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HomeMy WebLinkAbout2018-07-23 PACKET 06.3.STAFF REPORT CASE: CP18-044, ZA18-045, PP18-046 ITEM: 6.3 PUBLIC MEETING DATE: 7/23/18 TENTATIVE COUNCIL REVIEW DATE: 8/15/18 APPLICATION APPLICANT: Mark Elliot Homes REQUEST: A comprehensive plan amendment to change the land use from High and Medium Density Residential to Low Density Residential: a zoning amendment to change the zoning from AG -1, Agricultural, to R-5, Medium Density Residential; and a preliminary plat to be called Stoneybrook Villas that will consist of 33 twin homes for a total of 66 new residential units. SITE DATA LOCATION: 9930 Military Road South and 6630 Keats Avenue South ZONING: AG -1, Agricultural Preservation GUIDED LAND USE: High Density Residential LAND USE OF ADJACENT PROPERTIES: CURRENT GUIDED NORTH: Agricultural Medium Density Residential EAST: Agricultural Commercial SOUTH: Historic Property Commercial WEST: Agricultural Low Density Residential SIZE: 18.95 acres DENSITY: 3.9 Dwelling Units Per Acre RECOMMENDATION Approval, subject to the conditions stipulated in this staff report. Cottage Grove and Prosperity Meet COTTAGE GROVE PLANNING DIVISION here Pride Planning Staff Contact: John M. Burbank, Senior Planner; 651-458-2825; iburbank(o)_cottagegrovemn.gov Max Pattsner, Planning Intern; 651-458-2898; mpattsner(o)_cottagegrovemn.gov Application Accepted:. 6/27/18 60 -Day Review Deadline: 8/26/18 City of Cottage Grove Planning Division • 12800 Ravine Parkway South 9 Cottage Grove, MN 55016 Planning Staff Report Mark Elliot Homes — Stoneybrook Villas Planning Case Nos. CP2018-044, ZA2018-045 and PP2018-046 July 23, 2018 Proposal Mark Elliot Homes has applied for the following planning applications to develop approximately 18.95 acres of land for 66 units of two -unit attached single -level residential housing: A. Zoning amendment to change approximately 18.95 gross acres of the property's AG -1, Agri- cultural Preservation, zoning classification to R-5, Medium Density Residential, utilizing a cluster development of attached housing. B. Amendment to change the land use of approximately 18.95 gross acres of property from High and Medium Density Residential to Low Density Residential. C. Preliminary plat named Stoneybrook Villas that subdivides approximately 14.79 net acres into 33 duplex units. The lots are all subdivided into two rectangular lots for a total of 66 lots, with each having a width of 43 feet and a length of 72 feet. The proposed plat also includes four stormwater detention outlots and two lots of homeowners association common area encom- passing the majority of the remainder of the development. The common area includes approx- imately 0.78 acres of common, usable open space, approximately 11 acres of drainage and utility easement, and approximately 2,240 feet of 24 -foot wide private roadways. The proposed residential subdivision project is located at 9930 Military Road and 6630 Keats Avenue. The location map is shown below. e Grove 4u, Grove -'ere P.tee and F'.-P°rlty Meet o f r r „ Location Map Review Process Applications Received: June 27, 2018 Acceptance of Completed Applications: June 27, 2018 Planning Commission Public Hearing: July 23, 2018 Tentative City Council Date: August 1, 2018 60 -day Review Deadline: August 26, 2018 120 -day Review Extension Deadline: October 25, 2018 Planning Staff Report — Stoneybrook Villas Planning Case Nos. CP2018-044, ZA2018-045, and PP2018-046 July 23, 2018 Page 2 of 29 Background Beginning with the East Ravine Master Plan and the 2030 Future Vision Comprehensive Plan, the two properties at 9930 Military Road and 6630 Keats Avenue have been designated for High and Medium Density Residential land uses. The market conditions have not supported high den- sity residential given the various amenities that are needed to support an apartment development. Medium density works well with the surrounding low density residential uses. The planned 2040 Land Use for these two lots has changed designation from High Density and Medium Density Residential to be entirely Medium Density Residential. An amendment changing the designation of these two lots from High and Medium Density Residential to Low Density residential was requested, though it will not be necessary, since the use of an attached -style product at a low density of units per acre fits the vision proposed in the 2040 Comprehensive Plan. Staff is recom- mending that the City take action on a land use change to Medium Density Residential rather than High Density Residential based on the draft 2040 land use plan and the product style. Keats Avenue -- _, z 9 ^.�Wj LU 12 IX I�yI ' a Site Plan Planning Considerations !� Gophcr Sraee One Gall Lou CKS Property Characteristics The 18.95 gross acres at 9930 Military Road and 6630 Keats Avenue is made up of two proper- ties, both of which are currently farmland with two residential dwellings in total, as well as several farm structures. The dwellings are located near the southeastern tip of Parcel A near the junction of Military Road and Keats Avenue, with a gravel driveway about 200 feet north of the Military Road/Keats Avenue junction, and near the eastern edge of Parcel B, with a gravel driveway about 1,260 feet north of the Military Road/Keats Avenue junction. The site's terrain is highest on the eastern edge, near the midpoint from north to south. It generally slopes from its eastern edge to the northwest in the northern half, and to the southwest in the southern half. An aerial photo of the property with contours is shown below. Planning Staff Report — Stoneybrook Villas Planning Case Nos. CP2018-044, ZA2018-045, and PP2018-046 July 23, 2018 Page 3 of 29 Stoneybrook Villas Aerial with Topography Legend Contours Parcels 0 75150 300 450 600 Feet 2018 Aerial with Contours �l° Keats AWenue South - - Kea 41W. MiAW L _______ 6l1TLOTA L} +/ / 13 ... j � / ti z � oLOUCKS aL Jorgensen Ave S _ (n j.: �- .: _...,.,. � l3 d dJ 50 31 32 Sd d CO . rLO p£ r� z 43 1 �f 62 �1 ��...3 L 36 27 L/I 3b 36 10 /( 1 � 9 Uy :` Jo An Ave S 10 I 25 26�i 2) 28 19 30 E31 3 JS. ...... . ........ . ..... . ..... Site Plan with Proposed Street Names Planning Staff Report — Stoneybrook Villas Planning Case Nos. CP2018-044, ZA2018-045, and PP2018-046 July 23, 2018 Page 4 of 29 Access/Transportation The Stoneybrook Villas project will require construction of a street west of Keats Avenue for ac- cess to the development. The preliminary plat proposes to dedicate a 60 -foot wide right-of-way for the proposed construction of a public street. This right-of-way meets the standard requirements. A landscaped entrance island at the east end of the new public street would be permitted, with the homeowners association owning and required to maintain the center island. Any entrance island would need to be included as a platted outlot in the revised site plan and final plat and approved by City staff before review by City Council. A future street extension of the new public roadway at the west end should be designed to accommodate future utility extensions without disturbing adjacent parcels. Access to each residential lot is proposed to be from one of the three private 24 -foot wide streets (from face -of -curb to face -of -curb). These private streets will be owned, maintained, and repaired by the proposed homeowners association for this project. The concrete curb and gutter will be a D428 design. A five-foot public sidewalk is proposed on the south edge of the new public street, separated from the street by a six-foot landscaped area. The proposed sidewalk will connect to a 10 -foot wide trail that will run parallel to Keats Avenue on the west side of the road, within the right-of-way, from the north end of the development to Military Road, where it will connect with the planned Military Road Trail. A culvert will be required to be installed to provide drainage at the intersection of the Keats Avenue trail and Military Road Trail. The developer is required to finance and construct the sidewalks and Keats Avenue Transportation Trail. Sidewalks will not be required or constructed on the private roads. A 90 -foot diameter temporary cul-de-sac will be required at the western terminus of the new public street within the development. This temporary cul-de-sac must be located entirely within the development, unless an easement is obtained from the property to the west. Water and sanitary sewer stubs will need to extend past the temporary cul-de-sac to the west and be located within the drainage and utility easement. These stubs should be located so that excavation for future extension will not disturb adjacent lots. Financial surety will be required for the missing road section until such time that utility and road extensions to the west occur. The developer is also responsible for the cost and installation of a barrier and sign at the end of the dead -ended roadway. The sign will be an advisement that the road will be extended in the future. Planning Staff Report — Stoneybrook Villas Planning Case Nos. CP2018-044, ZA2018-045, and PP2018-046 July 23, 2018 Page 5 of 29 K- AZ— lG8A�+1 IYn 91 uLQUCKS Trail and Sidewalk Map Density The net density area is calculated by subtracting the major road right-of-way for Keats Avenue South and the stormwater basins that are below the high water elevation. The net area of the development is roughly 14.79 acres, making the net density 4.5 dwelling units per acre. Land Use 2030 The land -use designation in the City's Future Vision 2030 Comprehensive Plan designates these parcels as high- and medium -density residential. The proposed development is within the 4.1 minimum units per acre required for medium -density residential, and below the density required for high-density residential. Planning Staff Report — Stoneybrook Villas Planning Case Nos. CP2018-044, ZA2018-045, and PP2018-046 July 23, 2018 Page 6 of 29 Land Use 2040 (Draft) The adoption of the 2040 Comprehensive Plan will indicate a change in vision to a lower -density residential use for the area than was proposed in the 2030 Comprehensive Plan. Although the current land use designation would not support the proposed development, the change to lower density in the 2040 Comprehensive Plan should be taken into consideration. The land -use designation in the City's Future Vision 2040 Comprehensive Plan designates these parcels as medium -density residential. The proposed development is within the 4.1 minimum units per acre required to fit this designation. The attached housing product contained in this de- velopment is also a medium -density style product, and fits with the Comprehensive Plan's overall vision for this neighborhood junction. The proposed Stoneybrook Villas preliminary plat is consistent with the Medium Density Residen- tial land use designation as shown on the Future Land Use Map in the current Future Vision 2040 Comprehensive Plan. Below is an excerpt from the Future Land Use Map. Cottage I J Grove nd?,,V.rity meettoneybrook Q1 Villas Site ESLINESLA V20301andUse LAND—USE —_--� Agricultural - r Rural Residential Low Density Residential -� Med Density Residential High Density Residential i Mixed Use — -- Commercial I— -- ,. - Industrial — - Transition Planning Area - Parks/Private Open Space _ - W Golf Course Mississippi River _ I� IIIIIIIIILw � J i ' i Cottage Grove Future Land Use 2030 Land Use 2040 (Draft) The adoption of the 2040 Comprehensive Plan will indicate a change in vision to a lower -density residential use for the area than was proposed in the 2030 Comprehensive Plan. Although the current land use designation would not support the proposed development, the change to lower density in the 2040 Comprehensive Plan should be taken into consideration. The land -use designation in the City's Future Vision 2040 Comprehensive Plan designates these parcels as medium -density residential. The proposed development is within the 4.1 minimum units per acre required to fit this designation. The attached housing product contained in this de- velopment is also a medium -density style product, and fits with the Comprehensive Plan's overall vision for this neighborhood junction. The proposed Stoneybrook Villas preliminary plat is consistent with the Medium Density Residen- tial land use designation as shown on the Future Land Use Map in the current Future Vision 2040 Comprehensive Plan. Below is an excerpt from the Future Land Use Map. Planning Staff Report — Stoneybrook Villas Planning Case Nos. CP2018-044, ZA2018-045, and PP2018-046 July 23, 2018 Page 7 of 29 i o Proposed Stoneybrook Villas Development r AMI —M Cottage INSy C COVE P °rb .rd fo�WRMen 20401 Future Land Use 111 �r City Boundary — Major Future Roadways ® Agriculture Preserve Rural Residential Low Density Residential ® Medium Density Residential - High Density Residential - Commercial - Mixed Use ® Mixed Use within 300" of Arterial Roadways Industrial — Public/Serpi-Public 0 Agricultural _ Parks/Open Space _ Golf Course Transition Planning Area Open Water Street and Railroad Right -of -Way i The proposed preliminary plat and the land use map from the City's Future Vision 2040 Compre- hensive Plan are consistent in the following ways: • The Future Land Use Map in the Future Vision 2040 Comprehensive Plan identifies the future land use development of the applicant's property for medium density residential land uses. The developer is proposing two-family duplex units in detached buildings, utilizing a Clustered and Zero Lot Line development plan. An amendment to the Comprehensive Plan is recom- mended, changing the land -use on the property from High- and Medium -Density Residential to Medium -Density Residential. This change of land -use, along with the rest of the 2040 Com- prehensive Plan, will need to be approved by the Metropolitan Council before any building plans can be approved. • Trail and sidewalk connections are proposed and are acceptable to the City along with listed conditions. The trail along Keats Avenue will be required to extend north to the northern edge of the property, and will be required to connect to the Military Road Trail on the southern edge of the property. • The proposed preliminary plat and grading plan are consistent with the current medium den- sity residential land use designations in the area. Planning Staff Report — Stoneybrook Villas Planning Case Nos. CP2018-044, ZA2018-045, and PP2018-046 July 23, 2018 Page 8 of 29 Zoning The applicant's proposed rezoning from AG -1, Agricultural Preservation, to R-5, Medium Density Residential, includes a preliminary plat application to subdivide the 18.95 acre site into 66 single- family lots for two-family duplex housing, and 2 communal lots to be owned and maintained by a homeowners association. The proposal also contains a reduction to the required setback for lots that abut Military Road as a part of the site plan approval. Zoning Map Setbacks & Performance Standards The performance standards for the R-5 zoning district defers to the R-4 standards. With clustered development of attached housing utilizing zero -lot lines and setbacks appropriate to attached unit small lot development. The setbacks are not designed to be measured from lot lines, and are thus linked to the distances approved in the Site Plan: Setbacks COTTAGE GROVE ZONING MAP �IProposed Required R-4 Standards Approved Setbacks and Zoning Standards Stoneybrook Villas 7,500 sq. ft. minimum 3,096 sq. ft. minimum Y Site 60 feet 43 feet I III ..�'..I'.. r �I Le end 9 ROAD—CENTERLINES 15 feet from nearest structure �.l i T ROAD DERERUEs �Parkamo pen Spaae Zoning Overlays 15 feet from nearest structure - F- j I _ �� t Zonng Poo - Plennetl D—lovn•am O_ -Ag,o t Preeen-aton 25 feet LAG1 LJ 1� J, R Busness 10 feet of usable flat space —B2-etal <��.,t , d 4 B3 General —m— us nes= n/a 3 nDa 12 General lntlusiry a a=lly n/a � ;. '� a commetna Emaaaloa 35 feet -1 A -15 Re lmetl Aceess "" L I, t -PUD PI tl U D pment -R _R Retl ,IE lt- D- D§ R Hi R2A R tl E �.. L °�•'-. - 3 L -911 o B Y as RD ��tl i '-� \er Y R5-Metl D 'yR tlenlal �� -R6-Hig sty Re doe l UR -Urban Rese f — ottage"w eorg Zoning Map Setbacks & Performance Standards The performance standards for the R-5 zoning district defers to the R-4 standards. With clustered development of attached housing utilizing zero -lot lines and setbacks appropriate to attached unit small lot development. The setbacks are not designed to be measured from lot lines, and are thus linked to the distances approved in the Site Plan: Setbacks and Performance Standards Required R-4 Standards Approved Setbacks and Zoning Standards Minimum lot area 7,500 sq. ft. minimum 3,096 sq. ft. minimum Minimum lot width 60 feet 43 feet Minimum house (living area) side yard setback 7.5 feet 15 feet from nearest structure Minimum attached garage side yard setback 5 feet 15 feet from nearest structure Minimum front yard setback 30 feet 25 feet Minimum rear yard setback 35 feet 10 feet of usable flat space Corner lot width 70 feet n/a Minimum side yard setback on a corner lot 20 feet n/a Maximum building height 35 feet 35 feet Planning Staff Report — Stoneybrook Villas Planning Case Nos. CP2018-044, ZA2018-045, and PP2018-046 July 23, 2018 Page 9 of 29 The property is in the Metropolitan Urban Service Area (MUSA). The proposed development of these 66 lots will utilize city water and sanitary sewer utilities. These utilities will extend into the development from the Military Road right-of-way. Setbacks provided in the revised Site Plan dated July 17, 2018 have been reviewed by staff and approved. The ordinance requires that a buffer with minimum of 25 feet must be provided between the rear lot line of any residential structure and the edge of the development for any boundary that abuts adjacent land uses. A 32 -foot minimum buffer is provided from all boundaries of the development except where the development abuts the Military Road right-of-way, which is proposed to have a 17 -foot buffer as per the requested site plan. In order to address concerns regarding future additions to the residential structures undertaken by homeowners, the rear property line depth will need to be extended a total of 15 feet from the back of the structure to reduce the number of future variance applications related to porches or other rear additions to principal structures. For all units where this is not possible, language will need to be included in the HOA covenants prohibiting homeowners from building porch additions. Landscaping The proposed landscape plan will include a total of 227 deciduous trees and 85 evergreen trees, for a total of 312 trees. Included in this total are 66 street frontage trees, of which one is required in front of every unit per City Code Title 11 -9E -5B(5). These 66 frontage trees are not able to be counted toward tree mitigation requirements. Evergreen and deciduous trees are required to be planted for screening within the 75 -foot buffer between those proposed platted lots that abut Keats Avenue and the Keats Avenue right-of-way. A dense planting of varying species of trees and bushes along this roadway will provide some rear and side yard privacy for residents living along this roadway. Trees are permitted to be planted within the 75 -foot buffer to fulfill this requirement, and trees used to fulfill this requirement may also count toward required tree mitigation. Evergreen and deciduous trees are also required to provide adequate screening along the north- ern, western, and southern boundaries of the development where it will abut adjacent land uses or a trail right-of-way. A dense planting of varying species of trees and bushes along this bound- ary will provide screening and privacy for residents of the proposed Stoneybrook Villas develop- ment that will abut adjacent land uses. The proposed landscape plan will include a total of 170 trees along the boundaries of the devel- opment, for a ratio of 0.043 trees per foot of boundary. Each two -unit building will contain 20 perennials, 14 deciduous shrubs, and 9 evergreen shrubs, for a total of 43 shrubs per building. The 66-unit/33-building subdivision is proposed to contain a total of 1,419 shrubs. All landscaping will be planted by the developer, and unit landscaping which falls within the zero lot lines will be maintained by the homeowner. Planning Staff Report — Stoneybrook Villas Planning Case Nos. CP2018-044, ZA2018-045, and PP2018-046 July 23, 2018 Page 10 of 29 The developer will be required to plant trees along both sides of the new public roadway during Phase 1 of development, as it is a public right-of-way that will be in use before Phase 2 construction begins. crnN rvo re - Ob C 00 0 C 1100 1 0- �, Q 1 ° .o �0 o ` 0 _e 0.0 Q 0 0 0 0 0 a.C 0 Q :0 p o 0 G C +0 00. 00 0 0 ao c �, o - o- o 0 «w 0 C; rye, SLONEY6ROOK VYLLAS' I. LoUCKS ��®®_ OVERALL �®�® ViN65CRPE Landscaping Plan Home Owners Association (HOA) A homeowners association (HOA) will be created for Stoneybrook Villas. This HOA will be re- sponsible for landscaping and maintenance on all land not privately owned, snow removal on sidewalks and private roads, and maintaining, repairing, and/or replacing the concrete curb and gutter and the private street. The water, sanitary sewer, and storm sewer utilities beneath the roadway and within drainage and utility easements will be the City's responsibility for maintenance and/or repair. The declaration of covenants for this HOA will also include private regulations regarding parking, exterior storage, exterior building materials/colors, landscaping improvements, etc. All phases of the project must be in the same HOA Tree Mitigation Tree mitigation plans were submitted by the developer. Out of 151 trees currently on site, 150 qualifying trees are proposed to be removed, and 1 is proposed to be saved. Calculations provid- ed by the developer, based on City Cod Titles 11-6-6E and 11-6-6F, determine that 243 trees are Planning Staff Report — Stoneybrook Villas Planning Case Nos. CP2018-044, ZA2018-045, and PP2018-046 July 23, 2018 Page 11 of 29 required to be planted for mitigation. Of these 243 trees, 59 are proposed to be evergreen and 184 are proposed to be deciduous. Ix x I Tree Mitigation Plan verz x�uwFeo eou�r<¢ I. LUCKS Signage A monument sign has been proposed in a center island outlot on the new Public roadway at the junction with Keats Avenue, located perpendicular to Keats Avenue. Plans for the monument sign, and an updated site plan that shows the location of the monument sign will need to be submitted and approved by City staff before review by City Council. If a monument sign is built on either an outlot within the new public roadway right-of-way or anywhere on Lot 13, Block 1, or Lot 55, Block 2, landscaping and maintenance of the sign will be the responsibility of the HOA. Shared Usable Open Space An island is proposed in phase one of the development between the new public roadway and both private roads. This island will contain approximately 0.5 acres total, or 330 square feet per unit, of common shared open space usable by all residents of the development. This island will contain six off-street parking spaces and will include a sidewalk and 10 feet of landscaped space along the northern edge where the island abuts the new public roadway. This island is proposed to be placed under the control of and maintained by the development's homeowners association. Planning Staff Report — Stoneybrook Villas Planning Case Nos. CP2018-044, ZA2018-045, and PP2018-046 July 23, 2018 Page 12 of 29 City Code Title 11 -9D -5B(4) requires that common usable open space total a minimum of 400 square feet for each of the 66 units. In order to meet this requirement, the developer must include a total of at least 0.61 acres or 26,400 total square feet of shared usable open space. This re- quirement is met by the island, which contains 330 square feet per unit, and the inclusion of a large amount of shared usable open space throughout the development in areas outside of this island, with a total of 181 square feet per unit of open space, for a grand total of 511 square feet per unit. usaoie upen apace iviap Utilities The proposed Stoneybrook Villas development will have a public drainage and utility easement over all of the area not containing individual homeowner lots, or a total of about 11.3 acres. All utilities will be privately constructed and will be inspected and maintained by the City. The City's trunk sanitary sewer is located under Military Road. Sanitary sewer lines in Stoneybrook Villas will be run from every unit to a development sewer line, which will run from north to south under each private road, and access the trunk sanitary sewer under Military Road via the common easement between Block 1 Units 10 and 11. The City's trunk water main is located underneath Military Road. Water lines will connect to the development via the common easement between Block 1 Units 4 and 5. Water lines will run up private roads and connect to each individual unit. The proposed stormwater system will be comprised of drainage swales to accommodate surface water drainage and a network of stormwater pipes that will direct stormwater flows into the ponds in Outlots A through D within the development. Planning Staff Report — Stoneybrook Villas Planning Case Nos. CP2018-044, ZA2018-045, and PP2018-046 July 23, 2018 Page 13 of 29 Grading As with all new development projects, site grading is necessary to provide on-site stormwater de- tention, street and building pad elevations, and drainage swales for routing surface water runoff to appropriate storm sewer systems. Each building pad will need to be graded above the street ele- vation and at least two feet above the ordinary high water elevation for stormwater basins and emergency outflow points. The developer will need to submit building elevations to the City for approval before the rezoning and preliminary plat applications are presented to the City Council for final decision. The applicant's engineering consultant must continue to work with the City Engineer and SWWD to address stormwater storage basins and drainage prior to review by City Council. Grading for stormwater drainage will be required to be outside of the public right-of-way at Keats Avenue, and will be required to begin no less than 10 feet from the rear of the principal structure of any residential structure. A drainage swale will be required on the northern boundary of the development in order to keep stormwater from draining directly into the property to the north. This swale will need to divert run- off from the property to the north and direct it west, into Pond 4. All grading for drainage must be within the property, unless an easement is granted by the property owner to the north. _ _ .-- Keats Aven ue — o-' A 3 4, C � � 77 117777T_77777--- 2 77 nT I l� _— 501 41. 1115�h c l t sLte nr,e (all ! i i i� -.w...w.. .......- .. - . . > .. ....•�,• HIX Psi HlL6ovn•i LETLL L Grading Plan Planning Staff Report — Stoneybrook Villas Planning Case Nos. CP2018-044, ZA2018-045, and PP2018-046 July 23, 2018 Page 14 of 29 Fencing City Code Title 11-6-5G(4e) requires that any retaining walls over 30 inches in height located in pedestrian traffic areas or other areas of potential danger be fenced along the top edge. To com- ply with this ordinance, the developer will need to include a fence on the retaining wall at the western edge of the site behind Block 2 Units 26 through 30. No fencing should be placed within areas graded for stormwater drainage. Lots abutting Keats Avenue should not have fences behind them, as they will be required to be screened by land- scaping in the 75 -foot buffer between the development and Keats Avenue. Privacy fences be- tween units (parallel to the length of the lots), and fences behind units will not be permitted except where approved as part of the final landscaping and buffer plan. Due to concerns about trespassing and safety raised by the property owner to the north, a fence will be required along the northern boundary of the property. This fencing must be shown on the revised landscape plan, which will need to be approved by City staff before review by City Council. Any fencing proposed on lots abutting a public right-of-way will be required to be uniformly designed with uniform color and must be a minimum of 20 feet from any public right-of-way. Public and Private Open Space The proposed Stoneybrook Villas development will be utilizing Cluster and Zero Lot Line Devel- opment. Because of this, only the units themselves, porches, and the landscaping directly around the units will be owned by the homeowners and required to be maintained by the homeowners. All other open space around the units and throughout the development will be owned by the developer and required to be maintained by the Homeowners Association. Architecture Mark Elliot Homes proposes 33 two-family residential buildings. The slab on grade Villa style structures will contain two identical, mirrored units that will be attached at the garage. All of the proposed units will have an attached deck/patio on the rear of the home. The setback of the garage and that of the front fagade of the living area will be the same. Development standards required for the R-5, Medium Density Residential District, are as follows: • The minimum attached garage floor area shall be 440 square feet for each attached dwelling unit. • Architectural design is required on all four sides of the principal structure. • A minimum of 70 square feet of brick or stone is required on the front fagade of each residential building. • The minimum roof pitch for the main roof slope is a 6/12 pitch. • Windows, doors, and garage doors must have a low or no maintenance trim on all four sides of the dwelling. Planning Staff Report — Stoneybrook Villas Planning Case Nos. CP2018-044, ZA2018-045, and PP2018-046 July 23, 2018 Page 15 of 29 • All windows, doors, and garage doors are required to have consistent trim on all four sides of the house. Building Elevation for Stoneybrook Units Development Phasing Phase 1 is proposed to consist of 6 of the 33 duplex buildings, with 12 lots total, each at 43 feet wide and 72 feet long. The total number of dwelling units for Phase 1 is 12. This phase will also include private streets, stormwater detention ponds within Outlots 1 and 2, and an island of ap- proximately 0.5 acres of common usable open space. The developer will be required to land- scape both sides of the new public roadway during Phase 1 of development. Phase 2 is proposed to consist of 13 of the 33 duplex buildings, with 26 lots total, each at 43 feet wide and 72 feet long. The total number of dwelling units for Phase 2 is 26. This phase will also include private streets and the stormwater detention pond within Outlot 3. Phase 3 is proposed to consist of the remaining 14 of the 33 duplex buildings, with 28 lots total, each at 43 feet wide and 72 feet long. The total number of dwelling units for Phase 3 is 28. This phase will also include private streets and the stormwater detention pond within Outlot 4. ueveiopmeni rnasmg iviap Planning Staff Report — Stoneybrook Villas Planning Case Nos. CP2018-044, ZA2018-045, and PP2018-046 July 23, 2018 Page 16 of 29 Parking The proposed development will include parking for up to three vehicles per unit, with each unit containing a garage and an 18 -foot wide parking pad. Also provided will be 33 off-street parking spaces, which meets the requirement of providing 0.5 off-street parking spaces per unit. Due to the narrow width of the private roads at only 24 feet wide, street parking will not be permitted on private roads, so as to provide adequate space for the safe passage of emergency vehicles. A narrow 1.5 -foot strip is proposed between the two driveways in front of each residential build- ing. This strip is permitted to be landscaped in any way that the developer or homeowners asso- ciation sees fit, provided that it is consistent throughout the development and does not violate landscaping development standards or create a nuisance. Paving this strip between two drive- ways to create one wide, contiguous driveway shall be permitted if decorative colored concrete is utilized. Any change in landscaping from what is included in the overall landscape plan should be indicated in the building plan for each residential structure. Public Hearing Notices Public hearing notices were mailed on July 12 to 42 property owners who are within 500 feet of the proposed subdivision,and published in the South Washington County Bulletin on July 11, 2018. City Departments and Advisory Commissions The City's Public Works, Public Safety (Fire and Police Divisions), Parks Department, and City Administration find the proposed Stoneybrook Villas preliminary plat compliant with City devel- opment standards. The Planning and Public Safety Departments are still reviewing the proposed street names. Their comments and recommendations were incorporated in the conditions for approving this project. No comments were received from other advisory commissions. Resident Concerns Jerry Knutson, 6520 Keats Avenue, who is the adjacent property owner to the north, raised con- cerns about trespassing and drainage. Due to safety concerns expressed by the resident associ- ated with agricultural use on the property to the north of the Stonybrook property, staff is recommending that a fence be required along the northern property line of the development, in order to deter trespassing, and that a drainage swale be located along the northern property line, entirely within the Stoneybrook property, in order to divert stormwater draining to the north away from the property to the north. The fence design must be approved by the Community Develop- ment Department. There is no negative impact from the proposed development onto Mr. Knutson's property. County Comments Comments on the proposal have been provided by Washington County. These comments will need to be addressed before the plat can be approved by City Council. Outstanding or immedi- ately relevant information has been included below: • The developer must submit the drainage report and calculations for review of any downstream impacts to the county drainage system. Along with the drainage calculations, there must be written conclusions that the volume and rate of stormwater run-off into any county right-of-way will not increase as part of the project. Planning Staff Report — Stoneybrook Villas Planning Case Nos. CP2018-044, ZA2018-045, and PP2018-046 July 23, 2018 Page 17 of 29 • County policy regarding development adjacent to existing highways prohibits the expenditure of highway funds for noise mitigation measures in such areas. The developer should assess the noise situation and take any action outside of County right-of-way deemed necessary to minimize the impact of any highway noise. • Any work in the county right-of-way as it relates to the development will require a right-of-way permit, including: grading for the installation of culverts, installation of water and sewer ser- vices, turn lane modifications, road improvements, trails, and Americans with Disability Act (ADA) ramp improvements. Recommendations That the Planning Commission recommends to the City Council that: A. The 18.95 acres of land proposed for the development of Stoneybrook Villas shall be rezoned from Agricultural Preservation (AG -1) to Medium Density Residential (R-5). B. The comprehensive plan amendment be approved to change the land use of the 18.95 acres from High and Medium Density Residential to Medium Density Residential. C. The site plan related a clustered zero lot line medium density residential development be approved. D. The Stoneybrook Villas preliminary plat dated June 27, 2018, as proposed by Mark Elliot Homes for the development of 66 lots for attached duplex residential homes (66 units) and 2 lots of drainage and utility easement, be approved, subject to the following conditions: Conditions of Approval 1. The developer and builders must comply with all city ordinances and policies. 2. Approval of the rezoning, land use amendment, preliminary plat, and site plan applications is contingent on the extension of city utilities that are necessary to serve this project. 3. The applicant receives 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, and Minnesota Pollution Control Agency. 4. 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. 5. The final grading and utility plan must be submitted to the City staff for review and approval prior to the submission of the final plat applications to the City. All emergency overflow swales must be identified on the grading and erosion control plan. Planning Staff Report — Stoneybrook Villas Planning Case Nos. CP2018-044, ZA2018-045, and PP2018-046 July 23, 2018 Page 18 of 29 6. All comments in the engineering review letter from Stantec letter dated July 19, 2018 shall be completed prior to issuance of any grading permit. 7. The City Engineer is authorized to prepare a feasibility report for the construction of all public improvements within Stoneybrook Villas. 8. 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 des- ignated for preservation, a crushed -rock construction entrance, and construction -related vehicle parking. 9. 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. 10. 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 Subdivision Ordinance. 11. The developer is responsible for the cost and installation of public land boundary markers at 2 locations on the 2 corners of the development that abut the public Military Road right- of-way. The boundary markers are $115 per marker and are to be picked up at the Cottage Grove Public Works facility. The boundary markers must be installed before a building permit is issued for the lot that abuts the recommended marker location. 12. The developer shall prepare a warranty deed to convey fee ownership of Outlots 1, 2, 3, and 4 (Ponds 1-4) to the City of Cottage Grove and record the deed(s) once the City has inspected the improvements proposed on each outlot. Once the City has accepted the im- provements and the developer has removed any silt fence, erosion control devices, and ground vegetation has matured within these outlots and is accepted by the City, the devel- oper shall prepare a record plan for each outlot. A copy of the recorded plan must be sub- mitted to the City. The warranty deed for both outlots shall be recorded at Washington County Recorder's office once the outlots are accepted by the City. 13. An outlot must be platted and submitted with the revised site plan for any monument sign that is proposed. This outlot will need to be maintained by the homeowners association. 14. All land within Outlots A through D below the water level will be owned and maintained by the City. The Homeowners Association will be responsible for all land above the high water level, as well as tree and landscape care. Outlots will be mowed by the City one to two times per year. 15. 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. Planning Staff Report — Stoneybrook Villas Planning Case Nos. CP2018-044, ZA2018-045, and PP2018-046 July 23, 2018 Page 19 of 29 16. A minimum of 10 feet of flat usable open space must be provided behind every residential unit, measured from the rear of the rear porch. No areas graded as stormwater detention ponds or stormwater easements may encroach on this usable open space. 17. A minimum of 400 square feet of common usable open space must be provided per resi- dential unit. This space must contain landscaping and amenities, and must be owned and maintained by the Homeowner's Association. 18. The homeowners association (HOA) shall own all platted communal usable open space and shall be responsible for all maintenance, repair, replacement, removal, etc. of any and all landscaping and amenities that are placed within the street right-of-way and usable open space. 19. The homeowners association (HOA) shall own all of Lot 13, Block 1, and Lot 55, Block 2, comprising all land within the development not part of a public right-of-way or privately - owned lot, and shall be responsible for all maintenance, repair, replacement, removal, etc. of any and all landscaping and amenities that are placed within these lots. 20. Landscaping and maintenance for any monument sign built on either an outlot within the new public road right-of-way or anywhere on Lot 13, Block 1, or Lot 55, Block 2, will be the responsibility of the HOA. Plans for a monument sign will need to be submitted and approved by staff before the plat is reviewed by City Council. 21. The applicant must submit private covenants with the final plat application which details the following: a. The homeowners association shall own Lot 13, Block 1 and Lot 55, Block 2 and be re- sponsible for all maintenance, repair, replacement, removal, etc. of any and all land- scaping and amenities that are placed within these lots. b. If fencing is installed along any public right-of-way, it must be constructed of the same design, materials, and color. The fencing must not encroach within any 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 landscape plan. d. Turf management in and around the stormwater basins 1-4 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 Planning Staff Report — Stoneybrook Villas Planning Case Nos. CP2018-044, ZA2018-045, and PP2018-046 July 23, 2018 Page 20 of 29 maintenance plan and submit it to the Cottage Grove Public Works Department for review and approval. e. 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. f. Permanent or temporary access to Military Road or to Keats Avenue from any lot abut- ting either road is prohibited. 22. Irrigation systems installed within City right-of-way are solely the developer, HOA, or indi- vidual homeowner's responsibility and risk. The City is not responsible or liable for any damage or costs related to installation, damage, or replacement of lawn irrigation systems placed in the boulevard as a result of City use or future changes in the right-of-way. Irriga- tion is required within all residential lots both in front of and behind each unit, as well as throughout Block 1 Lot 13 and Block 2 Lot 55. Irrigation must be maintained by the HOA up to the Keats Avenue shoulder and up to the Military Road Trail Corridor. 23. Fences, play equipment, swing sets, sand boxes, firewood, kennels, and/or any other ma- terials or obstacles are prohibited from being placed in any outlots, within the Military Road right-of-way, on any grading or slope that acts as a stormwater drainage easement, or in any area designated as a stormwater detention pond. 24. The minimum attached garage floor area shall be 440 square feet for each attached dwelling unit. 25. Architectural design is required on all four sides of the principal structure. 26. A minimum of 70 square feet of brick or stone is required on the front fagade of each resi- dential unit. 27. The minimum roof pitch for the main roof slope is a 6/12 pitch. 28. Windows, doors, and garage doors must have a low or no maintenance trim on all four sides of the dwelling. 29. All windows, doors, and garage doors are required to have consistent trim on all four sides of the house. 30. The developer is aware that Keats Avenue is a City collector roadway and residential uses located adjacent to collector roadways may experience some adverse motor vehicle sounds. Future roadway improvements to Keats Avenue might occur in the future. The de- veloper's marketing materials shall identify Keats Avenue as a City collector roadway. The City is not responsible for construction or payment of any traffic noise mitigation. The Developer agrees to hold harmless the City of any claims relative to overall noise levels associated with Keats Avenue. Planning Staff Report — Stoneybrook Villas Planning Case Nos. CP2018-044, ZA2018-045, and PP2018-046 July 23, 2018 Page 21 of 29 31. All grading, drainage, erosion control, and utilities must conform to the final plans approved by the City Engineer. 32. No barrier or planting should encroach over any public walkway. 33. A ten -foot wide maintenance bench must be two feet above a pond's normal water level. Pond slopes above the ten -foot maintenance bench must not be steeper than a 4:1 slope. 34. Ground elevations at the foundation of all structures shall be a minimum of two feet above the emergency overflow elevation and/or high water elevation of any stormwater basin. 35. 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. 36. A street lighting plan must be submitted by the developer and approved by the City Engi- neer. The street lighting will be paid for and installed by the developer per city detail sheets. The streetlights will be owned and maintained by the City. 37. A letter of credit amounting to 150 percent of the landscaping estimate, street sweeping, paving and curbing, and irrigation systems should be submitted to and approved by the City. Upon completion of the landscaping improvements, the owner shall, in writing, inform the City that said improvements have been completed. The City shall retain the financial guarantee covering the landscape improvements for a period of one year from the date of notice, to ensure survival of the plants. No building permit shall be issued until the required financial guarantee has been received and accepted by the City. 38. A 90 -foot diameter temporary cul-de-sac will be required at the western terminus of the new public roadway within the development. This temporary cul-de-sac must be located entirely within the development, unless an easement is obtained from the property to the west. Water and sanitary sewer stubs will need to stop short of the property line due to utility depth. The developer will be required to pay the utility and roadway extension costs as part of the developer agreement. 39. 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. 40. Full building elevations must be submitted with the final plat, including dimensions and a list of all customization options available to potential homebuyers. Any customization op- tions that may require variances should be identified, and applications for the pertinent variances should be submitted with the final plat. 41. 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. Planning Staff Report — Stoneybrook Villas Planning Case Nos. CP2018-044, ZA2018-045, and PP2018-046 July 23, 2018 Page 22 of 29 42. 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. 43. 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. 44. The developer must remove all dead and diseased trees, all other debris, and fencing ma- terials that serve no practical use. This work must be completed prior to the issuance of a building permit. 45. 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). 46. The developer must place iron monuments at all lot and block corners and at all other angle points on property lines. Iron monuments must be placed after all site and right-of- way grading has been completed in order to preserve the lot markers for future property owners. 47. The developer shall contact the electric, telephone, gas, and cable companies that are authorized to provide service to the property for the purpose of ascertaining whether any of those utility providers intend to install underground lines within the development. The de- veloper agrees to comply with applicable requirements of franchise ordinances in effect in the City, copies of which are available from the city administrator. 48. The developer is responsible for all street maintenance, upkeep and repair of curbs, boulevards, sod, and street sweeping until the project is complete. All streets must be maintained free of debris and soil until the subdivision is completed. Warning signs shall be placed when hazards develop in streets to prevent the public from traveling on said street(s) and directing them to detour routes. If and when the street becomes impassible, such streets shall be barricaded and closed. In the event residences are occupied prior to completing streets, the developer must maintain a smooth driving surface and adequate drainage on all streets until they are completed and accepted by the City. The developer hereby agrees to indemnify and hold the City harmless from any and all claims for dam- ages of any nature whatsoever arising out of developer's acts or omissions in performing the obligations imposed upon the developer by this paragraph. 49. The developer will provide to the City copies of bids, change orders, test results, suppliers, subcontractors, etc., relating to the work to be performed by the developer. 50. The developer agrees to furnish to the City a list of contractors being considered for reten- tion by the developer for the performance of the work described in the development agreement. 51. 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 Planning Staff Report — Stoneybrook Villas Planning Case Nos. CP2018-044, ZA2018-045, and PP2018-046 July 23, 2018 Page 23 of 29 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. 52. The developer is responsible to require each builder within the development to provide a Class 5 aggregate entrance for every unit that is to be constructed in the development. This entrance is required to be installed upon initial construction of the building, but a paved driveway must be completed before the City will issue a certificate of occupancy for that property. See City Standard Plate ERO-7 for construction requirements. The water service line and shut-off valve shall not be located in the driveway. 53. The developer will be required to conduct all major activities to construct the public im- provements during the following hours of operation: Monday through Friday Saturday Sunday 7:00 A.M to 7:00 P.M. 9:00 A.M. to 5:00 P.M Not Allowed This does not apply to activities that required on a 24-hour basis such as dewatering, etc. Any deviations from the above hours are subject to approval of the City Engineer. Viola- tions of the working hours will result in a $500 fine per occurrence. 54. 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. 55. The developer grants the City and its agents, employees, officers, and contractors permis- sion to enter the site to perform all necessary work and/or inspection during grading and the installation of public improvements by the developer. 56. All sidewalks to be constructed as part of the development must be completed before building permits will be issued. If a sidewalk exists on or next to a parcel that is to be built upon and if any part of that sidewalk is damaged, the builder must repair the damaged walkway before a Certificate of Occupancy is issued for that particular parcel. 57. 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. 58. The City will not have any responsibility with respect to any street or other public improve- ment unless the street or other public improvements have been formally accepted by the City. Upon completion of the improvements, the Developer may request, in writing, their acceptance by the City. This request must be accompanied by proof that there are no out- standing judgments or liens against the land upon which the public improvements are located. Upon the City's receipt of a written request for acceptance from the Developer, the Planning Staff Report — Stoneybrook Villas Planning Case Nos. CP2018-044, ZA2018-045, and PP2018-046 July 23, 2018 Page 24 of 29 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 im- provements and schedule the request for acceptance for review by the City Council. 59. 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. The 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. 60. 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. 61. No building permit with the exception of a two -unit residential model permit will be issued until such time as adequate public utilities, including street lights, and streets have been installed and determined to be available to use. The City will require that the utilities, light- ing, and street system have been constructed and considered operational prior to issuance of any building permits in the development. Also, the City must have all the necessary right-of-way and/or easements needed for the property to be serviced. 62. 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 -side dumpster to contain all construction debris, thereby preventing it from being blown off-site. 63. 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. 64. 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 requirements if it is determined that the methods implemented are insufficient to properly control erosion. 65. 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 Planning Staff Report — Stoneybrook Villas Planning Case Nos. CP2018-044, ZA2018-045, and PP2018-046 July 23, 2018 Page 25 of 29 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. 66. 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. 67. 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. 68. The Developer shall comply with the 1991 Wetlands Conservations Act, as amended. 69. All the lots platted in Stoneybrook Villas shall be part of the same homeowners asso- ciation. 70. 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 for public improvements, grading and landscap- ing.). 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. 71. 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. Storm sewer system g. Street and traffic control signs/signals h. Shaping and sodding drainage ways and berms in accordance with the drainage development plan approved by the City Engineer i. Adjust and repair new and existing utilities j. Sidewalks and trails k. Erosion control, site grading and ponding I. Surveying and staking m. 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; or if in lieu of the developer making said improvements, the City pro- ceeds to install any or all of said improvements, under the provisions of Chapter 429 of the Minnesota Statutes, the City Council may reduce said Letter of Credit by the amounts pro- vided, upon the ordering, for those public improvements so undertaken. The Letter of Credit must have the same expiration date as the Developer's contract. Planning Staff Report — Stoneybrook Villas Planning Case Nos. CP2018-044, ZA2018-045, and PP2018-046 July 23, 2018 Page 26 of 29 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. 72. 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 must be done before final bonding obligations are complete. This escrow amount will be included in the development agreement. 73. 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. 74. The Developer is responsible for establishing the final grades, topsoil, and seeding of all the residential lots and boulevards within Stoneybrook Villas. The developer and/or builder is responsible for planting the one boulevard tree per lot and a second boulevard tree on the corner side lot for corner lots. The City Forester will mark the location where the boule- vard tree must be planted and approve the tree species to be planted. The landscape plan must be modified and submitted with the final plat application. 75. A revised landscape plan, grading plan, erosion control plan, utility plan, and stormwater management plan for Stoneybrook Villas must be submitted to the City before the Planning Commission's recommendation(s) for the rezoning and preliminary plat applications are scheduled for a future City Council meeting. 76. The irrigation box for the underground irrigation systems must be on private property. Irri- gation is required to be installed to the back of the curb where required or provided. 77. Details for the proposed usable open space in the island within the new public roadway in the development, including landscaping and outdoor amenities, must be submitted to the City before any recommendation is forwarded to the City Council for a final decision on the rezoning and preliminary plat applications. 78. All monument signs must comply with the City's Sign Ordinance and be located on private property. Monument signs must be maintained by the Homeowners Association. 79. Homeowners adjoining the Military Road right-of-way are required to mow the turf and maintain the vegetation all the way to the Military Road trail edge. If the adjoining home- Planning Staff Report — Stoneybrook Villas Planning Case Nos. CP2018-044, ZA2018-045, and PP2018-046 July 23, 2018 Page 27 of 29 owners do not mow the grass area between their rear lot line and the trail edge, the homeowners association is responsible for mowing along this corridor. 80. The Homeowners Association will be required to mow the turf and maintain the vegetation all the way to the Keats Avenue roadway edge, as well as up to where grading begins for the stormwater detention pond. 81. The landscaping plan for Stoneybrook Villas must include a variety of tree and shrub spe- cies throughout the 75 -foot buffer between the development and Keats Avenue, and on the northern and western edges of the development where it abuts adjacent land uses. Dense landscaping including both evergreen conifer and deciduous trees is required to provide adequate screening along major collector roadways, and where the development abuts adjacent land uses. The homeowners association is responsible for the long-term mainte- nance of the landscaping along Keats Avenue and along the northern, southern, and western edges of the development. 82. Fencing installed along an edge of the development or along a public right-of-way must use the same fence design, materials, and color. The fence must be placed on the house side of any earth -berm or landscaping screen. 83. No fencing will be placed between the development and Keats Avenue unless specifically approved as a component of the landscape buffer plan. Otherwise, screening along this edge will instead be provided by landscaping. 84. Fencing will be required along the entirety of the retaining wall that is proposed to run along on the western edge of the development, behind Block 2, Units 26 through 30. 85. Due to concerns about trespassing raised by the property owner to the north, a fence will be required along the northern boundary of the property. This fencing must be shown on the revised landscape plan, which will need to be approved by City staff before review by City Council. 86. Street parking will not be permitted on private roads less than 28 feet wide and will only be permitted on designated off-street parking spaces, so as to provide adequate space for the safe passage of emergency vehicles. Signs indicating that parking is not permitted must be placed along all applicable private roads, at the expense of the Developer. 87. 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 bituminous trail. 88. All landscaping on both sides of the new public roadway must be completed during Phase 1 of development construction. 89. For site grading and utilities, access onto the development from the public right-of-way and connections to trunk sewer and water lines, electric, and other utilities may occur via Military Road right-of-way, but may not occur via Keats Avenue. Planning Staff Report — Stoneybrook Villas Planning Case Nos. CP2018-044, ZA2018-045, and PP2018-046 July 23, 2018 Page 28 of 29 90. A construction repair and maintenance agreement for private roads must be submitted to the City by the Developer before construction may begin. 91. During demolition, the developer will be required to seal all existing wells, provide certifica- tion for demolition for all existing homes, and pump and remove all existing septic. 92. Before any demolition can begin, the developer must provide to the City a permit for demo- lition for the existing houses and other structures at 9930 Military Road and 6630 Keats Avenue. 93. A landscaped buffer must be provided in all setback areas adjacent land uses. All buffer area around the boundaries of the development shall be landscaped with a dense combi- nation of deciduous and evergreen trees, shrubs and bushes and berms, so as to form a screen to the adjoining districts as appropriate. 94. A landscape buffer with an average width of 75 feet and a minimum width of 50 feet must be provided where the proposed development will abut the Keats Avenue right-of-way. 95. All driveways must be a minimum of 25 feet from the structure to the back of the curb. 96. A minimum of 15 feet separation will be required between any two residential buildings. 97. All ponds will need to be contained within outlots to be deeded to the City. No pond grad- ing may extend into the public right-of-way. 98. The lowest opening of all structures must have three feet of freeboard from the adjacent pond HWL, two feet of freeboard from the adjacent pond EOF, and one foot of freeboard from the adjacent overland EOF. The EOF must also be identified for each pond, along with the overland/street EOFs. 99. Building sites must be at least 18 inches above the street grade. 100. The north property line must contain a drainage swale to prevent drainage from the devel- opment into the property to the north. This swale will need to be contained on the property, unless an easement is obtained from the property owner to the north. 101. Ten -foot wide transportation trails shall be installed along Keats Avenue, within the right- of-way from the northern edge of the property to the intersection with the planned Military Road Trail. The City should coordinate the junction of the Military Road Corridor Trail and the Keats Avenue transportation trail. 102. Any signage incorporated within a center entrance island must be reviewed and approved by City staff. If a center entrance island is proposed, any changes to the new public right- of-way must be submitted and approved by City staff before review by the City Council. 103. The developer shall agree to sealcoat the private streets in the subdivision no later than two years after 66 houses within the subdivision are constructed. Planning Staff Report — Stoneybrook Villas Planning Case Nos. CP2018-044, ZA2018-045, and PP2018-046 July 23, 2018 Page 29 of 29 104. In lieu of land dedication, a park dedication cash payment of $2,550 per residential unit will be required. 105. A Washington County right-of-way permit must be obtained before any grading, ponding, installation of culverts, or installation of water and sewer services within the Keats Avenue right-of-way may take place. 106. The developer must submit the drainage report and calculations for review of any down- stream impacts to the county drainage system. Along with the drainage calculations, there must be written conclusions that the volume and rate of stormwater run-off into any county right-of-way will not increase as part of the project. 107. County policy regarding development adjacent to existing highways prohibits the expendi- ture of highway funds for noise mitigation measures in such areas. The developer should assess the noise situation and take any action outside of County right-of-way deemed necessary to minimize the impact of any highway noise. 108. No building permits shall be issued prior to approval of land use changes by the Metropoli- tan Council. 109. For all units where additions are not possible, language will need to be included in the HOA covenants prohibiting homeowners from building porch additions. 110. Irrigation shall be stubbed to the 6new public right-of-way center island. 111. Individual radio read meters shall be required for each unit. Prepared by: Max Pattsner Planning Intern Attachments: - Preliminary Plat - Revise Civil plan set Dated July 17, 2018 - Washington County Comments on the Preliminary Plat - Letter Engineering Plan Review from Stantec Letter dated July 19, 2018 SHEET INDEX C7-0 10111 SHEET C7-1EXISTING CONDITIONS C7-2PRELIMINARY PIAT C7-3 PRELIMINARY PIAT CI -4 DEMOLITION PIAN C2.1 SITE PLAN C2.2 TURN IAVF PIAN C}.1 ORADINC PIAN 13-2 SWPPP PAN C]-3 SWPPP NOTES C4-1 SANITARY SRFEIt A WATERMAIN PAN C4-2 STORM SEWER PAN C8-1 DEIAILS C8-2 DEIAILS F!21OVERALL ANDSCAPE PAN L7-2 PHASEI ANDSCAPE PAN L2-1 TREE PRESERVATION PLAN STO N EY B ROO K VILLAS COTTAGE GROVE, MINNESOTA PRELIMINARY PLANS FOR: SITE, GRADING, SANITARY SEWER, WATERMAIN, STORM SEWER & STREET CONSTRUCTION PROPOSED LOCATION VICINITY MAP WARNING: THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS OF ALL EXI STI NC UTILITIES. THEY SHALL COOPERATE W ITH ALL UTILITY COMPANI ES IN MAI NTAI NINC THEIR SERVICE AND /OR RELOCATION OF LINES. THECONTRACTOR SHALL CONTACT COPH ER STATE ONE CALL AT 651454-0002 AT LEAST48 HOURS IN ADVANCE FOR THE LOCATIONS OFALL UNDERGROUND WIRES, CABLES, CONDUITS, PIPES, MANHOLES, VALVES OR OTHER BURIED STRUCTURES BEFORE DIGGING. THE CONTRACTOR SHALL REPAIR OR REPLACE THE ABOVE WHEN DAMAGED DURING CONSTRUCTION AT NO COST TO THE OWNER. Gopher State One Call VC, FEE DEVELOPER MARK ELL IOT HOMES N. 17850 KENWOODTRAIL MARK PASVOGEL LAKEV ILLE, MN 55044 TEL 612-226-5060 EUW DESIGN CONSULTANTS III PIL�nN= CIVIL ENGINEER °EM LOUCKS ASSOCIATES ] 200 HEMLOCK LANE TO DDMCLOUTH 33 -PP SUITE 300 TEL: 763-4245505 UTILITYPIN MAPLE GROVE, MINNESOTA 55369 FAX 763-4245822 ------------------------------------------------------- --------------------------------------------------------------------------------------------------- A -K ---------- ----------- -- - Z (Keats Avenue, A,C.S.k Na 19 -A 73. - - - - - - _L z<,. ........ ....... r V, L 111-Ei E ARK ELLIOT HOMES IIS= 1, 111EF. MARK PASVOGEL dE V 51 , -1. , �k" OF ------------------------- LoUCKS 4 E� F, T/ x—t_CIVIL ENG NEERNNGG 'ND SLR" NG -SCAPE ARCH TECTURE ENVIRONNI-L T T, T, _A1 T IT, ------------------TT T, ------- lz F, oA x TFIR --- ------------------ T11 --------------- ------ EVIEFII, III 1EI-IIAL iijlj� loo E, TK� T, SCALE IN FEET "TI "A F SURVEY LEGEND IS F, Tj \TT, N. EVIVII, F `100`NNT`0-T I I E.11TINFE NI 11 1 111 11ELIVIN­ ILI `1�11%"E_. 1`1 '2" ss F)E. - 0LIT,0N 11N I T� "N T11N LANE 11N I "AN NFE "N ZIA EF FN wPPI 'T Ty I FN N A�l N I 0.1ALL LANF)I­ 11N 0'N 11N I T. A Gopher State One Call A AE T* NL C �FREE- 47 .. 65,5,45l�­2 AS EE WARNING E wR 1IT IN' EXISTING T.1­NT1"`T`E` 'TIEF EEI ILELE'l-ELE 'TILIN'L TTILFIE '.., I LL IN E IN 111-NINITIE11-111E INI/11-11ITIN 11LINEI CONDITIONS NHER STA E ONE CALL A 02 A ­EI, C N.11TI, 111EI, ANHOLEI, - El 0 R OT HITE" E' EE 0 T" HA RE AOWNER.RE' TE'RAEN `­ER,,A.A,E`.E c 1 D I R I NNI'C 0 NE�CRO NT 0 N A0 `N`0 C L LET TO TRHO R Preliminary Plat Of STONEYBROOK VILLAS OWNER/DEVELOPER 7200 Hemlock Lane, Suite 300 7741 - 147th Street W Maple Grove, MN 55330 Apple Valley, MN 55124 7fi3-424-5505 651-226 50fi0 LEGAL DESCRIPTION: Parcel A: �A DETAIL 204,33fi+/-Sq.Ft. or 4.fi9+/-!>tres All that part of the Eart O- WH of the Southeart Quarter (E 1/2 of SE %) of Section Three (3), lying North of the old Military Lot 13, Block 1 = -h, Rfeet Wo{the (D) North, Range Twentyone (211 West, except the West 300 feet of the South 407 feet thereof, according to the +M-xorr Lot 55, Block 2= Road located by the United States Government, from Point Douglass in Washington Courcy, Minnesota, by way of St Paul to Government Survey thereof Parcel B: Oudot A= \ \ \ n Fort Ripley on the upper Mississippi River, and as now traveled as a public highway through said Section Three (3), in Township 19,81fi+/-Sq.Ft or 0.45+/-!>tres 62,337+/-Sq.Ft 1.435Tf' Oudot D= D. of the North 880 feet of the Eart 1/2 of Southeast 1/4, except the West 825 feet thereof; all in Section 3, Township 27 Twenty-seven (27) North, of Range Twenty — (21) Wert. \2 \ 34,694+/-Sq.Ft. or 0.80+/ -Anes North, Range 21 West, Cay of Cottage Grove, Washington County, fiigh[o{way CSAH No. 19= Total Property Mea = gtot yt A—d.h he United States Government Surve hereof. GATE OF PREPARATION: EX Ell June 2018 \ The West 300.00 feet of the E'h of SE %of Section 3, Township 27, Range 21, C.ty of Cottage Grove, Washington Courcy, \ \ \off Benchmark: monument "8208 D", located 6.2 miles north of Trunk Highways fit and 95 on the east side of Trunk Minnesota, lying Northerly of Mdhtary Road as now established, except the North 419.00 f— thereof ----- — -- - _ g AND EXCEPT: �' Ste Benchmark: Top nut of hydrant located on the southwest tamer o{ Military Road and Keats Avenue. Elevation=934,64 L 8 The East 375 feet o{ the West 675 feet of the Earth of Southeast % of S--3, Township 27, Range 21, GCottage ty of � _ T T Grove, Washington Courcy, Minnesota, lying Northerly o{Nfifitary Road, except the North 826 feet thereof, L w AND CEP{: The South 246 feet o{ the North 826 D. o{the E-1/2 f Southeart %, except the West 450 feet, and the South 54 feet o{ the —) \ (NGVD29). Spot elevations shown are per field survey within LiDAR area. North 880 feet of the E-1/2 o{ Southeast %, except the West 825 feet, all o{ the above in Section 3, Township 27, Range 21, City of Cottage Grove, Washington Courcy, Minnesota. AND CEPT The South 300.00 feet of the North 580 feet of the East'lz of Southeart %, except the Wert 450.00 feet, Section 3, Township I m - vas°gnat seaze -- 27, Range 21, C.ty of C—, Grove, Washington County, Minnesota. n Parcel B AND EX EPF: L � �°%s+e'w = z — The N. 100 feet of the East'lz of the Southeast Ya of Section 3, excepting therefrom the Wert 450 feet thereof; all in Township �------------ -- -- i '-as—_- —_ --- — — ----------- - __ '_____� ------- 2J North, Range 21 West. 27 I -A — — — AND IXCEP{ The South 180 feet of the North 280 feet of the E-1/2 of the Southeart 1/4, excepting therefrom the West 450 feet thereof, Section 3, Township 27 North, Range 21 West I�\\ I r ------s's— ----- AND EXC PT �A The W East half o{ the Southeast Quarter o{Section Three(3),Township Twenty-seven o{the North 8(21) 204,33fi+/-Sq.Ft. or 4.fi9+/-!>tres \� \ Lot 13, Block 1 = -h, Rfeet Wo{the (D) North, Range Twentyone (211 West, except the West 300 feet of the South 407 feet thereof, according to the \, Lot 55, Block 2= Parcel A Government Survey thereof Parcel B: Oudot A= \ \ \ n The south 246 feet of the North 826 feet o{the East 1/2 of the Southeast 1/4, except the West 450 feet thereof; the South 54 19,81fi+/-Sq.Ft or 0.45+/-!>tres 62,337+/-Sq.Ft 1.435Tf' Oudot D= D. of the North 880 feet of the Eart 1/2 of Southeast 1/4, except the West 825 feet thereof; all in Section 3, Township 27 -----_ \2 \ 34,694+/-Sq.Ft. or 0.80+/ -Anes North, Range 21 West, Cay of Cottage Grove, Washington County, fiigh[o{way CSAH No. 19= Total Property Mea = 143,29fi+/-Sq.Ft. or 3.29+/ -Acres 825,570 +/-Sq.Ft. or 18.95 +/-!>tres GATE OF PREPARATION: r June 2018 \ \ \ BENCHMARK: \ \ \off Benchmark: monument "8208 D", located 6.2 miles north of Trunk Highways fit and 95 on the east side of Trunk Highway 95. Elevation=9fi3.404 (NGVD29) El— \ Ste Benchmark: Top nut of hydrant located on the southwest tamer o{ Military Road and Keats Avenue. Elevation=934,64 (NGVD29) OONTOURDATA: \� \ Topography shown hereon is per Li DAR data obtained from the Minnesota Department of Natural Resources on 05/01/2018 \ (NGVD29). Spot elevations shown are per field survey within LiDAR area. EXISTING ZONING Zone (AG1) PROPOSED ZONING: Z. -(R3) AREAS: Lots 1-12, B1od, 1 & Lots 1-54, B1od+2 (66lotsx 3,096)= 204,33fi+/-Sq.Ft. or 4.fi9+/-!>tres Lot 13, Block 1 = 75,354+/-Sq.Ft. or 1.73+/-!>tres Lot 55, Block 2= 208,140+/-Sq.Ft or 4.78+/-!>tres Oudot A= 47,262+/-Sq.Ft or 1.08+/-!," Oudot B= Oudot C= 19,81fi+/-Sq.Ft or 0.45+/-!>tres 62,337+/-Sq.Ft 1.435Tf' Oudot D= or ," 30,335+/-Sq.Ft. or 0.70+/-!>tres--------------�' -----_ flight of way fiSth Street 5.= 34,694+/-Sq.Ft. or 0.80+/ -Anes fiigh[o{way CSAH No. 19= Total Property Mea = 143,29fi+/-Sq.Ft. or 3.29+/ -Acres 825,570 +/-Sq.Ft. or 18.95 +/-!>tres FLOOD ZONE DESIGNATION: This property Z contained in Zone X (areas determined to be outside the 0.2%annual ch— floodplain) per Flood 1-- R— Map No, 27163CO41 UE, Community Panel No, 270502 0410 E, effective date of February 3, 2010. Preliminary Plat Of STONEYBROOK VILLAS — — — — — — — — — — — — — — — — — — — — — — — — — — -- — — — — — — — — — — — — — — — — — — — —--------------- MARKELLIOTHOMES ue MARK PASVOGEL 7— . ......... 3 OUT LOT A LoUCKS r'q. —NNING NGN11IN C1`1LfN NGG LANDS—�ENARRCOHNII V L 0 t 7 4 6 5 9 41 In Ave. So--- C; Jorgen4 Jorgensen Ave. So. 41. If. IS 53 4. dA, - 47 F 48 11-1111 5111 m 10 eel 30 7, 17 43 Z/ P 18 ,5,5 L' .0 1.2 —j- - 20 lgi P'27 F a 28 > 29 30 a 31 32 33 i.34 10 OUTLOT B U S�LE IN,FEET I INCH 5 F— "T 55,a 22 L-d L IE 12. IE 1AA I-1- oF 1-1 I'll 11 KIT L, I I E.ITIII'1oO'N I 4,ILInl , 23 I 1 TAII ILAT C SURVEY LEGEND 11 1 TIIN LANE "IN 11 1 A IN A �4 11 1 1-11 LAN OTE, ILL I ITILITY 11N 0 1 LILL ,1E A NII-1E 11N A I AN I A Ll I TIEE 1— 11N 'r 2 1 /1 1 27, re,9z1 $ ./ �',---1 moo, PRELIMINARY PLAT i i - ------------------------------------------------------------------------------------------------------------------------------------- v �. — — — 4.s �, w �• �_ °" _ �� C.S4 No 197 (Keats ..Avenue) — — -- - , " \X, IT / L T /�s °° =°xEI E °TLI°,Y ANY 4 MARK ELLIOT HOMES MARK PASVOGEL RVPl X 8 - 1 o os I - .v �gsEP,�°r�A� s � mPL° \ \ mP, EnN°,RPE ■_ LOUCKS REM°PENnINII. 11PI vS, T�� EN.'—NEEtii --E .1 ITT NENIE � i 1 1 A I S TELL ��' l r� C' --- i � NEx�n�N°,ELL "�' s �I i AT xE �E M°�Ex�n� IEEM°�a�n�N ENE °PP) i e i i 1 � _ u V - - --- - IT 71 IT _ _ _ // I / ii E�rr'P"PLETT �LTIL ..�°g° / ippj50 100� ° SCALE IN FEET A V — ' SURVEY LEGEND F E,E, E, kE .r zo�eE _IT 0 l SITE DEMOLITION NOTES NI P1 1ITE ITT PTIEI 11 NE -11 I . 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PaFAIN 'A oN PLA IN L"T,11IL"cIa 6T,1.EEGopher State One Call :: ='_ "Tss,aL"c�oo,a,EEE,69,A� +� LILLLIFE_-111-111-11H a ETIEET aow ,n, IFF IF H. Al WARNING: TITAT Al. All ICF IF IAIIAI TOTAL uwTs ss a uTv ..PAN Es iN MAIN AINwc THaxsEzvicEANI/IIRELIIATIIN OE UNEs i— ¢ wo�aoaoµo,�� �SITE PLAN RA • 300 - �Ceats Avenue (GGd H. No. 19) / a/ ■_ LOUCKS Iiliilllj�� 0 60 120 SCALE IN FEET ®®Ne , 9a *0 El w uu�vnPve M a' (S van aos � N. mu�evmixm � — 11 T11N L— ILAN �. xrxwcm arena �. 3 3 -111'171' IN 'N FFLANLEE ITILIT > xw.rm sexes nonu sxm �� L21 TREE PREEEfrvATION PLAN Gopher State One Call +� 'TFRTELE �_ _ a0065,52� WARNING: _uIUTv ._N El 11INTnwwcTIE11 111EnNo/11-1cnnoN of LINEsIN — ¢ uro�aoaouro,�� �PLAN I I I I � I I I i i i i ' --- - �Ceats Avenue (GGd H. 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Q IN E�ITNo lsEORT No. IIP __E I TE coN.IT No.11 2,21 EL"11I,a IIENITF SEN a. Ge=nes, FE AOEQ11EL1-NTF.LLEo. LoUCKS P. IEE 1-11 RHOOITIoNHEEoc1oN coNTROE NOTE ANO REQII—ENTc. SI■ e�� ■I■ ®® ■I■ ■I■ ®'E ■�■i■�ii■ —CIVIL ENG' I NNGGSU- 45 46 �" 47 48 49 50 '' 51 $�2 `11 53 54 _ 1 _ EEE_P, EEE ,: E Pv_ Emmis ,_, EE ,. EES. E. EE / „ f e 16 % — — — 81 ,317 �� 1 / 44 "43 EE42 41� 42l 3R - ,70 38 E35 X36 35�� �' V 12F crop � Fn PONOi 25 3a 27 28 FF29 30 31 32 x 33� 34 8 i 21 22 ,a TOP—APH—ONTOLH NEI ITTITIN N ECINAIPsL'PE I--' F' sT.I. MANH.LP PI.P.I. � 0 — C "' ' N O ®® —IH FAIN s 11 F , 23 �� � ) ----- vv GRADING, DRAINAGE & EROSION CONTROL NOTES — IELEUI �- Es, cuTwwowuNE, 111F IFF BuiLOiNc, E IFF -NT .THN�Es wENOTEo vxv�p�MEo gEtir qZZ o is FEET. xiM E�EvnTioNs sHowN oN P�nNs oo NOT xE�Ecr _'EN ELE_T N' � \ sELTrennoN nxEns"LLeEncco.. L SHE'us Nc Low-iMPncr LL o�Movi Nc EE,I ENT To Px—Tco 1—Pof THEIN—LnNc sons. srw Tren1EEo ..—I IN. F.—TIwiTH xu—TVF1EI xE xEcoMMENOE'. 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MANH.LP PI.P.I. � 0 — C "' ' N O ®® —IH FAIN s 11 wA•E .E' NE1 wew POP Gopher State One Call EP F7 TIE -- ITILL FE sreu= EOEx uuVFT,oNc2 WARNING 6ounoNs of ILL ='N we TII IT` iIEnNO/-aEL TI NOF UNE.0 iuTv m.PnwE iN HOUSE FAD HOLDDOWN DETAIL HSN T A' LHEL ow, SLAB ON GRADE (S) ------------------------------------------------------------------- ------------------------------------- V� A- �W� -'k—N _ I.N'T V` (Keats ,Avenue) Na 19, T m. mm MARK ELLIOT HOMES 'OF MARK PASVOGEL avn° 92s FFF-1­1 F F­ LL, "ALF 10 9 m- LoUCKS CIVIL ENG NEER�NNGG 4 So— N R" Jorgensen 55 Jorgensen Ave. D 6 ENVIRONNFE­ IFFIIE I 1ILT FEIIE F71ILLEFFIFIFFE11- T") ZI,­,k .1 1J, "T" -.1 k­­., 49 50 51 2 F 11 "1 /1, L 17 _ FF NFE-1 11 IF 44 42�i Ln 11 .... ... ... . - -Jo-P [in - g.-S-0 FM ED 2,,,,' 20 25 3s 27 28 29 30 31 32 3334 N, F 1--1 T V, 21 so 100 FFE-111 I T SCALE IN FEET 111FELIE T 0 0 A IT OO * A 23 A IT �4 N. 11139 IT A - - - - - - - - - - I F.11TICIFIFNEFIFFON F"1 113 11FLI.IN­ ILI EFFIFFLIT ON 11N "I" "N T11N LANI 11N T 131 t FI 1 13 3 -111 IINL� NZIN 11A A 11 I 01"A' ELFL ANNI­ , N Ll I T1. 11FIFISFIFFN 11N 44 Gopher State One Call N ­ 40002 SWIPPIP LEGEND V 'LL FEE 7 .. 65,5245iiss IIIIENCE NIO IOLLI WARNING POLLUTION I NT I I IF ILL PREVENTION 0 INLET 110--ION FE_1LEL111N.IL�FT11�1TILLINI '11 FT1"1.'.N11NIE1 IN T '. 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IJ.roes 1111 eu_IEE-Nl T e�waN:e :I'3 ;� � mExraL mRwwrt xr 4 �? rvD or »m u uS­ULE J �CoaageTA GrurK. [ata .SM ryrvwaTm smv[�Oca!rvxrrnoix COTTAGE GROVE MINNESOTA l SER -1 ------------------------------------------------- SITE ELECTRICAL PLA 1 l.. = 50.-0• 1 0 - - - STONEYBROOK VILLAS COTTAGE GROVE. MINNESOTA MARK ELLIO HOME! MARK PASVOGEI 17850 KENWOOD ]RAI LAKEVILLE. MN 5509 'MEOUC PLANNIN CIVIL ENGINEERINi LAND SURVEYING LANDSCAPE ARCHITECTUR ENVI 7— --kRLo Sutt 30 Mople Grove, MN 5538 go SITE ELECTRICAL PLAN REFER TO SHEET E2-2 FOR NOTES. ` 1 2 MA' °`'.ane=•'^"'F°"n" COTTAGE GROVE, MINNESOTA _ Tl vnwc _/ —� _ ____—muzun.szxuneo s 11= _ �°o�6e accrucrwrvono� oe<••n "„°` COTTAGE GROVE, MINNESOTA re GENmERALLELECTRICAL SITE NOTEST �'•wTax Tj z •xo z www x z yrpYuxnx�e mxwi <>SPECIFIC ELECTRICAL SITE NOTES —11 11 hrµo.rT re aa[lu— L-----may--J ELECTRICAL I RISER DIAGRAM NO SCALE (3 Stantec July 19, 2018 File: 193802266 Ryan Burfeind City of Cottage Grove 12800 Ravine Parkway Cottage Grove, Minnesota 55016 Reference: Stonybrook Villas Phase 1 (Preliminary Plan review - Plans Dated 7/18/18) Dear Ryan, Below are comments for the proposed Stonybrook Villas Phase 1 preliminary plans: Preliminary Plat Comments: 1. Ponds and infiltration areas have been plated within outlots. Verify the ponding outlot has been platted to the ponds HWL (Outlot A). Preliminary Grading Plan Comments: 1. The plans have been modified to eliminate grading within the County ROW. Retaining walls are currently shown that are greater than four feet in height adjacent to the County ROW. All retaining walls greater than four feet will have to be designed by a structural engineer and submitted for review. 2. Please call out all HP's and LP's in the grading plan for backyard and street drainage. 3. Maintain a minimum of 2% grade along driveway to help prevent potential flooding of homes/garages (lots 23 and 24 block 2, lots 7 and 8 block 2, etc.). 4. The City's surface water management plan requires that freeboard from lowest opening is 3 feet above the adjacent pond HWL, 2 feet above the adjacent pond EOF, and 1 foot above the nearest overland EOF. Lots 1-6 of block 1 and lots 1-6 block 2 do not appear to meet this requirement for the adjacent pond EOF. 5. Please verify that there are no slopes that exceed 3:1 in grade (sheet C3-3, note 6). 6. Propose infiltration and pond slope seed mix type. 7. Note, include the pond clay liner requirements in the project specifications. Drainage Calculation Review Comments: 1. Maintain a minimum velocity of 3 fps for all storm sewer pipe to allow for self- cleaning during larger storm events. 2. Does the City want the developer to direct as much water to the infiltration basins as possible? They are meeting the infiltration requirements, but it is a limited area going to the basin. Specifically, infiltration basin 3 in the NE corner of the site. If so use the following sentence, Please direct as much stormwater to infiltration basin 3 located in the NE corner of the site to maximize the infiltration on site. Preliminary Street and Utility Comments: 1. Show and include proposed gate valve locations, isolate to less than twenty homes out during a water shutoff (midblock on Jorgensen Avenue). 2. The school district bus service has indicated that they will not turnaround and/or drive on private roads. A temporary cul-de-sac will have to be constructed on 65th Street near the intersection of Joplin Avenue. Place watermain approximately 20' west of temporary cul-de-sac and sanitary sewer approximately 50' west of temporary cul-de-sac. Storm sewer proposed along west end of 65th Street will have to be removed and replaced in the future. 3. Do not install submerged storm sewer pipes within ponding and infiltration areas, utilize skimmer and/or outlet control structures. Skimmers have been provided for Pond 1 and Pond 4, use outlet control structures at pond 2 and pond 3. Preliminary Landscaping Plan Comments: Recommended to be reviewed by City Forester (Quinn Palar). Regards, Stantec Consulting Services Tyler K. Johnson, PE Phone: 651-604-4767 tyler.johnson@stantec.com Design with community in mind David R. Sanocki, PE Phone: 651-604-4905 Dave.sanocki@stantec.com Design with community in mind washngtonCi 0 . 0"ft4mmo ti' July 16, 2018 John Burbank, Senior Planner City of Cottage Grove 7516 801h Street South Cottage Grove, MN 55016-3195 Public Works Department Donald J. Theisen, P.E. Director Wayne H. Sandberg, P.E. Deputy DirectorlCounty Engineer Washington County Comments on the Preliminary Plat of Stoneybrook Villas, City of Cottage Grove Dear John, Washington County has reviewed the Preliminary Plat of Stoneybrook Villas in Section 3 in the City of Cottage Grove. The project is located north of County State Aid Highway (CSAH) 20/Military Road and west of CSAH 19/Keats Avenue and consists of a 54 twin, residential dwellings (0 lot line) on 18.95 acres of land. Based on the plans submitted we offer the following comments: • The plat reflects future right -of way along CSAH 19/Keats Avenue. The Draft Washington County Comprehensive Plan 2040, Transportation Plan, Minimum Right -of -Way Widths for County Roads is 180 feet (90 feet from the centerline of the roadway). On this plat, the current property fine is not the center line of the exiting roadway. The surveyor should verify the centerline of the roadway existing roadway and provide an exhibit identifying the right- of-way from the centerline. • In 2017, Average Daily Traffic (ADT) on CSAH19/Keats Avenue was 5,700. According to the Washington County 2018 Traffic Model, by 2040, traffic will increase in this corridor to 13, 500 ADT. i The access point on CSAH 19/Keats Avenue is acceptable to the County even though it is 50 feet north of the access identified in the Washington County/Cottage Grove Access Management MOU. Any development on the east side should provide a local street that aligns with 65" Street on the east side. • At 651h Street, a southbound right turn lane and center left turn lanes should be constructed on CSAH 19/Keats Avenue. A plan section has been prepared and will need to be approved by 11660 Myeron Road North, Stillwater, Minnesota 55082-9573 Phone: 651-430-4300 • Fax: 651-430-4350 • TTY: 651-430-6246 www.co.washington.mn.us Equal Employment Opportunity / Affirmative Action Stoneybrook Villas July16, 2018 Page 2 the county traffic engineer and a Washington County Right of Way Permit will be required for the turn lane improvements. • CSAH 19/ Keats Avenue is also part of the Central Greenway Regional Trail corridor, which, as you are aware, has an adopted Master Plan. This long range plan is to be implemented as development occurs or if a larger roadway project is planned. Based on the proposed project, the trail should also be extended along CSAH 19 north of 65th Street within the future right- of-way and be constructed as part of the project. • The City should plan how the local trail that terminates at Military Road will be connected to the future trail along that corridor. • Although the county has not reviewed a stormwater plan to date, the developer, city or watershed district, must submit the drainage report and calculations for review of any downstream impacts to the county drainage system. Along with the drainage calculations, there must be written conclusions that the volume and rate of stormwater run-off into any county right-of-way will not increase as part of the project. • Washington County's policy is to assist local governments in promoting compatibility between land use and highways. Residential uses located adjacent to highways often result in complaints about traffic noise. Traffic noise from adjacent highways could exceed noise standards established by the Minnesota Pollution Control Agency (MPCA), the U.S. Department of Housing and Urban Development, and the U.S. Department of Transportation. Minnesota Rule 7030.0030 states that municipalities are responsible for taking all reasonable measures to prevent land use activities listed in the MPCA's Noise Area Classification (NAC) where the establishment of the land use would result in violations of established noise standards. Minnesota Statute 116.07, Subpart 2a exempts County Roads and County State Aid Highways from noise thresholds. County policy regarding development adjacent to existing highways prohibits the expenditure of highway funds for noise mitigation measures in such areas. The developer should assess the noise situation and take any action outside of County right-of-way deemed necessary to minimize the impact of any highway noise. • Any work in the county right-of-way as it relates to the development will require a right-of- way permit, including: grading for the installation of culverts, installation of water and sewer Stoneybrook Villas July16, 2018 Page 3 services, turn lane modifications, road improvements, trails, and Americans with Disability Act (ADA) ramp improvements. If you have any questions or comments to the responses on the Storneybrook Villas Preliminary Plat please contact me at Ann.pung-terwedo@co.washington.mn.us. For access and right-of- way permit applications, please contact Carol Hanson at Carol.Hanson@co.washington.mn.us. Sincerely, ,, r, Ann Pung-Terweclo, Senior Planner C: Joe Gustafson, Traffic Engineer r:\plat reviews plat review- cottage grove\5toneybrook Villas AS � I -- 1 �2,- - --� STONEYBROOK VILLAS ��ii Ill; a��•=�-�_�����—=�:���� _.� � � _ `� MARK ELLIOT HOMES ' MARK PASVOGEL 121 101s i 'i I _ I LANDSCAPE REQUIREMENTS: / \� TYPICAL UNIT LANDSCAPING: 243 TREES REQUIRED FORTREE MITICIATION 66 TREES REQUI R EA (2 PER LOT 5 309 TREES PROPOSED 1.5" BUFF LIMESTONE ROM ULCH 99 TREES PROPOSED IN PHASE 1 (SEE SHEET IT 21 I/O DEPTH OVER FILTER FABRIC �\ 0 DECIDUOUSTREE ENEROREENTREE SOD ■� LOUCKS CIVIL ENG NEER�NGG ICNEACAL NOTES RELA111 TERTALL PDN:NETOTIENATUREAND11OPE RN �N°TON= Nl Dl AYOUT ONI=ETIEDO°NA11/11I EN, 11 TIEPRo,EEOP=AAIJIE 1111L AIIE SNIT" ALL HI�H °ONEANIPRE THE—S.SER NATERIAL"UP°EoIARLE NDRE°UNION= 1ONT��ORALLPROTlA� NnN°ROA°=NRH=,°U TER= TRA AD. TE EL ENTE TO TIE —ED 'IAT ON SEE ALL UNPOSISSEUD. AD. 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