 8,515 $514,660 $514,660 Table 19 Connection Fees unit $ SAC 124 $ 2,485 $308,140 Sewer Connection Charge 124 $ 360 $44,640 Water Connection Charge 124 $ 1,160 $143,840 $496,620 Table 20 67.78 Other Known Development Fees Unit $ Park & Open Space Markers $115 Right of Way Permit - per lot $50 Street Light Utility Fee $68 Street Seal Coat - Street (guess) Sq. Yrd $1 Street Seal Coat - Trail Sq. Yrd $2.5 Street Lights - Residential Pole $700 Street Lights - Residential Fixture $800 2. Park Dedication Calculation As proposed our park dedication will be met by dedicating all of the tree preservation area and the portion of the trail corridor dedicated to the public. The net acre calculation or park dedication is shown in Table 21. Table 21 Net Acres for Park Dedication Gross Acres 67.78 Amundson Parcel (2/3ofTotal) (1.0) Gerber Parcel (2/3 of Total) (1.4) Wetlands (0.20) Hadley Ave (0.41) Other Net Acres for Park Dedication 64.79 Based on the net acre calculation for park dedication, this community would be required to dedicate 10% of the net land area in the development or 6.48 acres. Conservatively between the land for the portion of the regional trail corridor and 50% of the tree preservation area (counting only areas where trees are left undisturbed) there will be sufficient land dedication to off -set the park dedication fee. Since the outlots will be public and include trails, there is a much larger dedication than what is being shown in Table 22. 30 Table zz Park Dedication Acres Required (10% of 64.79) 6.48 50% of Tree Preservation Area (8.44) Regional Trail Corridor (11.43) Park Dedication Remaining D 3. Select Flexibilities described Appendix B includes a list of flexibilities that have been utilized as a part of the fastbrooke PDO. In large part the vast majority of the flexibilities are due to saving trees and working with the extreme topography on the property. A number of roadway and grading standards were modified to allow the development to better conform with the topography of the property. Adjusting to the topography also requires more expense to develop homes since there will be more foundation exposed from side walkouts than one would typically see in flatter developments. XL Conclusion: We are proud of this neighborhood and expect that over time it will be considered one of the best or better neighborhoods in the City. We thank you in advance for your review and look forward to discussing our development plans with you. 31 Appendix A — City Architectural Guidelines Applicable to Eastbrooke 1. To the extent possible, develop themes that accentuate and define neighborhoods. 2. When creating life cycle housing options, make an effort to include options for move -up home buyers. 3. Create amenities such as open space areas and recreational facilities. 4. Save existing trees to the extent possible, plant new trees to increase the amount of overall trees. 4. Create front facades with enhanced architectural interest including but not limited to changes in wall planes, porches, covered stoops, balconies, and bay windows unless incorporating another proven architectural style. 6. Sides of homes exposed to public views from regional trails or arterial roadways including the front and rear must include, changes in materials, height, projections in the vertical or horizontal plane or other such facade changes as may be necessary to avoid a continuous vertical or horizontal plane. 7. 20 percent of the front facade, exclusive of windows, doors, and garage doors must be covered by brick, stone, stucco, or cementitious board, except for housing styles such as prairie homes or salt -box homes where such treatment is architecturally incompatible. 8. A portion of all covered porches must extend a minimum of 6' feet from the principal structure and no less than 4'. 9. Garages without enhanced architectural treatments must not extend more than G' beyond the porch. Not applicable to side loaded garages. 32 Appendix B — PDQ Standards & Flexibilities Storm Sewer and Hydrology 1. 3 foot sump 48" diameter manhole with snout for pretreatment 2. No NURP or sediment basins required beyond sump for pretreatment 3. 80% TSS and 50% TP (1" runoff) removal to be accomplished within the sump manhole and infiltration basin areas 4. Existing CN's between 52 and 62 for raw land per watershed -does not include impervious 5. Atlas 14 rainfall 6. Modified Philip Dunne infiltrometer testing for infiltration rates is acceptable, no post construction infiltration testing is required 7. Apply safety factor of 2 to MPD infiltrometer rates 8. Provide maintenance access to storm basins but no aquatic or maintenance bench is required around basin. Storm basins located adjacent to a public roadway is considered accessible without constructed maintenance access 9. Grading into wetland buffer and location of storm basin within buffer is acceptable 10. No engineered planting media is required for infiltration basins 11. 3 to 1 slopes adjacent to and within storm basins are acceptable 12. No skimmer is required for outlet structure of storm basins 13. Wetland buffer averaging with the minimum buffer width % of the required buffer width is acceptable 14. No SWWD submittal or approval is required 15. Maximum infiltration rate is 8.33 in/hr 16. No maximum bounce from OLE to HWL for storm basins 17. Hand calculation for infiltration in 48 hours is acceptable 18. Storm basins — low opening to be minimum of 2 feet above basin EOF and 3 feet above basin HWL 19. Normal street low point or rear yard low point — low opening to be minimum of 1 foot above EQF 33 20. 36" EOF pipe for ravine crossing- not proposed at this time due to large event modeling that doesn't result in damaging HWL and the requirement of future Woodbury developments to reduce proposed discharge, ultimately from 204 cfs (now 188 cfs) to 25 cfs 21. Pre to post rate control on the 2yr, 10yr, and 100yr rain events for all offsite discharges except to the southwest corner. The 100yr discharge to the southwest corner is 2.25 cfs maximum basin outflow (this does not include uncontrolled drainage from the adjacent on-site slopes) Sanitary Sewer and Watermain 1. Sewer depth ok to be less than 12 feet in depth in minimal number of locations 2. Sewer manholes ok to be located off of road centerline but not in wheel path in limited number of locations 3. Gate valves not required on all legs of tees or crosses Streets 1. 20mph vertical curves K=7 crest, K=17 sag, and 60 foot minimum curves are acceptable 2. Horizontal curves to 60 feet centerline radius are acceptable 3. 10% maximum road grade is allowed 4. 3°f road grade for the first 100 feet from centerline/centerline to the PVI is acceptable 5. Flag lots with minimum 35 feet of r/w frontage is acceptable 6. No maximum number of lots on single entrance 7. Informal trail will not be graded and may have slopes exceeding 3.1 S. Sidewalks and trails throughout the development will not meet ADA requirements (5%) but will be constructed to a maximum grade of 10% 34 Restoration Plan—Approximate Field Locations and Practices: 00+00-1+00: The channel is in good shape through this stretch. There is better bank vegetation due to lessened canopy in this stretch. The channel has good flood plain connectivity, important given the proximity of the wetland to the north. These may be enhanced with some tree and shrub planting as needed. 1+00-1+75: We would propose to conduct a channel re -alignment in this area, moving the channel to the West and away from the graded lots and infiltration basin. The re -aligned channel would be lined with a rip -rap or log toe protection. The newly graded banks would be seeded with a native seed mix and covered with erosion control blanket. Excavated material from the new channel would be deposited in the old channel. Root wads could be used at the new channel intersection as additional armoring, • 1+75 — 3+00: The channel is incising in this area. We propose a series of step pools (or grade control structures) to minimize future incising and as an added aesthetic creek feature. The step pools could be constructed with either rip -rap or logs, or a combination of both. The banks would be seeded and covered with erosion control blanket. ■ 3+00— 5+00: Road embankment and box culvert— no restoration work in the channel. • 5+00-5+25: Construct a rip -rap spillway at the end of the box culvert. This would include geo- textile and the placement of rip -rap. A cross -vane could be added as another creek feature in this area, • 5+25-9+25: This is the stretch of the channel where the most work could be done. The outside bends are cutting vertically with the inside bends developing point bars. While this is the natural evolution of a meandering ravine or creek, it will continue to impact lots and graded features in the development and should be addressed. We would propose installing rip -rap toe protection on all outside bends, using the point bar sediment as fill material. All areas above the toe protection would be seeded and covered with erosion control blanket. 9+25-11+00: The banks in this area are shorter and will require less armoring for stabilization. This stretch would be protected with log toe protection and brush mattress, Exposed area would receive seed and blanket. • 11+00-12+50: This stretch of the channel is less defined with short banks and a less defined thalweg. We propose defining the thalweg through sediment bar excavation, coir log installation, and live stakes. W. Appendix D -Restoration Seed Mixes Woodland Seed Mix (shade tolerant mix for woodland understories) Seeds. sq ft: 63.00 37 %of Seedsl PLS Scientific Name Common Name Mix Sq Ft Ibslac Grasses: Bromus ciliatus Fringed Brome 9.00 3.64 0.90 Bromus pubescens Hairy Woodland Brame 10.00 2.79 1.00 Elymus hystrlx Botttebrush Grass 15.00 4.19 1.50 Elymus villosus Silky Wild Rye 15.00 3.03 1.50 Elymus virginlcus Virginia Wild Rye 15.00 2.31 1.50 Festuca subverticillata Nodding Fescue 1.50 1.10 0.15 Sedges/Rushes: Carex normalls Greater Straw Sedge 5.50 5.05 0.55 Carex radiata Eastern Star Sedge 6.00 9.04 0.60 Carex sprengelii Long -Beaked Sedge 3.00 1.10 0.30 Forbs: Agastache foeniculum Fragrant Giant Hyssop 1.50 4.96 0.15 Allium tricoccum Wild Leek 0.25 0.01 0.03 Anemone canadensis Canada Anemone 0.35 0.10 0.04 Aquilegla canadensis Columbine 1.30 1.81 0.13 Ansaema triphyllum .lack -in -the -Pulpit 0.25 0.00 0.03 Campanula americana mall Bellflower 0.55 3.43 0.06 Caulophylium thalictroides Blue Cohosh 3.50 0.01 0.35 Dicentra cucullarla Dutchman's Breeches 0.05 0.03 0.01 Geranium maculatum Wild Geranium 0.15 0,03 0.02 Hydrophyllum vlrginlanum Virginia Waterleaf 0.25 0.03 0.03 Monarda fstuiosa Wild Bergamot 1.25 3.21 0.13 Polygonatum biflorum Solomons Seal 1.00 0.03 0.10 Rudbeckia iaclnlata Wild Golden Glow 1.00 0.51 0.10 Rudbeckia triloba Brown -Eyed Susan 2.50 3.12 0.25 5milacina racemosa Solomon's Plume 0.25 0.00 0.03 Sofidago flexicaulis Zig Zag Goldenrod 0.25 0.77 0.03 Symphyotrlchum ciliolalum Lindley's Aster 0.50 1.73 0.05 Symphyotrichum laterirlorum Calico Aster 1.00 9.18 0.10 Thalletrum dlolcum Early Meadow Rue 200 0.54 0.20 Zizia aurea Golden Alexanders 2.10 0.85 0.21 100:00 62.62 10.00 Seeds. sq ft: 63.00 37 Savannah Seed Mix (for partial sun oak savanna and woodland edge) %of Seeds/ PLS Sclentlfle Name Common Name Mix Sq Ft IWac Grasses: Andropogon gerardii Bfg Bluestein 5.00 2.20 0.60 Bouteloua curtipendula Side -Oats Grama 11.00 4.82 1.32 Bromus ciliatus Fringed Brome 7.00 3.39 0.64 Bromus pubescens Hairy Woodland Biome 2.00 0,67 0.24 Elymus hyslrlx Bottlebrush Grass 5.00 1.67 0.60 Elymus vlllosus Silky Wild Rye 16.00 3.88 1.92 Elymus vlrglnlcus Virginia Wild Rye 7.00 1.30 0.84 Schizachyrlum scoparium Little Bluestem 13.00 8.60 1.56 Sorghastrum nutans Indian Grass 11.50 6.08 1.38 SedgeslRushes: Carex normatis Greater Straw Sedge 1.00 1.10 0.12 Carex radiata Eastern Star Sedge 0.75 1.36 0.09 Carex sprengelil Long -Beaked Sedge 0.75 0.33 0.09 Forbs: Agastache toenlculum Fragrant Giant Hyssop 0.25 0.99 0.03 Amorpha canescens Leadplant 0.50 0.35 0.06 Anemone canadensls Canada Anemone 0.25 0.09 0.03 Aqulegla canadensls Columbine 0.40 0.67 0.05 Ascleplas syriaca Common Milkweed 1.40 0.25 0.17 Ascleplas tuberosa Butterfly Milkweed 0.75 0.14 0.09 Ceanothus americanus New Jersey Tea 0.50 0.17 0,06 Coreopsls palmata Prairie Coreops€s 0.40 0.1 B 0.05 Dalea purpureum Purple Prairie Clover 3.25 2.15 0.39 Desmodlum canadense Canada Tick Trefoil 1.90 0.46 0.23 Echinacea pallida Pale Purple Coneflower 0.50 0.11 0.06 Hellanthus maximlllanl Maximlllian's Sunflower 0.50 0.29 0.06 Lespedeza capitata Round -headed Bushclover 1.10 0.39 0.13 Lupinus perennis Wild Lupine 0.60 0.03 0.07 Monarda flstulosa Wild Bergamot D.60 1.85 0.07 Oenothera biennls Common Evening Primrose 0.75 2.98 0.09 Penstemon gracilis Slender Beardtongue 0.15 3.97 0.02 Rosa arkansana Prairie Rose 0.25 0.01 0.03 Rudbeckia hlrta Black Eyed Susan 1.20 4.87 0.14 Rudbeckla triloba Brown -Eyed Susan 1.25 1.87 0.15 Solldago rigida Stiff Goldenrod 1.25 2.26 0.15 Symphyotrlchum laevis Smooth Blue Aster 0.20 0.48 0.02 Sym;phyotrichum laterillorum Calico Aster 0.20 2.20 D.02 Symphyotrichum oolentanglensis Sky Blue Aster 0.20 0.71 0.02 Verbena stricla Hoary Vervain 0.75 0.93 0.09 Veronicastrum Arginlcum Culvers's Root 0.15 5.29 D.02 Z121a aurea Golden Alexanders 0.75 0.36 0.09 1DO.00 69.44 12AO Seedsisq ft. 69.00 Sedge Meadow Mix (for wet/saturated sites and low-lying area) 39 %of Seeds/ PLS Scientific Name Common Fume Mix Sq Ft Ibs/ac Grasses: Calamagroslis canadensis Blue -Joint Grass 3.00 24.68 0.24 Elymus virglnlcus Virginia Wild Rye 15.00 1.85 1.20 Glycena grandis Reed Manna Grass 5.00 10.28 0.40 Poa palustris Fowl Bluegrass 8.50 32.47 0.66 Spartina pectinala Prairie Cord Grass 3.25 0.63 0,26 SedgeslRushes: Carex comosa Battlebrush Sedge 16.00 14.10 1.28 Carex hystericfna Porcupine Sedge 3.00 2.64 0.24 Carex pellita Broad -Leaved Woolly Sedge 3.00 2.47 0.24 Carex retrorsa Knotsheath Sedge 1.50 0.48 0.12 Carex scoparla Broom Sedge 6.00 14.81 0.48 Carex stipata Common Fox Sedge 4.00 4.00 0.32 Carex vulpinoidea Fox Sedge 5.50 13.49 0.44 Sclrpus atrovirens Green Bulrush 0.75 10.14 0.06 Scirpus cyperinus Woolgrass 0.50 24.98 0.04 Forbs: Acarus amerleanus Sweet Flag 4.20 0.61 0,34 Alisma subcordatum American Water Plantain 3.00 5.29 0.24 Anemone canadensis Canada Anemone 1.00 0.24 0.08 Asclepias Incarnata Marsh Milkweed 4.75 0.67 0.38 Eupatorlum maculatum .foe-Pye Weed 1.00 2.79 0.08 Eupatorlum perfoliatum Boneset 0.25 1.18 0.02 f-lelenfum autumnale Sneezeweed 0.15 0.57 0.01 Iris versicalor Northern Blue Flag Iris 1.70 0.06 0.14 Hates pycnostachya Prairie Blazing Star 1.00 0.32 0.08 Lycopus americanus (Nater Horehound 0.25 0.96 0.02 Mlmulus ringens Monkey Flower 0.25 16.90 0.02 Physostegla virginlana Obedient Plant 0.25 0,08 0.02 Pycnanthemum virgfnlanum Mountain Mint 0.25 1.62 0.02 Solidago rlddellii Riddell's Goldenrod 0.70 1.91 0.06 Solidago rlgida. Stiff Goldenrod 1.00 1.20 0.06 Symphyotrichum novae-angllae New England Aster 0.40 0.78 0.03 Fhalictrum dasycarpum Purple Meadow Rue 4.50 0.29 0.04 Verbena hastata Blue Vervain 1.75 4.78 0.14 Vernonia fascicu#ata Ironweed 2.50 1.76 0.20 Veronlcastrum vir fnlcurn Culvers's Root 0.10 2.35 0.01 100.00 201.20 B.00 Seedslsq ft: 201.00 39 Wet Mesic Prairie Mix (mix height prairie for wet but not saturated areas) NOTE: Seed varieties and percentages may change based c availability. 40 %of Seeds/ PLS Scientific Name Common Name Mix Sq Ft lbs/ac Grasses: Andropogon gerardii Big Bluestem 15.00 5.51 1.50 Calamagrostis canadensls Blue -Joint Grass 0.50 514 0.05 Elymus vlrginicus Virginia Wild Rye 2000. 3.09 2.00 Glyceria grandis Reed Manna Grass 2.50 61.43 0.25 Leersla oryzoldes Rice Cut Grass 2.00 2.50 0.20 Panlcum virgatum Switchgrass 5.00 2.57 0.50 Schlzachyrium scoparlum Little Bluestem 3.00 1.65 0.30 Sorghastrum nutans Indian Grass 12.50 5.51 1.25 Spartina pectfnata Prairie Cord Grass 13.00 3.15 1.30 SedgeslRushes: Carex pellita Broad -Leaved Woolly Sedge 075 0.77 008 Carex stipata Common Fox Sedge 0.50 0.62 0.45 Scirpus cyperinus Woolgrass 0.25 15.61 0.03 Forbs: Asclepias Incamata Marsh Milkweed 5.00 0.88 0.50 Desmodium canadense Canada Tick Trefoil 1.50 0.30 0.15 Eupatorium maculatum Joe-Pye Weed 0,50 1,74 0.05 Eupatorium perfoliatum Boneset 0,50 2.94 0.05 Heliopsis heliantholdes Common OX -Eye 3.00 0.69 0.30 Hyperlcum pyramidatum Great St. Johns Wort 1.50 10.47 0.15 Liatds pycnostachya Prairie Blazing Star 2.25 4.91 0.23 VIlmulus ringens Monkey Flower 0.40 3379 004 Physostegla vlrginiana Obedient Plant 1.20 0.48 0 12 Pycnanthemum virginianum Mountain Mint 0.25 2.02 0.03 Silphium perfoliatum Cup Plant 2.25 0.12 0.23 Solldago riglda Stiff Goldenrod 2,25 3.39 €3.23 Symphyothchum novae-angilae New England Aster 0,40 0,97 0,04 Thalickum dasycarpum Purple Meadow Rue 1.00 0.73 010 Verbena hastata Blue Vervain 120 4.10 012 Vernonia fasciculata ironweed 1.70 1.50 0.17 Veronlcastrum virginicurtm _ Culvers's Root 0.10 2.94 0.01 10000 120.54 10.00 Seedslsq ft: 121.00 NOTE: Seed varieties and percentages may change based c availability. 40 � BOLTON M & MENK Real People. Real Solutions. MEMORANDUM Date: 01/15/2018 To: Nate Estrem, PE From: Mike Boex, PE Subject: Eastbrooke Preliminary Plan Review City of Cottage Grove, MN Project No.. N14.115509 2035 County Road 0 East Maplewood, MN 55109-5394 Ph: (6511704-9970 Fax: 16511704-9971 Bolton-Menk.com This memo summarizes the review of documents submitted by James R. HILI, Inc., dated 12/18/17. 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. C,onoral- 1. We believe the thick dashed line represents the proposed natural trails through the site. Is it anticipated that there be tree removals required for the establishment of these pathways? It is understood these trails will be left in their natural condition, a dirt or vegetated base, and will be 6-8 feet wide to allow for mowing if needed. 2. Submit a management/maintenance plan for the Dutlots and ravine prior to the City taking them over. a. Developer shall evaluate the existing condition of the ravine and stabilize if necessary. 3. Provide soil borings for review. 4. Final plans will require plan and profiles of street alignments, grades, and vertical curves. 5. Easement widths to be confirmed during final design. Minimum easement width should be twice as wide as pipe depth. For example, the easement between lots 10-11 block 10 appears to need more width. 6. The City would like to incorporate median noses on the front of each cul-de-sac island for plowing. 7. A signing plan will ultimately be required. Stop signs are anticipated to be placed at: a. Street D approach to Street A, Street C approach to Street B, and Street A approach to Hadley Avenue Sheet 2.10: 8. The minimum width to access infiltration basins should be 25' at the end of street D, between lot 1 block 3 and lot 16 block 2, per city code. Bolton & Men is an equal oppa Eastbrooke Preliminary Plan Review Page: 2 The access to the basin off Street C between lots 9/10 block 8 should be a 25' wide outlot since that will be the primary access to the basin. 10. The access to the basin off Street B between lots 6/7 block 7 should be a 25' wide outlot since that will be the primary access to the basin. Side -lot drainage and utility easements should then provide enough width for the proposed pipe depth. Sheet 3.20-3.23: 11. Protect steep grades nn streets from washout. Provide/indicate locations for temporary sedimentation areas within roadway in conjunction with the mass site grading. Indicate locations of check dams per detail plate. 12. Is it planned to construct infiltration basins last or is there a plan to protect them during construction? Sheet 1_3O- 13. It appears an encroachment agreement or other permit may be needed for street and utility crossings of existing pipeline and it is understood the developer is pursuing those. 14. It is understood the developer is inquiring about minimum clearances for street and utility construction with the owner of the pipeline. It appears that in order to obtain 4' cover between Street A and the pipeline, it will require Hadley Avenue to be raised 2.9' at that location. This will be evaluated during the design of Hadley Avenue. 15. Likewise, it appears the access for the infiltration basin south of street A will be off Hadley Avenue. The pipeline will need to be potholed in that location to understand cover and any restrictions for future access of heavy equipment for City maintenance. If necessary, revisions to the grading may be required to obtain the necessary cover. 16. Discharge from basin 1C2P will need to be coordinateol with the Hadley Avenue design. 17. It should be noted that the existing property at lot 4 block 1 shall maintain emergency access during construction, such as a temporary gravel driveway. 18, Ditch drainage along Hadley at Street A should be maintained until new storm sewer is com plete. 19. While an access bench is not required around the entire infiltration basin, the City is requesting a 10' access to storm structures and flared ends in order to provide maintenance. This comment applies to all infiltration basins onsite. 20. It appears that lots 10 and 11 block 1 may have driveways close to 10%. Please confirm maximum driveway grades are 10% or less on the site. Sheet 3.31: 21. In Out lot C basin 2DIP; access is off Hadley Avenue or Street D via the proposed trail. Increase trail width to 10' wide bituminous and 12' gravel section for equipment access/use. 22. It appears there is a 7' high wall approximately 20' south of the sidewalk down an embankment along Street D. Per City code, this wall shall be completely fenced along the top edge with the City standard wrought iron fence material. Bolton & Mark is an equal opportunity employer. Eastbrooke Preliminary Plan Review Page: 3 23. Public Works has concerns about the steep grades in the cul-de-sacs (9.2990 on the Street D and 6.38° on Street C) as it relates to plowing and snow removal. Evaluate options to reduce these grades around the sac, 3.5% or less but preferably as flat as possible. Sheet 3.32: 24. The City is requesting an access route for maintenance to both ends of the box culvert under Street A. 25. Since an overland EOF is not provided over Street A, the City will evaluate the potential for adding an additional pipe at a higher elevation at the ravine crossing. 26. The City would prefer that the wall behind lots 3 and 4 block 7 be located within each lot and be privately owned. This will also increase the separation between the drainage way and wall and reduce the potential of erosion issues immediately adjacent to the wall. 27. It is preferred that rear yard drainage cross no more than three lots before being picked up in a catch basin. The rear yard storm sewer behind lots 6-2 block 9 and lots 2-6 block 10 exceed this, please evaluate if the storm sewer can be modified to reduce overland drainage paths. 28. The rear yard storm sewer behind lots 6-2 block 9 is a long run for the City to jet and maintain. Please evaluate if the storm sewer could be routed out of the rear yard in various or different locations to minimize length of rear yard pipe to jet. Sheet 3.33: 29. In Outlot E basin 362P; access is off Street B via the proposed trail. Increase trail width to 10' wide bituminous and 12' gravel section for equipment access/use. Trail will need to transition to 8' width around the 90 -degree curve at the Silverwood plat line. Sheet 4.10: 30. Final plans will require plan and profiles of utilities to understand utility cover across the length of pipe, crossings, and clearances between crossings. 31. Water main valve placement will be reviewed during final design. 32. Avoid running storm sewer behind curb when possible. Evaluate the benefit a catch basin provides and whether it may be better as a manhole and shift the pipe under the road. In certain cases it may work better to add a manhole around tighter curves. 33. Please use high capacity catch basins on steep streets (6% or greater) to minimize bypass flow. Refer to City detail STR-16. These are not used at low points. 34. Please refer to the detail attached at the end of this memo for the infiltration structure grate to be used and allow access. 35. Increase build of structures to 4' on all storm sewer or demonstrate conflicts or reasons why that isn't attainable. Shallower storm systems have a tendency to freeze more frequently. 36. City Detail STO-12 should not be used, structures shall be 4' diameter. Sheet 4.12: 37. An end section will be required at the ends of the box culvert. Bolton & Wnk is an equal opportuni Eastbrooke Preliminary Plan Review Page: 4 Sheet 4.13: 38. Is there a reason the sanitary manhole at Street B & C is not at centerline? Evaluate if the water main could be bent east of CBMH-58 and still maintain separation from the manhole if moved. 39. Move the hydrant on Street C by lot 6/7 block 9 one lot line to the south. The City attempts to cover all lots with a 300 -ft coverage radius. Sheet 7.10: 40. It appears another light is needed on Street A south of Street D. Res pace remaining lights on the Street A loop. Residential Iights should be approximately 200-250 feet apart located on lot lines. 41. Feed point cabinet locations should be identified on the plan. 42. Identify wire sizes on the plan. Wire to be placed in conduit. Handholes are to be placed adjacent to each light pole. City details LGT-3, LGT-25, and LGT-27 will be required. Shppt R.1 f}- 43. Delete detail STO-12. ihppt R 11 44. Delete detail STR-29 Stormwater Model 45. 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. 46. Road Crossing: South Washington Watershed rules require that culverts be buried 1/6 of height, see standards below. Please also update the culvert hydraulics to include consideration of the required fill within the culvert bottom as well as the corners that will be precast. In this manner, the remaining flow area for the culvert will likely be 25.6 sq. ft. b. Please also consider the tailwater that is likely at the culvert during the 100 -year event. The City's Comp Plan indicates that the peak water surface elevation in future regional pond WD -P7 will be 894.0 feet. Updating the comp plan model to include the 7.4 inch 24-hour Atlas 14 rainfall, indicates that the peak water surface elevation in future regional pond WD -P7 will be 894.7 feet. Holton & Monk is an equal op part unity employer. Eastbrooke Preliminary Plan Review Page: 5 4.3 Standards 4,3.1 Crossings The portion of a road, highway, utility, or associated structure that crosses the bed or bank of any waterbody shall not be Installed, modified, or replaced without first demonstrating a public benefit and ensuring that the crossing will retaIn adequate hydrauliceapacity and navigational capacity If applicable, preserve wildlife passage along each bank, not adversely affect water quality, and represent the "minimal Impact" solution to a specific need with respect to all other reasonable altematives. Projects must follow the DNR manual Best Practices for Meeting DNR General Public Waters Work Permit GP 2004-OODI, when applicable, All applicable projects trust meet the following: Aj Provide analysis demonstrating the stream's physical characteristics and the effect of the project on hydraulic capacity and water quality aj Construction must be timed to take advantage of seasons with no or tow stream flow. C] Construction must be timed to avoid spawning seasons if applicable Dy Sizing and plac e me nt of strea m crossings must meet the foliowing: Ij Regardless of the stream's width to depth ratio, minimum culvert width shall meet or exceed stream bankfull wldlh. combined width of multiple culverts Is satisfactory 2) Culvert length shall extend beyond side slope too 3} Slope of culvert shall match stream thalweg slope 4) Culverts shall be buried 1/6u' of their height 5) When using multiple culverts, offset culvert Inverts. Use the fewest and largest multiples possible. A minimum vertical separation of 1 foot Is required between the lowest placed culvert and multiples. 6) Alignment of culvert shall match stream alignment 47. The South Washington Watershed District Floodplain Management Rules require No Net Loss of Floodplain Storage. Please describe the volume of 100 -year floodplain that will be filled by road embankments or other project features and describe measures to mitigate that will provide a 1:1 floodplain volume (live storage). 48. Stormwater Modeling: Hydrology and hydraulics were performed using HydroCAD. The SCS curve number method was used with weighted curve. 49. Rate Control: The City's Surface Water Management Plan (SWMP) requires that developments meet the City rate control requirement either through on-site ponding and/or downstream regional ponding. Table 1 demonstrates that rate control requirements are met in the 2 -year, 10 -year and 100 -year design storm events. Existing and Proposed models each simulate runoff from a project watershed area of 76.46 acres. A hydrograph with a peak flow of 184.59 cfs has been manually inserted into the hydrology model to simulate flows from the contributing watershed (Woodbury) of about 1 square miles upstream from the project area. 6o tton B Menk is an cc u at ono ortunity em Eastbrooke Preliminary Plan Review Page: 6 Table 1 Simulated Peak Flows 2 -Year 10 -Year 100 -Year Feature Existing (cfs) Proposed (cfs) Existing (cfs) Proposed (cfs) Existing (cfs) Proposed (cfs) 111 0.7 0.54 4.95 1.28 15 10.04 2R 1.11 0.92 8.27 4.08 44.83 14.67 3R 185.25 184.91 186.49 186.07 190.17 189.59 4A 0.04 0 0.23 0 0.9 0 Peak Flow Totals 187.1 186.37 199.94 191.43 250.9 214.3 50. Volume Control: The City requires runoff volume control for new development equal to 1 -inch of runoff from new impervious surfaces. 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. i. Ensure that all water is pretreated before discharge to infiltration basins. For example, it appears that storm drains ending at FES 4, FES 7, and FES 21 are not pretreated. 51. Infiltration Rates: The applicant submitted an infiltration testing report with measured saturated hydraulic conductivity at six soil boring locations. The results range from 0.86 to 30.4 inches per hour. The design rates used in the model are generally 50% of the measured rate. 52. Once the boring logs are submitted, please demonstrate that the proposed infiltration basins have adequate separation from the seasonal high water table, bed rock or confining layers. ...the City will not allow infiltration practices: i. For runoff from fueling and vehicle maintenance facilities ii. Within predominantly Hydrologic Soil Group {HSG} D (clay) soils iii. Within 100 feet of a private well, within the emergency response zone for a wellhead protection area iv. Within 50 feet of a septic tank of drain field v. On areas with less than 3 feet of vertical separation from the Bottom of the infiltration system to the elevation of the seasonal high groundwater elevation or top of non -karst bedrock vi. Within 300 feet of an identified sinkhole 53. Volume Control of 1" of runoff from 17.24 acres of impervious surfaces is required. This volume is 62,581 cubic feet and the volume control requirement is met on site. The infiltration basins include a volume below the outlet structure crests of 167,051 cubic feet. Please submit information such as pond stage hydrographs for the 2 -year event to demonstrate the duration of stored water and the time required for the pools to drawdown. Balton & Menk is an a quat op porton i ty employer.. Eastbrooke Preliminary Plan Review Page: 7 54. Structure Elevations and Freeboard: The Surface Water Management Plan Policy 2.2 indicates: "...For stormwaterfacilities with emergency overflows, the low entry elevation for all new structures must be a minimum of 3 feet above both the peak surface water elevation for the 100 - year precipitation event and 2 feet above the emergency overflow elevation of any immediately adjacent newstormwater basin." a. Proposed lot elevations appear to comply with City freeboard requirements. 55. Wetlands: The narrative states: "There is one wetland on the property. This wetland is 0.42 acres in size. It is considered a manage 2 wetland and therefore requires a 25' buffer." a. Please provide information regarding wetland delineations or evaluations, and describe approvals received for "no loss", "exemptions" or "replacement plans". 56. 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. b. Please include a narrative discussion of water quality and 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. 57. Can -site storm sewer should be sized to a 5 -year rational method design. Some design calculations for the storm drain system were submitted. a. It appears not all storm structures and pipe runs were included in the submittal. b. Please submit a drainage area map for each catchment. c. Include individual pipe segment velocities with calculations for review. 58. As explained in the Eastbrooke Preliminary Plat/PDD, dated December 18, 2017: "The intermittent creek flowing through the property is considered a DNR waterway." Please be aware that a DNR Protected Waters permit may be required for the work proposed to restore/enhance the stream bed and banks as well as the work proposed to construct the road crossing and box culvert installation. Boftn & Monk is an equal opportunity Eastbrooke Preliminary Plan Review Page: 8 LOW SIDE FLAT STEEL BATS @ 4" O.C. PROVIDE 4 - 1r2" SS ANCHOR BOLTS NO PERPENDICULAR SUPPORT BARS ALLOWED r-- OUTER RING FOR STRUCTURES LESS THAN 84" DIA. HOT -DIPPED GALVANIZED GRATE IN 2 SECTIONS WITH HEAVY DUTY HINGES ABLE TO SUPPORT 250 LBS/SF AND BE ABLE TO REMOVE ONE SECTION FOR ACCESS TO STEPS BY REMOVING NUTS FROM TWO ANCHOR BOLTS. SUBMIT SHOP DRAWINGS TO ENGINEER FOR REVIEW PRIOR TO FABRICATION, HIGH SIDE MANHOLE STEPS SHALL BE PLACED SO THAT LOCATION IS PERPENDICULAR TO THE BARS. MANHOLE STEPS, NEENAH R19813 OR EQUAL, 16" ON CENTER. ALUMINUM STEPS APPROVED. Grate Dpta i l Bolton & Menk is an equat opporlunityemptuyer. 6mo lly" T Varies With Height Standard Heights 3'', 3Y , 41, 51, 6' 36" Min. Footing Depth r Iy" 1:3[0316A.PSml 3ths" TYPICAL 0 NOTES; 1.) Post size depends on fence height and wind loads, See MONTAGE PLUS'" specifications for post sizing chart, 2.) Thud rail required for Doable Rhigs, 3,) Available in 3" air space andinr Flush Bo most heights. MONTAGE PLUS "' RAIL 1 ys' E -COAT COATING SYSTEM Base Material Uniform .Ziac Coating (Hot Dip) Zinc Phosphate Coating Epoxy Primer Acrylic Topcoat RAKING DIRECTI©NAC, ARROW Welded panel can be raked 30" over 8' with arrow pointing grade. PROF,USION�WELDIN, No exposed welds, Good Neighbor prc appearance on batt Specially formed high strength architectural shape, Bxtu COMIVMERML STRENGTH WEDDED STEEL PANEL DOUBLE RING Adolnament option - ly"MONTAGE PLUS"Ra il (See Crw -Seel(oo Below) post 2y""OX 16g a. Q Y"P 18ga Picket Bracket Options Values ionshown purposes, are nominal and not to ci used for installation purposes, See product specification PRE ASSEMBLED for installation requirements. tB,caao Tw. MONTAGE PLUS CLASSIC 2I3 -RAM Ameristar Montage Plus Classic Fence DR: CI SH . W 1 SCALE: DO NOT SCALE Distributeby: Ornamentnkal Fence Supply, LLC CK: ME jDato 6128114 1 REV: a sig Rock, IL Phone: 804-448-1293 www.omamenkalrencesupply,corn (mCottage m Grove (here pride 30"'05"e"" Meet To: Community Development Department From: Zac Dockter, Parks and Recreation Director CC: Date: January 19, 2018 Subject: Eastbrooke Subdivision Introduction Planning staff requested feedback on potential active recreational components such as playgrounds within Eastbrooke subdivision's public park space. Due to the ecology of the public property, the Parks and Recreation Department believes the community is best served by preserving the natural resources and providing recreational access via a coordinated trail system. Efforts should be focused on restoring and enhancing woodlands, wetlands, ravines and grasslands to offer these serene natural experiences to residents. The Eastbrooke subdivision is currently served by three active parks which would meet the City's standard for active recreational service areas. Additionally, the parks listed below would be connected to the subdivision with off-road trails. Peter Thompson Park: Neighborhood Park within a'/ mile Sunnyhill Park: Neighborhood Park within a'/2 mile Highlands Park: Community Park within 1 mile Staff Recommendation Staff recommends against placement of a playground or other active recreational features in the Eastbrooke subdivision at this time. 19 January 2018 To: Planning Commission City of Cottage Grove Re: Eastbrooke Development Zoning change request My husband and I are property owners in Silverwood and will be directly affected by the zoning change from R2 to R4. We know that the area will be developed. However, we ask that you reconsider the zoning change and, if it is approved, that you make sure that the developer follows the requirements. This zoning change also impacts those who have acreages to the north and south of Eastbrooke and who also purchased their land with the understanding that the Amundson property would remain R2. At the meeting with Bancor yesterday evening, we were told (and first told last spring) that this development, with smaller lots, can be marketed in Cottage Grove because homebuyers don't want to spend money on larger homes if they are not in Woodbury. Tell that to many of us in Silverwood who spent in excess of $500,000 on our homes over 10 years ago. This was before the new high school, junior high, and shopping areas which make the area even more desirable. And how sad that we live in a city that can only attract homeowners who will spend less that $500,000. Even though the new Woodhaven development, with acreage lots, abuts Silverwood/Pinewood and touches the proposed Eastbrooke development, we were told that that type of development would not work in Cottage Grove. We were also told that the development has been planned to preserve green space. That's great for our new neighbors, but since 48% of the homes will be built directly to the west of Silverwood, on 113 of the developed land, Silverwood and Pinewood residents will not be able to enjoy the green space. The lot width on those lots range from 55' to 75', not the 75' that use to be required for the R4 zoning. The Bancor representative was asked if the denser development was necessary to make a profit, or if the profit would just not be enough. There was no answer. If some of the smaller lots were combined, and larger homes built on them, the builders could still make money, possibly more. We were not told if this was even considered. urge the Planning Commission to ask Bancor to rethink sections 7-10 of the development and to keep lot sizes similar to those in the sections 1-6 to the west as well as those in Silverwood/Pinewood. Thank you, Karen Spaulding 6186 Hearthstone Ave. S. Cottage Grove MN This is an enquiry email via https://www.cottage-grove.org/ from: Kelli Gorgus <mich0373@umn.edu> Subject: City of Cottage Grove: Amundson development - Sharing comments as I cannot attend the meeting 2/15 Good Afternoon, We are excited about the opportunity of having new neighbors and new childhood friends for our kids, however are concerned about the safety that this Amundson concept plan poses on our existing neighborhood. I challenge you to think about the vision that was in place over 10 years ago when our Silverwood/Pinecrest neighborhood concept plan was approved. I would like you to think about the reason that you might have approved 32 foot wide streets and larger lots that allow for average flow of traffic; I would guess it was to allow for easy access to emergency/security vehicles and snow plows, and the safety of our families walking along the streets to bus stops/friends houses that do not have current sidewalks. My concern of safety happens to be pretty high for personal reasons, as our 6 year old son was born Deaf. He has a cochlear implant that helps him hear, but outdoor elements and distance make it even more challenging for him to hear his surroundings. Like many of our kids he attends Cottage Grove Elementary, and walks to and from the bus stop everyday. As a parent and a community member, I ask for the planning committee to please continue to uphold our city standards. Please make decisions for our city based off what you would consider safe for your own families. I would guess that smaller lots with more houses, and increased traffic on streets where many of them have no sidewalks would not be included your vision of safe. Nor would streets narrow enough to completely block safety vehicles from entering with only a few cars parked on the street. Please help us gain an adjoining community that mimics the same traffic flow and structure that was deemed safe when our neighborhood concept plan was approved. Simply put...these higher density housing developments should branch out into new single family homes, and not the opposite by forcing our existing larger lot single family neighborhood into them. I appreciate your time taking our concerns into consideration, Kelli Gorgus