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HomeMy WebLinkAbout2019-01-28 PACKET 06.3. STAFF REPORT CASE: PP2019-003 & ZA2019-004 ITEM: 6.3 PUBLIC MEETING DATE: 1/28/19 TENTATIVE COUNCIL REVIEW DATE: 2/20/19 APPLICATION APPLICANT: US Home Corporation, dba Lennar REQUEST: A zoning amendment to change the zoning of property from R-2.5, Residential, to R-3, Single Family Residential, with a Planned Development Overlay (PDO); and a preliminary plat for a residential subdivision to be called Young Addition, which will consist of 10 residential lots for single- family homes. SITE DATA LOCATION: 7930 65th Street South ZONING: R-2.5, Residential GUIDED LAND USE: Low Density Residential LAND USE OF ADJACENT PROPERTIES: CURRENT GUIDED NORTH: Residential Low Density Residential EAST: Residential Low Density Residential SOUTH: Residential Low Density Residential WEST: Residential Low Density Residential SIZE: 5.0511 Acres DENSITY: 1.98 units per acre RECOMMENDATION Approval, based on the findings of fact and subject to the conditions stipulated in this staff report. COTTAGE GROVE PLANNING DIVISION Planning Staff Contact: John M. Burbank, Senior Planner; 651-458-2825; jburbank@cottagegrovemn.gov Application Accepted: 1/14/19 60-Day Review Deadline: 3/15/19 City of Cottage Grove Planning Division  12800 Ravine Parkway South  Cottage Grove, MN 55016 Planning Staff Report Young Addition Planning Case Nos. PP2019-003 and ZA2019-004 January 28, 2019 Proposal U.S. Home Corporation, dba Lennar, is requesting approval for a zoning amendment to change the zoning of the five-acre property located at 7930 65th Street South from R-2.5, Residential, to R-3, Single Family Residential with a Planned Development Overlay (PDO), and a preliminary plat for a residential subdivision to be called Young Addition, which will consist of 10 residential lots for single-family homes. Location Map Review Schedule Application Received: January 4, 2019 Application Accepted: January 14, 2019 Planning Commission Meeting: January 28, 2019 60-Day Review Deadline: March 15, 2019 Tentative City Council Meeting: February 20, 2019 Planning Staff Report – Young Addition Case Nos. PP2019-003 and ZA2019-004 January 28, 2019 Page 2 of 20 Background and Site Conditions The property is currently occupied with a single-family home and associated outbuildings. There is a variety of mature trees and other vegetation on the site. The current access to the property is on 65th Street. Planning Considerations Plan Review The dates of the plan sets utilized for this review were submitted by Pioneer Engineering and dated 01/02/2019. Preliminary Plat The preliminary plat as proposed depicts a logical development of a viable property given the adopted performance standards of the zoning district. Planning Staff Report – Young Addition Case Nos. PP2019-003 and ZA2019-004 January 28, 2019 Page 3 of 20 Proposed Preliminary Plat Land Use The property is currently guided for Low Density Residential. No changes in land use are proposed with this development. Zoning The property is currently zoned R-2.5, Residential. The requested rezoning from R-2.5, Residen- tial, to R-3, Single Family Residential, with a Planned Development Overlay (PDO) allows for flexible lot design and configuration. Most of the recent residential subdivisions within the City have been approved with this zoning option. Planning Staff Report – Young Addition Case Nos. PP2019-003 and ZA2019-004 January 28, 2019 Page 4 of 20 Zoning Development Standards The development performance standards comparing the existing and requested zoning district classifications are detailed below. Lot Development Performance Standards Standard Existing Zoning R2.5 Proposed Zoning R3/PDO Minimum Lot Area 11,000 sf 11,000 sf Minimum lot width 85 feet 70 feet Minimum side yard setback House 10 feet 7.5 feet Minimum side yard setback Garage 10 feet 7.5 feet Minimum front yard setback 30 feet 25 feet Minimum rear yard setback 35 feet 35 feet Corner lot setback 20 feet 205 feet Minimum lot width at Right-of-way for Cul-de-sac lots 65 feet 40 feet Minimum lot width at setback for Cul-de-sac lots 90 feet 70 feet Maximum Principal structure height 35 feet 35 feet Maximum lot coverage Impervious Surfaces 50 percent 50 percent Setbacks The detail below shows the proximity of the new house pads to the existing homes north of 65th Street. Setback Proximity Detail Lot Sizes The smallest lot size proposed is 11,337 square feet, and the average lot size in the development is 15,181 square feet. The average lot width is 65.5 feet. Planning Staff Report – Young Addition Case Nos. PP2019-003 and ZA2019-004 January 28, 2019 Page 5 of 20 Density The density of the proposed development is 1.98 units per acre. The density range for the Low Density Residential Land Use District is one to four dwelling units per acre. Public Utilities The property is currently located in the Metropolitan Urban Service Area (MUSA) and has public utilities available for service connection. The Engineering memo dated January 17, 2019, ad- dresses the utility comments for the project. A Sewer Availability Charge (SAC) will be required to be paid for each lot in the subdivision at the time of building permit. The current SAC rate is $2,485 per lot. Environmental Assessment Worksheet (EAW) The proposed project is below the lot count threshold that would trigger an environmental review prior to development. Planning Staff Report – Young Addition Case Nos. PP2019-003 and ZA2019-004 January 28, 2019 Page 6 of 20 Transportation The cul-de-sac for this development connects to Ideal Avenue. No direct drive access is permitted to 65th Street/Ravine Parkway and the Ideal Avenue right-of way. Public right-of-way is required to be platted along the roadways adjacent to the plat. The final plat shall reflect the road name as 64th Court South. Street Detail Surface Water Management The surface water management plan was reviewed by the City’s engineering staff, and their com- ments are included in the January 17 plan review memorandum. The ponding included with the Pinecliff subdivision development was oversized in design and construction to accommodate the ponding needs for this site. No offsite ponding fees will be required for this project. The final grading and utility plans for the site shall meet the approval of the City Engineer. Grading The preliminary grading plan was reviewed by Engineering and included in the review comments in the January 17 memorandum. Additional grading review will be required upon submittal of final grading and utility plans for the site. Planning Staff Report – Young Addition Case Nos. PP2019-003 and ZA2019-004 January 28, 2019 Page 7 of 20 Grading Plan Utilities The installation of the on-site utilities, roads, and supporting infrastructure will be privately de- signed and constructed to meet City specifications. Planning Staff Report – Young Addition Case Nos. PP2019-003 and ZA2019-004 January 28, 2019 Page 8 of 20 Tree Preservation The existing tree mass on the site is identified below. A component of the final plat approval will be the submittal of a tree preservation inventory and mitigation plan. Existing Tree Mass Area The detail below identifies the proposed landscaping plan and the remaining tree areas outside of the grading limits for the project. Planning Staff Report – Young Addition Case Nos. PP2019-003 and ZA2019-004 January 28, 2019 Page 9 of 20 Proposed Landscaping Plan Fire Department Access The 10 lots that are proposed is below the maximum number of lots that require a secondary access per the fire code. Trails and Sidewalks No sidewalk is proposed to be installed as part of this project. A transportation trail will be con- structed along 65th Street as a component of the 2019 Phase 2 Ravine Parkway Construction. Park Dedication A park dedication fee in lieu of land dedication in the amount of $34,000 will be required at the time of plat recording. Planning Staff Report – Young Addition Case Nos. PP2019-003 and ZA2019-004 January 28, 2019 Page 10 of 20 Historic Preservation One of the previous owners of the property was Harold Kernkamp, who was the first Mayor of the City of Cottage Grove during the transition from a rural agricultural community to a growing sub- urban community. The original portion of the vernacular-style gabled ell home on the site was constructed circa 1890 by the Mars family and the balance of the house in 1906 by the Kernkamp family. In 1992, the Advisory Committee on Historic Preservation (ACHP) issued a Findings of Significance for the property stating that it was eligible to be listed on the City’s Register of Historic Sites and Landmarks. The cultural resource value of the home was identified as being in associ- ation with early agricultural history of Cottage Grove during the 19th and 20th centuries and be- cause of Harold Kernkamp’s association with the history of suburban development. Since the findings of significance, the home and property were never included in the City’s Register of His- toric Sites and Landmarks. Based on review of the existing documentation of the site, existing conditions, and the policies of the current ACHP program, it is recommended that the property be photo documented for the City’s historic archives prior to relocation or demolition of any structures. Architecture The home styles within the neighborhood will be the same models offered in the adjacent Calarosa single-family residential development which is being constructed by the applicant. A detail of some of those homes is included below. Additional home styles and floorplans including the Cal Atlantic line that meet the intent of the PDO may be offered subject to administrative review and approval by City staff. Planning Staff Report – Young Addition Case Nos. PP2019-003 and ZA2019-004 January 28, 2019 Page 11 of 20 Summary 1) The property is guided for low density residential, and the requested preliminary plat design fits within the parameters of the required density. 2) The proposed zoning for the project and the requested preliminary plat design fits within the parameters of other existing development projects in the area. 3) The property is within the MUSA and can be properly served by public utilities. 4) The surface water management of existing and new streets and housing will be properly addressed with this development. 5) The traffic generated from the project will not have negative impacts on the adjacent roadways. Recommendation That the Planning Commission recommend that the City Council approve the following two actions: A. A zoning amendment to change the zoning of property located at 7930 65th Street South from R-2.5, Residential, to R-3, Single Family Residential with a Planned Development Overlay (PDO), B. A preliminary plat for a residential subdivision to be called Young Addition, which will consist of 10 residential lots for single-family homes and one outlot. Approval of the preliminary plat is subject to the following conditions: General Development 1. The developer and builders must comply with all city ordinances and policies except as may be modified by agreement of the developer and City staff. 2. All grading, drainage, erosion control, and utilities must conform to the final plans approved by the City Engineer. 3. The applicant receives appropriate building permits from the City, and permits or approvals from other regulatory agencies including, but not limited to: South Washington Watershed District, Minnesota Department of Health, Minnesota Department of Natural Resources, and Minnesota Pollution Control Agency. 4. All monument signs must comply with the City’s Sign Ordinance and only be placed on private property encompassed within an easement. 5. The Developer shall incorporate into the final plat the recommendations, requirements, and evaluations noted in the Stantec memorandum dated January 17, 2019, subject to modifi- cations that are agreed to by the developer and City Engineer. Planning Staff Report – Young Addition Case Nos. PP2019-003 and ZA2019-004 January 28, 2019 Page 12 of 20 Platting, Land Dedication, and Easements 6. The final plat and the City’s approval of the final plat are subject to additional conditions that will be listed in the City resolution approving the final plat and included in the develop- ment agreement. 7. The dimensions of each lot must be verified on the final plat, and a list containing the square footage for each lot must be provided to the City. 8. The final plat and declaration of private covenants must be recorded with the Washington County Recorder’s Office before any building permit can be issued. 9. The developer must enter into an agreement with the City of Cottage Grove for the com- pletion of the public improvements required by City ordinances. Once the development agreement is completely executed and all cash deposits and payments are paid to the City, the City will release the final plat to the developer for recording at the Washington County Recorder’s Office. 10. In addition to one boulevard tree for each lot having street frontage, four yard trees and ten shrubs must be planted on each residential lot. One of the four trees must be a conifer tree. The developer or builder must post a letter of credit or escrow for the estimated cost of these trees and shrubs on each lot. 11. Common mail boxes meeting the approval of the local postmaster are required. Construction and Grading 12. A grading permit and financial guaranty is required for grading activity related to the project. 13. Prior to Council review of the final plat, the developer must submit for staff review and approval a final construction management plan that includes erosion control measures, project phasing for grading work, areas designated for preservation, a crushed-rock con- struction entrance, and construction-related vehicle parking. All emergency overflow swales must be identified on the grading and erosion control plan. 14. 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. 15. 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 11-6-12, Erosion Control During Construction of the City’s Subdivision Ordinance. 16. 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 submitted to the City Engineer. Planning Staff Report – Young Addition Case Nos. PP2019-003 and ZA2019-004 January 28, 2019 Page 13 of 20 Park Dedication 17. The park dedication requirements will be satisfied upon the payment of a required park fee in lieu of land dedication in the amount of $34,000 at the time of recording of the plat. Lot Performance Standards 18. All setbacks shall be consistent with those identified in the planning staff report dated 01/28/2019. 19. The architectural standards of the homes shall be consistent with the following: a. The minimum finished floor area for a single-family rambler is 1,500 square feet and 2,000 square feet for all other single-family designs. b. The minimum attached garage floor area shall be 440 square feet for detached single-family dwellings and for each attached dwelling unit. c. Architectural design is required on all four sides of the principal structure. d. A minimum of 100 square feet of brick or stone is required on the front façade of a split-entry, split-level, or two-story dwellings and 70 square feet for villas. e. The minimum roof pitch for the main roof slope is a 6/12 pitch. f. Windows, doors, and garage doors must have a low or no maintenance trim on all four sides of the dwelling facing Ideal Avenue or 65th Street/Ravine Parkway 20. Additional home styles and floorplans that meet the intent of the PDO may be offered sub- ject to administrative review and approval from City staff. Utilities 21. The Developer is responsible for providing the necessary easements and costs associated with road and utility improvements serving the site. All drainage and utility easements as recommended by the City Engineer must be shown on the final plat and dedicated to the City for public purposes. 22. The water utility plan shall conform to the City’s water supply and distribution plan. 23. The sanitary sewer utility plan shall conform to the City’s sanitary sewer comprehensive plan. 24. All stormwater designs shall meet the intent of the City’s Surface Water Management Plan and the SWWD water management plan. 25. 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). Planning Staff Report – Young Addition Case Nos. PP2019-003 and ZA2019-004 January 28, 2019 Page 14 of 20 Streets 26. Direct drive access to the 65th Street/Ravine Parkway right-of way from abutting lots within the subdivision shall be prohibited. 27. The street name shall be 64th Court South on the final plat. 28. The City’s curb replacement policy must be complied with during home building. A bitumi- nous wedge shall be maintained on the street until 90 percent of the homes are constructed in any phase or in three years. Tree Mitigation 29. A final tree preservation and mitigation plan shall be submitted before final plat approval. Landscaping and Irrigation 30. In addition to one boulevard tree for each lot having street frontage, four yard trees and ten shrubs must be planted on each residential lot. One of the four trees must be a conifer tree. The developer or builder must post a letter of credit or escrow for the estimated cost of these trees and shrubs on each lot. 31. Irrigation systems installed within City right-of-way are solely the responsibility and risk of the developers, or individual. The City is not responsible or liable for any damage or costs related to installation, damage, or replacement of lawn irrigation systems placed in the boulevard as a result of City use of or future changes in the right of way. 32. At the time of building permits for single family residential lots, a letter of credit amounting to 150 percent of the landscaping estimate and irrigation systems shall be submitted to and approved by the City. Upon completion of the landscaping improvements, the owner shall, in writing, inform the City that said 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. Surface Water Management 33. The lowest opening ground elevations of all structures shall be a minimum of two feet above the emergency overflow elevation, and three feet above adjacent pond high water levels. 34. 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. Onsite Infrastructure Improvements 35. A street lighting plan must be submitted by the developer and approved by the City Engi- neer. 36. 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. Planning Staff Report – Young Addition Case Nos. PP2019-003 and ZA2019-004 January 28, 2019 Page 15 of 20 37. The developer shall contact the electric, telephone, gas, and cable companies that are authorized to provide service to the property to ascertain whether any of those utility pro- viders intend to install underground lines within the development. 38. The developer is responsible for all street maintenance; upkeep and repair of curbs, boule- vards, and sod; and street sweeping until the project is complete. All streets must be main- tained 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 damages of any nature whatsoever arising out of developer’s acts or omissions in performing the obligations imposed upon developer by this paragraph. 39. 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. 40. 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. 41. The developer is responsible for the control of grass and weeds in excess of eight inches on vacant lots or boulevards within their development. Failure to control grass and weeds will be considered a developer’s default and the City may, at its option, perform the work and the developer shall promptly reimburse the City for any expense incurred by the City. 42. Developer is responsible to require each builder within the development to provide a Class 5 aggregate entrance for every house that is to be constructed in the development. This entrance is required to be installed upon initial construction of the home, but a paved drive- way must be completed before the City will issue a certificate of occupancy for that prop- erty. See City Standard Plate ERO-12 for construction requirements. The water service line and shut-off valve shall not be located in the driveway. 43. Developer will be required to conduct all major activities to construct the public improve- ments during the following hours of operation: Monday through Friday 7:00 A.M. to 7:00 P.M. Saturday 9:00 A.M. to 5:00 P.M. Sunday Not Allowed This does not apply to activities that are required on a 24-hour basis such as dewatering or bi pass pumping, etc. Any deviations from the above hours are subject to approval of the City Engineer. Violations of the working hours will result in a $500 fine per occurrence. Planning Staff Report – Young Addition Case Nos. PP2019-003 and ZA2019-004 January 28, 2019 Page 16 of 20 44. 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 dem- olition 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. 45. The Developer grants the City, its agents, employees, officers, and contractors permission to enter the site to perform all necessary work and/or inspections during grading and the installation of public improvements by the developer. 46. 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. 47. The City will not have any responsibility with respect to any street or other public improve- ments unless the street or other public improvements have been formally accepted by the City. Upon completion of the improvements, the Developer may request, in writing, their acceptance by the City. This request must be accompanied by proof that there are no outstanding judgments or liens against the land upon which the public improvements are located. Upon the City’s receipt of a written request for acceptance from the Developer, the City Engineer will conduct a final inspection of the public improvements and will furnish a written list of any deficiencies noted. The City Engineer will base the inspection on com- pliance with the approved construction plans, profiles and specifications, as required by the city ordinance. Upon satisfactory completion of all construction in accordance with the approved plans, profiles, and specifications, as certified by a registered engineer in the State of Minnesota, and receipt of reproducible record drawings and satisfactory test re- sults, the City Engineer will notify the developer in writing of the City’s approval of the public improvements and schedule the request for acceptance for review by the City Council. 48. Upon completion of the work, the Developer shall provide the City with a full set of as-built plans for City records and transmitted to the City in a DWG Autocad format and pdf format. Developer must also furnish the City with a pdf format of the final plat and four prints of the recorded plat. If the Developer does not provide as-builts, the City will produce them at the developer’s expense. 49. 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. 50. Notwithstanding any other provision of this resolution to the contrary, the City will issue building permits for up to two (2) model homes on lots acceptable to the City upon Devel- oper’s compliance with the following requirements: a. Approval of a building plan and survey by the Chief Building Official. Planning Staff Report – Young Addition Case Nos. PP2019-003 and ZA2019-004 January 28, 2019 Page 17 of 20 b. Presence of a paved road within three hundred feet (300’) and presence of a fire hydrant within one thousand feet (1,000’) of the model home(s). c. An unobstructed gravel surface road extension from a paved street surface to the pro- posed model home’s driveway. d. No certificate of occupancy for such model homes shall be issued until all typical requirements for such issuance have been met. e. Final plat has been recorded. f. The Developer acknowledges in the development agreement that prior to the construc- tion of the improvements, site conditions, access to paved roads, and fire hydrants will be sub-standard and will not be optimized until the improvements are completed. To the fullest extent permitted by law, Developer agrees to indemnify the City, its officers, employees, agents and others acting on its behalf and to hold them harmless and de- fend and protect them (with counsel of the City’s choosing) from and against any and all loss, damage, liability, cost, and expense, specifically including attorneys’ fees and other costs and expenses of defense, which result from, or otherwise arise in connec- tion with any actions, claims or proceedings of any sort caused by or arising from the construction or use of the model homes by Developer or its contractors, employees, agents, or assigns, prior to the improvements being completed. Such claims shall in- clude, but not be limited to, claims that the model homes could not be accessed properly or in a timely manner by fire equipment and/or police or emergency vehicles due to road or site conditions or claims based on lack of proximity to fire hydrants or lack of adequate fire protection. Although indemnification shall cease for claims arising after the improvements are completed and accepted, indemnification obligations for claims arising prior to the completion of the Improvements shall survive the termination of the agreement. 51. No additional building permits beyond the model permits will be issued until such time as adequate public utilities, including street lights, and streets have been installed and deter- mined to be available to use. The City will require that the utilities, lighting, and street sys- tem have been constructed and considered operational prior to issuance of any building permits in the development. Also, the City must have all the necessary right-of-way and/or easements needed for the property to be serviced. 52. Adequate dumpsters must be on site during construction of streets, utilities, and houses. When the dumpsters are full, they must be emptied immediately or replaced with an empty dumpster. The developer is responsible to require each builder to provide an on-site dump- ster to contain all construction debris, thereby preventing it from being blown off-site. 53. Adequate portable toilets must be on-site at all times during construction of utilities, road- ways, and houses. At no time shall any house under construction be more than 250 feet away from any portable toilet. Toilets must be regularly emptied. 54. 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 Planning Staff Report – Young Addition Case Nos. PP2019-003 and ZA2019-004 January 28, 2019 Page 18 of 20 inspected and approved by the City. The City may impose additional erosion control re- quirements if it is determined that the methods implemented are insufficient to properly control erosion. 55. All areas disturbed by the excavation and back-filling operations shall be fertilized, mulched, and disc anchored as necessary for seed retention. Time is of the essence in controlling erosion. If the developer does not comply with the erosion control plan and schedule, or supplementary instructions received from the City, or in an emergency deter- mined at the sole discretion of the City, the City may take such action as it deems appro- priate to control erosion immediately. The City will notify the developer in advance of any proposed action, but failure of the City to do so will not affect the Developer’s and the City’s rights or obligations. If the developer does not reimburse the City for any costs of the City incurred for such work within thirty (30) days, the City may draw down the letter of credit to pay such costs. 56. 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. 57. Dust control measures must be in place to prevent dust and erosion, including, but not limited to daily watering, silt fences, and seeding. The City Engineer may impose reason- able measures to reduce dust at the site. 58. The Developer shall comply with the 1991 Wetlands Conservation Act, as amended. 59. It is the Developer’s responsibility to keep active and up to date the developer’s contract and financial surety (e.g. Letter of Credit, etc.). These documents must remain active until the developer has been released from any further obligation by City Council motion received in writing from the City Engineer. 60. 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. Paved streets b. Concrete curb and gutter c. Hard surface driveways d. Street lights e. Water system (trunk and lateral) and water house service stubs f. Sanitary sewer system (trunk and lateral) and sanitary house service stubs g. Storm sewer system h. Street and traffic control signs/signals Planning Staff Report – Young Addition Case Nos. PP2019-003 and ZA2019-004 January 28, 2019 Page 19 of 20 i. Shaping and sodding drainage ways and emergency overflows in accordance with the drainage development plan approved by the City Engineer j. Adjust and repair new and existing utilities k. Trails l. Erosion control, site grading and ponding m. Surveying and staking n. Park and open space boundary markers o. 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. p. 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 completed, 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 development agreement. 61. The Developer must post a cash escrow with the City’s Finance Director to cover engineer- ing, 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. 62. The Developer must post a cash escrow with the City’s Finance Director to cover engineer- ing costs and other City services, expenses, and materials provided in reviewing and pro- cessing 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. 63. The Developer is responsible for establishing the final grades, topsoil, and seeding of all the residential lots and boulevards within the subdivision. The developer and/or builder is responsible for planting the one boulevard tree per lot and a second boulevard tree on the corner side lot for corner lots after homes are constructed. The City Forester will mark the location where the boulevard tree must be planted and approve the tree species to be planted. The final landscape plan must be coordinated with the City Forester. Planning Staff Report – Young Addition Case Nos. PP2019-003 and ZA2019-004 January 28, 2019 Page 20 of 20 Prepared by: Attachments: Exhibit A – Preliminary Plat John M. Burbank, AICP Exhibit B – Preliminary Civil Drawings Senior Planner Exhibit C – Engineering Review Memorandum 1/17/2019 January 17, 2019 File: 193802266 Ryan Burfeind City of Cottage Grove 12800 Ravine Parkway Cottage Grove, Minnesota 55016 Reference: Young Property – Preliminary Plat/Final Plans (Plans received January 4, 2019) Dear Ryan, Below are review comments for the proposed Young Property preliminary plat/final plans (received January 4, 2019): General Comments: 1. Submit tree preservation plan for review. 2. Submit electrical plan for review. 3. Submit draft copy of project specification for review. Preliminary Plat/Final Plan Comments: 1. Sheet C2.10 (Existing Conditions): Show locations for all existing septic’s and wells. Include plan for structural removals (house, shed, barn, garage, etc.). 2. Sheet C3.10 (Grading Plan): Include all proposed lot corner elevations (lot 1: NE & SE, lot 4: NW, lot 7: SW, and lot 10: NE & SE). 3. Sheet C3.10 (Grading Plan): Storm sewer structure (STMH-5) near northwest corner of the site should be repositioned to collect drainage from the east. East drainage should be picked up within existing development property. 4. Sheet C3.10 (Grading Plan): Label street low point locations and elevations. 5. Sheet C3.20 (Erosion Control plan): Legend refers to “…. sidewalk construction”. No sidewalk is proposed to be installed as part of this project. 6. Sheet C3.20 (Erosion Control plan): Instead of providing 2’ of sod behind the back of curb for an erosion control option, recommend using bio rolls or silt fence. 7. Sheet C3.30 (Grading details): General notes #2 missing and/or blank. 8. Sheet C4.10 (Sanitary Sewer & Watermain Construction Plan): Label plan view as Ideal Avenue. 9. Sheet C4.10 (Sanitary Sewer & Watermain Construction Plan): Label connection to existing th sanitary sewer at intersection of 66 Street S. 10. Sheet C4.10 (Sanitary Sewer & Watermain Construction Plan): Include stationing in profile view. 11. Sheet C4.10 (Sanitary Sewer & Watermain Construction Plan): Bulkhead existing sanitary th sewer on west side of existing manhole at intersection of Ideal Avenue and 64 Street. 12. Sheet C4.10 (Sanitary Sewer & Watermain Construction Plan): Coordinate with Stantec to th get the CAD information for Ravine Parkway improvements at the intersection of 65 Street and Ideal Avenue. Show proposed crossings in profile view. 13. Sheet C4.10 (Sanitary Sewer & Watermain Construction Plan): Profile labels sanitary sewer “by others”, verify limits of sanitary installation. 14. Sheets C4.10 & C4.11 (Sanitary Sewer & Watermain Construction Plan): To minimize removing and replacing existing street and utility infrastructure it is recommended that sanitary sewer to the site be routed south between lots 9 and 10 (see attached). This will require a 20’ D&U easement and casing pipe. 15. Sheet C4.11 (Sanitary Sewer & Watermain Construction Plan): Label connection to existing watermain, move 8” gate valve to connection point. 16. Sheet 5.10 (Storm Sewer Construction): Staff is currently reviewing the storm sewer stretch between CB-3 and CBMH-1 to see if this can be eliminated, if it can be then pipe between CB-3 and CB-4 will have to be installed. 17. Sheet 5.10 (Storm Sewer Construction): Include stationing in profile view. 18. Sheet 5.10 (Storm Sewer Construction): Include sump structures in accessible paved areas (CB-4, etc.). 19. Sheet 5.10 (Storm Sewer Construction): STMH-5 should be relocated northwest and constructed as a catch basin manhole (reference #3 above). 20. Sheet 5.10 (Storm Sewer Construction): Note: Per the 6/21/04 AET geotechnical report for nd Pinecliff 2 Addition anticipate encountering rock at an approximate elevation of 958 near southwest corner of project (storm sewer installation). 21. Sheet 6.10 (Street construction): Show and label low points. 22. Sheet 6.10 (Street construction): Signage legend 2 through 5 not proposed as part of this project, they can be removed. 23. Sheets C7.10 – C7.14 (Details): Details can be combined to minimize sheets. Are details STR-20, and STR-29 (yes, if developer installs) needed? Regards, David R. Sanocki, PE Phone: 651-248-7079 Dave.sanocki@stantec.com