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Home My WebLink About2019-06-24 PACKET 06.3.STAFF REPORT CASE: ZA2019-029 & PP2019-030 ITEM: 6.3 PUBLIC MEETING DATE: 6/24/19 TENTATIVE COUNCIL REVIEW DATE: 7/17/19 APPLICATION APPLICANT: Pulte Homes REQUEST: A zoning amendment to change the zoning of property from R-2.5, Residential, to R-3, Single Family Residential, with a PUD, Planned Unit Development Overlay; and a preliminary plat to be called Bailey Woods that would subdivide a 19.94 -acre parcel of land into a residential development consisting of 41 single-family homes and 1 outlot. SITE DATA LOCATION: North side of 65th Street and west of Highland Hills Boulevard ZONING: R-2.5, Residential GUIDED LAND USE: Low Density Residential LAND USE OF ADJACENT PROPERTIES: CURRENT GUIDED NORTH: Wetland Parks/Open Space EAST: Residential Low Density Residential SOUTH: School Public/Semi-Public WEST: Agricultural Low Density Residential SIZE: 19.94 Acres DENSITY: 1.98 Units Per Acre RECOMMENDATION Approval, subject to the conditions stipulated in this staff report. Cottage Grove COTTAGE GROVE PLANNING DIVISION � here Pride and Prosperity Meet Planning Staff Contact: Emily Schmitz, Senior Planner; 651-458-2874; esch m itz(o-)_cottageg rove m n. gov Application Accepted:. 5/29/19 60 -Day Review Deadline: 7/28/19 City of Cottage Grove Planning Division • 12800 Ravine Parkway South • Cottage Grove, MN 55016 Planning Staff Report Bailey Meadows Planning Case Nos. ZA2019-029 & PP2O19-030 June 24, 2019 Proposal Pulte Homes is requesting approval for a zoning amendment and preliminary plat on a 19.94 -acre property owned by Bailey Nurseries, Inc located north of 65th Street and west of Hadley Avenue and the Highland Hills development. The current zoning of the 19.94 -acre parcel is R-2.5, Resi- dential; the developer is proposing a zoning change to R-3, Single Family Residential, with a Planned Development Overlay (PDO). The plat for this residential subdivision is proposed to be called Bailey Woods, which will consist of 41 residential lots for single-family homes. Location Map Review Schedule Application Received: May 29, 2019 Application Accepted: May 29, 2019 Planning Commission Meeting: June 24, 2019 60 -Day Review Deadline: July 28, 2019 Tentative City Council Meeting: July 17, 2019 Planning Staff Report — Bailey Woods Case Nos. ZA2019-029 & PP2019-030 June 24, 2019 Page 2 of 26 Background and Site Conditions The 19.94 -acre property is currently tilled field on the southerly portion while the northern quarter of the parcel is partially wooded wetland. Current access to the property is a field access off 65th Street in the southwest corner. Existing Conditions Planning Considerations Plan Review The dates of the plan sets utilized for this review were submitted by Westwood Engineering and dated 05/28/2019 and 05/29/2019. Planning Staff Report — Bailey Woods Case Nos. ZA2019-029 & PP2019-030 June 24, 2019 Page 3 of 26 Preliminary Plat The preliminary plat, as proposed, depicts a logical development of a viable property given the adopted performance standards of the zoning district. 4 MF L-N-J L -J L -J LA L4J ------------ - ---------'"---- -- Proposed Preliminary Plat Land Use and Zoning The property is currently guided for Low Density Residential. No changes in land use are proposed with this development. P'' } OdnOT.A 2.1 � ` r } } i v -J L Ir-- `� o __ r ,.r L r - r J 3 J .9 j�7 �`; — F -- — ter,,; a�,n r�iT�L•1�r - 4 MF L-N-J L -J L -J LA L4J ------------ - ---------'"---- -- Proposed Preliminary Plat Land Use and Zoning The property is currently guided for Low Density Residential. No changes in land use are proposed with this development. Planning Staff Report — Bailey Woods Case Nos. ZA2019-029 & PP2019-030 June 24, 2019 Page 4 of 26 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. 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 R-2.5 Proposed Zoning R-3 Bailey Woods R-3/PDO Minimum Lot Area 11,000 sf 10,000 sf 10,758 sf average Minimum lot width 85 feet 75 feet 65 feet Minimum side yard setback House 10 feet 10 feet 7.5 feet Minimum side yard setback Garage 10 feet 5 feet 7.5 feet Minimum front yard setback 30 feet 30 feet 25 feet Minimum rear yard setback 35 feet 35 feet 35 feet Corner lot setback 20 feet 20 feet 20 feet Maximum Principal structure height 35 feet 30 feet 35 feet Maximum lot coverage Impervious Surfaces 50 percent 50 percent 50 percent Minimum lot width proposed is 65 feet on a typical lot and 85 feet on a corner lot. Minimum lot width permitted for a lot within the R-3 Zoning District is 75 feet. The applicant is requesting a reduced lot width as a part of the PDO request. The front, side, and rear setbacks proposed are consistent with the proposed zoning district. The minimum lot size within the R-3 Zoning District is 10,000 square feet; the developer is pro- posing an average lot size of 10,758 square feet with the smallest lot size being 8,791 square feet. The reduced lot sizes reflect the restraints of the existing property configuration and natural features restricting the depth of each proposed lot in order to provide the appropriate street width and sidewalk. The smaller lot sizes maintain the appropriate width ensuring building setbacks continue to be met and each lot provides for 25 feet of flat useable rear yards. Density The density of the proposed development is 2.06 units per acre. The density range for the Low Density Residential Land Use District is one to four dwelling units per acre. Transportation No direct drive access to this development will be permitted off 65th Street. The only access to the development will be from Highland Hills Lane on the east side. Highland Hills Lane would be stubbed on the west side of the parcel for future road extension at such time the Posavad parcel is developed. This would create two access points into the development — from Highland Hills Lane and from the roundabout at 65th Street and Goodview Avenue at the time the Posavad parcel is developed. Planning Staff Report — Bailey Woods Case Nos. ZA2019-029 & PP2019-030 June 24, 2019 Page 5 of 26 The final plat shall reflect the road name as Highland Hills Curve. The tight curve of the proposed street configuration is typical of a local street and the City's traffic engineer will not require addi- tional signage. Proposed Street Name Public right-of-way is required to be platted along roadways (65th Street) adjacent to the plat. This right-of-way will include the existing city trail. The developer has proposed utilizing the existing field access during grading, utility installation, and street construction. The City supports this proposal with the condition that the developer ob- tain the appropriate temporary access permit through Washington County. Upon completion of the installation of the streets, the temporary access must be removed and the curbing at the / r 13 /��10.rls st L�'39 f (� ,3 1 J —� — ! aLasad '� I ai na ' :1 �. a4, 'I yI c'I I P�..`z I.. °4I 4 f 94:1#--$raosr 8 �S - aeuar LL— —=� r — — J L — J 1 EE J ` L—J P A r, 2 �5 "M. + I-_—� e# 1 L__ —12 r - � —I . -' 7 - — l — 11 1 rI 1 te ri1�I r -" ___IF— 1 mxc I 1 I 9, 1 2I.i9Yt7-1 1 Us _71 I !!,J 1 — 17,4 11 I I 4 t �.— JiI I L4_ Jr I L _ Ji 11 L— A —� I L 1 — L— J L—_ JI IL 1 �1 i5 tv [s 55 65 ive iii _ 1 Proposed Street Name Public right-of-way is required to be platted along roadways (65th Street) adjacent to the plat. This right-of-way will include the existing city trail. The developer has proposed utilizing the existing field access during grading, utility installation, and street construction. The City supports this proposal with the condition that the developer ob- tain the appropriate temporary access permit through Washington County. Upon completion of the installation of the streets, the temporary access must be removed and the curbing at the Planning Staff Report — Bailey Woods Case Nos. ZA2019-029 & PP2019-030 June 24, 2019 Page 6 of 26 southwest corner replaced with a high -back curb to tie in with the existing section west towards the roundabout at Goodview Avenue. All assessment waiver conditions from the 65th Street assessment must be paid and met prior to the sale of the property and prior to approval of any building permits. Stormwater Management Plan Storm sewer will be extended from streets within the development to the proposed stormwater basin located in the northeast corner of the project area. Drainage swales will also be necessary between the lots to provide drainage routes for surface water management from rooftops, decks, sidewalks, and driveways The proposed ponding extends onto the City -owned parcel to the east. This proposed location allows for preservation of additional wooded areas on the existing parcel and to maintain the forested areas of the dedicated open space. The area proposed to include the stormwater ponding on the City's parcel would also preserve the existing buffer of trees along the current properties within the Highland Hills neighborhood. The area being utilized for stormwater ponding on the existing City's open space to the east will not require off-site ponding fees but will be deducted from the park credit for Baily Woods. k y La a Ntween city /e y y Y parcel 'id Bhiley Woods 4 dr #� prb- I � --LL-- r ! $ *FMIA _fb y ;i. 2 �' 3 11A 11: 6 7 ; J • r I r k y La a Ntween city /e y y Y parcel 'id Bhiley Woods 4 dr #� prb- I � --LL-- r ! $ *FMIA _fb y ;i. Planning Staff Report — Bailey Woods Case Nos. ZA2019-029 & PP2019-030 June 24, 2019 Page 7 of 26 By permitting stormwater ponding to be located in an already open area allows the developer to maintain a natural buffer. This location also provides a more desirable dedication of open space to the City as Outlot A. This outlot would be largely wooded with natural features such as wetlands and vegetation. The current site drains south to an existing storm sewer system on 65th Street, northeast to an existing City -owned basin and east to a storm stub at Highland Hills Lane. The proposed site development would maintain the existing drainage patterns, and the developer would provide ad- ditional ponding for the increased runoff. A wetland delineation has been completed and submitted to the SWWD for their review and approval. The preliminary stormwater management plan was reviewed by the City's engineering staff, and their comments are included in a plan review letter dated June 17, 2019. The applicant's engi- neering consultant will continue to work with the City Engineer and SWWD to address stormwater storage basins and drainage. Grading As with all new development projects, site grading is necessary to provide on-site stormwater detention, street and building pad elevations, and drainage swales for routing surface water runoff to appropriate storm sewer systems. Each building pad will be graded above the street elevation and at least three feet above the ordinary high-water elevation for stormwater basins. As noted on the preliminary grading, drainage, and erosion plan, a silt fence will be installed along the perimeter of the grading limits. Part of the grading requirements for the site include installation of an earth -berm along 65th Street as well as any landscaping on the approved landscape plan. The developer will be responsible for the maintenance of the landscaping until such time irrigation has been installed within Lots 1 to 10, Block 4. The preliminary grading plan was reviewed by Engineering and their review comments are in- cluded in the June 17 memorandum. Additional grading review will be required upon submittal of final grading and utility plans for the site. Planning Staff Report — Bailey Woods Case Nos. ZA2019-029 & PP2019-030 June 24, 2019 Page 8 of 26 1 66 f�(r. z �I ' TP' ,lp II '` Ji � +LR,f}, �... ��5 S{ 9M.s �, i•:_�...®: .� rr+,+ '-�. _d�� aiGp�.. +y 5 c. {� -- _ , :Xe ..� 1 r .k77 hNn 23 Aq AI` }-qua } �q ` S ~`r— v, io I I , , llr I L w l ` r I C IMSA) I }]50 GI I I G gwre ±es I Iii aj,L , .yam-�- M.l�---�,. I #•:. �' x.: -,�- y�—�' ,��—. - ��_ — � —4� — spa x- — — �•. � .,� I � 5 _ a .�� All m r, Grading Plan Planning Staff Report — Bailey Woods Case Nos. ZA2019-029 & PP2019-030 June 24, 2019 Page 9 of 26 Utilities The property is located within the Metropolitan Urban Service Area (MUSA) and has public utilities available for connection at Highland Hills Lane. The installation of the on-site utilities, roads, and supporting infrastructure will be privately designed and constructed to meet City specifications. The Engineering memo dated June 17, 2019 addresses the connections for the project. Utilities will be stubbed at the westerly property line of the Bailey property at the end of Highland Hills Lane to be available at such time the Posavad property develops. The City's Public Works Department has also required a temporary cul-de-sac be installed allowing for a turnaround for City maintenance vehicles. The developer is required to secure the appropriate temporary ease- ments from the Posavad's to allow for the utility stub and cul-de-sac installation. Temporary Cul -De -Sac and Utility Stub Location Tree Preservation The northerly portion of the parcel is moderately wooded and the photo below indicates the current tree cover. Planning Staff Report — Bailey Woods Case Nos. ZA2019-029 & PP2019-030 June 24, 2019 Page 10 of 26 e Current Tree Cover The developer ensured the proposed lot configuration would allow a majority of the existing trees to be maintained within the dedicated open areas of the development. A minimal number of trees would need to be removed along the southerly edge of the wooded area to allow for grading of rear yards. Tree mitigation requirements allow for the removal of 81 trees while only 69 trees are proposed to be removed, so no mitigation is required. Tree Removal Analysis - Bailey Moods Permitted Removal (30%) Identified Trees Single lot, multi -unit residential Removed Mitigation Trees Replacement schedule Individual Tree Survey 269 3_ 69 1 01 C Tree Mitigation Calculation Landscaping In addition to one boulevard tree required for each street frontage (one tree per street frontage for corner lots), four additional trees and ten shrubs are required for each residential lot. One of the four additional trees must be a conifer tree not less than six feet in height (City Code Title 10-5- 1(7)). These additional trees and shrubs are typically planted by the homeowner once the final grade on their lot is completed and they have determined how they plan to landscape their yard. Planning Staff Report — Bailey Woods Case Nos. ZA2019-029 & PP2019-030 June 24, 2019 Page 11 of 26 The detail below identifies the proposed landscaping plan: FF f Proposed Landscaping Plan Earth-berming is proposed on the south side of the lots along 65th Street and would include land- scaped trees and shrubs, which are required to be irrigated. The berming and plantings are required to be completed simultaneously at time of grading to create a uniform look along 65th Planning Staff Report — Bailey Woods Case Nos. ZA2019-029 & PP2019-030 June 24, 2019 Page 12 of 26 Street. The proposed plantings are similar in style to the Highland Hills berm. This landscape portion and berm would be within the property boundaries of the 10 lots along 65th Street. This landscaped berm area is required to be maintained by the property owners of Lots 1 through 10, Block 4. No homeowner's association (HOA) is being proposed as a part of this development as there will be no monument sign or landscaped islands within the 41 -lot site area. A restrictive covenant is required to be recorded against the 10 lots abutting 65th Street requiring the property owner to maintain vegetation to the back of the curb of 65th Street (this includes the county right-of-way between the trail and the curb). The developer must record the covenants prior to the issuance of any building permits on Lots 1 through 10, Block 4. The City will enforce the covenants recorded against the properties-, failure to comply will require the City to mitigate and assess against the property. Trails and Sidewalks A sidewalk is proposed to be installed on a single side of all streets within the proposed develop- ment. The sidewalks proposed will be a minimum of five feet in width and constructed with cement. A sidewalk is also required to be installed on the north side of Highland Hills Lane where it is missing at the current stub at the Bailey property line. The Developer will provide additional survey work to verify driveway slopes in order to incorporate the additional sidewalk. Missing sidewalk to be installed to provide connection to Bailey Woods from Highland Hills There is an existing trail along 65th Street allowing connection through to the newly constructed middle school. A trail segment is proposed to be constructed on the north side of the development area connecting to an existing trail within the Highland Hills Neighborhood. Lot 1, Block 1 and Lot 1, Block 2 shall be responsible for maintenance of the yard up to the trail edge. Planning Staff Report — Bailey Woods Case Nos. ZA2019-029 & PP2019-030 June 24, 2019 Page 13 of 26 Park Land and Open Space A minimum of 10 percent of developable area shall be dedicated to provide residents with public recreation facilities including parks and open spaces. The minimum acreage of dedicated lands for the Bailey Woods development is 1.86 acres. The proposed plans indicate dedication of ap- proximately 2.25 acres; approximately 0.40 acres in addition to the required dedication. This dedication considers the stormwater basin positioned on the City - owned parcel to the east and is deducted from the over- all park space dedication calculations. The dedicated open space is provided on the north end of the parcel. This dedicated area is consistent with the Comprehensive Plan to provide access to the wetland area on the Posavad's property to the north as the area continues to develop. Open space markers are required to be placed at each property corner meeting the park/open space boundary. The illustration below indicates the seven required marker locations: a _ fi 6 10e. 1homPlo F Su nn } Family Fal h� m �-�51ti3tS`� rk —- j, Hlddrn .d'. H � IJ rr.. ,.. y. �Fu,w_'�alkt 0D F 4{ uVricn A,,& Y Planned Parks, Open Space and Trails: 2040 Comp. Plan Planning Staff Report — Bailey Woods Case Nos. ZA2019-029 & PP2019-030 June 24, 2019 Page 14 of 26 so•warumvr' � i r �.� � I r — —'� — 7 j. 2 f4�TQ .•�� f r�r�u �� fsx � � •ss_J a � I�� y�o ♦� — Area Charges and Development Fees Area charges and related development fees for this project will be based on the acreages shown on the final plat. These fees and charges will be accurately adjusted based on the final plat layout and in the development agreement. All fees and charges will be memorialized within the develop- ment agreement. Payment to the City will be required at the time the development agreement is fully executed by the City and developer. Architecture Pulte is offering a variety of two-story home designs as well as main level living options. Each floor plan has multiple elevations, distinct architectural styles, and a wide range of siding material options. The proposed floor plans range from 3 to 4 bedrooms with 2 to 2.5 baths. Excluding basements, the proposed single-family homes range from 1,730 square feet to 2,873 square feet. Pulte does not require brick or stone as a part of their home packages but does offer it to home buyers as an upgrade. As a part of the PDO request, Pulte is requesting the ability to be flexible in the exterior materials they provide to their customers and not require brick or stone on the fagade. These Life Tested line models may be offered subject to administrative review and approval by City staff. Planning Staff Report — Bailey Woods Case Nos. ZA2019-029 & PP2019-030 June 24, 2019 Page 15 of 26 Planning Staff Report — Bailey Woods Case Nos. ZA2019-029 & PP2019-030 June 24, 2019 Page 16 of 26 Iii I to Linwood s IEW- �-_ Fencing Any fencing proposed on lots abutting 65th Street will be required to be uniformly designed with uniform color. Fencing along 65th Street must be installed at the toe of the proposed berm along 65th Street on the house side. The developer should communicate to all new property owners of Lots 1 through 10, Block 4 that they should plan for installation of a gate at the rea of their property if they decide to install fencing to allow easy access for maintenance of the berm landscape. The property owners abutting the County Road must mow and maintain to the back of the curb of 65th Street. Public Hearing Notices Public hearing notices were mailed to 58 property owners who are within 500 feet of the proposed subdivision and published in the South Washington County Bulletin on June 12, 2019. 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 north of 65th Street and west of Highland Hills Boulevard from R-2.5, Residential, to R-3, Single Family Residential with a Planned Development Overlay (PDO), Planning Staff Report — Bailey Woods Case Nos. ZA2019-029 & PP2019-030 June 24, 2019 Page 17 of 26 B. A preliminary plat for a residential subdivision to be called Bailey Woods, which will consist of 41 residential lots for single-family homes. 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. The Developer shall incorporate into the final plat the recommendations, requirements, and evaluations noted in the Bolton & Menk memorandum dated June 17, 2019, subject to modifications that are agreed to by the developer and City Engineer. 5. Construction of the berm and berm landscaping along 65th Street will be completed during grading of the site. The developer is required to maintain the landscape plantings on the berm until such time irrigation has been installed within Lots 1 through 10 of Block 4. 6. Irrigation is required to be installed throughout Lots 1 through 10, Block 4 to maintain prop- erties to the rear property lines. 7. Maintenance of the berm and berm landscaping abutting Lots 1 through 10, Block 4 per the approved landscape plan is the responsibility of the property owner, along with mowing and maintenance to the back of the curb within the 65th Street right-of-way. 8. All conditions of the 65th Street assessment waiver must be addressed at time of sale of the property and prior to the recording of a final plat. 9. The developer shall install a sidewalk connection to the Highland Hills neighborhood exist- ing sidewalk along Highland Hills Boulevard. 10. Lot 1, Block 1 and Lot 1, Block 2 must provide turf maintenance to the edge of the trail. Platting, Land Dedication, and Easements 11. 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. 12. The dimensions of each lot must be verified on the final plat, and a list containing the square footage for each lot must be provided to the City. Planning Staff Report — Bailey Woods Case Nos. ZA2019-029 & PP2019-030 June 24, 2019 Page 18 of 26 13. The final plat and must be recorded with the Washington County Recorder's Office before any building permit can be issued. 14. 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. 15. Common mailboxes meeting the approval of the local postmaster are required. 16. The developer must record, against Lots 1 through 10, Block 4, Bailey Woods (all lots abutting 65th Street), a restrictive covenant requiring each property owner to maintain the vegetation that abuts their respective property to the back of the curb at 65th Street, which includes the berm and 65th Street right-of-way on the south side of the trail. Further, the restrictive covenant must provide notice to the property owner that the City will enforce the conditions of the covenants and failure of a property owner to comply with the conditions will allow the City to abate the violation and assess the property owner. The covenant shall be required to be recorded prior to the issuance of any building permit for Lots 1 through 10, Block 4. Construction and Grading 17. A grading permit and financial guaranty is required for grading activity related to the project. 18. 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. 19. 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. 20. 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. 21. 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. Lot Performance Standards 22. The architectural standards of the homes shall be consistent with the following: Planning Staff Report — Bailey Woods Case Nos. ZA2019-029 & PP2019-030 June 24, 2019 Page 19 of 26 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. The minimum roof pitch for the main roof slope is a 6/12 pitch. e. Windows, doors, and garage doors must have a low or no maintenance trim on all four sides of the dwelling. f. Architectural materials must be varying on the front fagade of the principle structure (shakes, board and batten, accent siding, shutters, window boxes, etc.). 23. 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. 24. If fencing is installed along 65th Street, it must be constructed of the same design, materi- als, and color and placed on the house side of the buffer earth -berm located in the rear yard of those lots in Block 4. Utilities 25. 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. 26. The water utility plan shall conform to the City's water supply and distribution plan. 27. The sanitary sewer utility plan shall conform to the City's sanitary sewer comprehensive plan. 28. All stormwater designs shall meet the intent of the City's Surface Water Management Plan and the SWWD water management plan. 29. 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). 30. The Developer is responsible for installation of a temporary cul-de-sac to be installed at the Highland Hills Lane stub at the westerly property line to provide for emergency turn- around within an easement agreement with the Posavad's. Utilities must be stubbed into the easement secured from the Posavad's at the westerly property line (end of Highland Hills Lane). Planning Staff Report — Bailey Woods Case Nos. ZA2019-029 & PP2019-030 June 24, 2019 Page 20 of 26 Streets 31. Direct drive access to the 65th Street right -of way from abutting lots within the subdivision shall be prohibited. 32. The street name shall be Highland Hills Curve on the final plat. 33. 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. 34. Temporary use of the existing field access to the site in the southwest corner may be uti- lized during grading, utility installation, and streets with any approved permit required by Washington County. The field access must be removed upon completion of site grading, utility installation, and street construction with approval of any required Washington County permits. 35. The curb at the existing field access shall be removed and replaced with high back curb during removal of the field access. Landscaping and Irrigation 36. In addition to one boulevard tree for each lot having street frontage (two boulevard trees for corner lots), 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. 37. 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. 38. 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 39. 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. 40. 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. Planning Staff Report — Bailey Woods Case Nos. ZA2019-029 & PP2019-030 June 24, 2019 Page 21 of 26 Onsite Infrastructure Improvements 41. A street lighting plan must be submitted by the developer and approved by the City Engi- neer. 42. 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. 43. The developer is responsible for the cost and installation of public land boundary markers at the corners of private properties abutting Outlot A. 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 rec- ommended marker location. The actual number of park boundary markers will be deter- mined once the final boundary configuration for Outlot A are determined. 44. 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. 45. 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. 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 obliga- tions imposed upon developer by this paragraph. 46. The developer will provide to the City copies of test results, suppliers, subcontractors, etc., relating to the work to be performed by the developer. 47. 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. 48. 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. 49. Developer is responsible to require each builder within the development to provide a rock entrance for every house that is to be constructed in the development. This entrance is required to be installed upon initial construction of the home, but a paved driveway must be completed before the City will issue a certificate of occupancy for that property. See City Standard Plate ERO-12 for construction requirements. The water service line and shut-off valve shall not be located in the driveway. 50. Developer will be required to conduct all major activities to construct the public improve- ments during the following hours of operation: Planning Staff Report — Bailey Woods Case Nos. ZA2019-029 & PP2019-030 June 24, 2019 Page 22 of 26 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 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. 51. 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. 52. 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. 53. 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. 54. 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. 55. 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. 56. 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 Planning Staff Report — Bailey Woods Case Nos. ZA2019-029 & PP2019-030 June 24, 2019 Page 23 of 26 them. Placement of organic topsoil or black dirt, sod, and shrubs must not be transferred to homeowners. 57. Notwithstanding any other provision of this resolution to the contrary, the City will issue building permits for up to two (2) model homes on lots acceptable to the City upon Devel- oper's compliance with the following requirements: a. Approval of a building plan and survey by the Chief Building Official. b. Presence of a paved road within three hundred feet (300') and presence of afire 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. 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. 58. 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. 59. 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 Planning Staff Report — Bailey Woods Case Nos. ZA2019-029 & PP2019-030 June 24, 2019 Page 24 of 26 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. 60. 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. 61. 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 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. 62. 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. 63. 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. 64. 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. 65. The Developer shall comply with the 1991 Wetlands Conservation Act, as amended. 66. 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. 67. 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. Street lights Planning Staff Report — Bailey Woods Case Nos. ZA2019-029 & PP2019-030 June 24, 2019 Page 25 of 26 d. Water system (trunk and lateral) and water house service stubs e. Sanitary sewer system (trunk and lateral) and sanitary house service stubs f. Storm sewer system g. Streets h. Shaping and sodding drainage ways and emergency overflows in accordance with the drainage development plan approved by the City Engineer i. Adjust and repair new and existing utilities Trails and sidewalks k. Erosion control, site grading and ponding Surveying and staking m. Park and open space boundary markers n. Landscaping 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. 68. 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. 69. 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. Planning Staff Report — Bailey Woods Case Nos. ZA2019-029 & PP2019-030 June 24, 2019 Page 26 of 26 70. 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. Attar.hmantr Exhibit A — Preliminary Plat Exhibit B — Preliminary Civil Drawings Exhibit C — Engineering Review Memorandum 6/17/2019 81148 gor ca11811�com II �a e r — — PROPERTY DESCRIPTION Farthalfd he SauMeast QuaitsiNMe --t EEuoirer /c12 of -4 oIN-4J afSEctmn 11 rof- SITE DEVELOPMENT DATA Ir oJT�oTIa I �� TL 1 \ Po s N 171111 —K -1—C-0,-( 4) (13%c ETi J }, OEss w r --D) DEVELOPMENT NOTES l —��_ /� M uo RERo�.°fora En R�.Eoor 15srse�� auors _ RE4saae,4ou,�eororHervcnResrs°u<Rewor. rarer an �z.00 unrc s .,, DRATAF e root LOTSTANDARDSr � cr wrurvsa Hann raon< rcoE cuas ro acx of cuas.. jjj it 7 1 1 1 4. / ` L IF "r° ` SITE LEGEND Imo✓ _ r . s 3 j F s— N _ �.�,�� L J-- 1 1 I L_ L _� _ —-------- aea to curt 10 1Er4, waw X11 Ir 1 J �11 9 C TYPICAL SINGLE FAMILY (SF) LOT DETAIL 1 1�Ir2 11 3�1 Ir4 ,�l 6 II 7 II 8,.1111 9 10 1 J - ior41e 5 1 4 1 - ------ -- - - - F -21 —— �� ,Evy , " NOT FOR CONSTRUCTION mn 11p9r19 pm} Ea PREPARED FOR West : -Wd I �� .Ear MINNLmn EOnurvo,n.xEvwsar. PUL TE HOMES OF MINNESOTA �NroS BAILEY WOODS PRELIMINARY PLAT °` 1 EOEn vaaraE�MwnEsora sssoa e 05/29/19 uarvsErva 53546 COTTAGE GROVE, MINNESOTA PROJECT NUMBER: 0021715.00 TE 05/29/19 0 °o a �m CONSTRUCTION PLANS FOR GRADING, DRAINAGE AND EROSION CONTROL FOR BAILEY WOODS COTTAGE GROVE, MINNESOTA PREPARED FOR: PULTE HOMES OF MINNESOTA 7500 FLYING CLOUD DRIVE, SUITE 670 EDEN PRAIRIE, MINNESOTA 55344 CONTACT: PAUL HEUER PHONE: 952-229-0722 EMAIL: PAUL.HEUER@PULTEGROUP.COM PREPARED ;. Phone (952193]-515[1 12191WM1itewater Orive, Suite#399 Fav (952193]-5822 Mi a aetoaka,NN 55343 To1Free (888)93]-5159 westwoodps.com Westwood Professional Services, Inc. PROJECT NUMBER: 0021715.00 CONTACT: RYAN M. BLUHM SHEET INDEX Sheet Number Sheet Title NO. DATE REVISION SHEETS CONSTRUCTION PLANS GRADING, DRAINAGE AND EROSION CONTROL FOR BAILEY WOODS COTTAGE GROVE, MINNESOTA INITAL SUBMITTAL DATE: 05/29/19 SHEET: 1OF8 GRADING Be DRAINAGE NOTES GRADING AND EROSION 11 or caII8 I.co y' 1 811 or ca11811.com CONTROL LEGEND ACONTOURS AND SPOT ELEVATIONS ARE SH NTO FINISHED SURFACE/GUTTER GRADES / UNLLLESS OTHERWISE NOTED, EXISTING—ROPOSEO— PRO ERTY L z REFER TO THE SITE PLAN/REcoaD PIAT FOR MOST CURRENT HORImNTAL III DIMENSIONS sO1LPBORmINEGLOCATION AND LAYOUT _ —9 — � INDEX CONTOUR \ 3, THE CONTRACTOR SHALL VERIFYTHE LOCATION AND ELEVATION OF EXISTING UTILITIES AND -- _ �982— INTERVAL CONTOUR RI, -FAP ORFIOW / `\ TOPOGRAPHICAL FEATURES WIN THE OWNERS AND FIELD -VERIFY PRIOR TO CONSTRUCTION wrocri HE CONTRACTOR SHALL IMMEDIATELY NOTIFYTHE ENGINEER OF ANY DISCREPANCIES OR I *900.00 SPOT ELEVATION VARIATIONS FROM PIAN, I HP/LP HIGH/LOW POINT 900 k .00 4 U CTION SHALL CONFORM TO LOCAL RULES. I Cl -CL \ \ ALL CONSTR uRu Cl -CL ELEVATION 1 `m -- -- _ 5� POSITIVE FROM' THE TBE PROVIDEDA (TIMES, _ 9%0,00 T� 1 PROPOSED GRADE — BW=`XXXXXX TOPAND BOTTOM OF RETAINING WALL INLET SED ENTCONTROIITYPI E.O.F� —�.`� EMERGENCY OVERFLOW OST GR < 1 _ A PROPOSED STREET PROFILE GRADE FENCE (TVP) C OCIC U TION ENT NCEITYP) I ooh —tib STORM SEWER Ll TREE LINE m _ - TMt TMt PONDNORMALWATERLEVEL SILT FENCE • C_,�� V, SILT FENCEPOST GRADING I �m. 6.6 9345 9351 93b.3 r 51z p r O O NL£T PROTECTION _ 'NF ✓ 936,0 935.6 3I C�� oc,. EROSION CONTROL CHECKS/BIOROLLS ROCK CONSTRUCTION ENTRANCE FN EROSION CONTROL BLANKET 33 5/ X932.3 932.6 ^' 9� I I 93065 CI 938.2 I 9388 0 I 939.4 01 5 939.3 9 938.5 9 P'Om� I� I I GENERAL EROSION CONTROL NOTES _ ALL SILT FENCE AND OTHER EROSION CONTROL FEATURES SHALL BE IN-PLACE PRIOR TO ANY 1 / I try 1 EXCAVADIIAONSTRUC EXISTING NSILTSHALL BE MAINTAINED SHALL BE VIABLETURF OR NIINGROUNDCOVER AND SHNESTABLISHED. EXISTINGSILTFENCEON-SITE SHALL BE MAINTAINEDAND OR RIM MID AND SHALL IMPORTANCE BE CON SIDEREDmaDENTALTOTHE GRADING CONTRACT. IT IS OF EXTREME r� TO BE—REOF CURRENTOILDCONDIIIONS WITH RESPECTTOEROSION CONTROL, PONDING C11111, HAY BALES ETC., REQUIRED BY THE CITY SHALL BE INCIDENTAL TO THE GRAMNGCONTRACT, 2 ALL STREETS DISTURBED DURING WOR WORKINGDAY AROCIC ONG HOURS MUST BE CLEANED AT THE END OF EACH _ 937.5 0 39.0 36 —, • , ENTRANCE TO THE SITE MUST BE PROVIDEDACCOROINGTO DETAILSTO 930.5L O 930.0 lo. REDUCE TRACIONG OF DIRT ONTO PUBLIC STREETS, 3. REDUNDANTPERIMETERSEDIMENTCONTROLEARENECESSARY WHENcouSOILDISTURBANCEISWITHIN !� \ 0,7 dl p W IS III so FEET OF SURFACE wnreas. ReoulvoANT SEDIMENT coNTROLS LD INCLUDE', 31TWO ROWS OF SILT FENCE (SEPARATED BY8 FEET)' OR ______ " __ 12 3„ SI CE AND ATOPSOIL BERM (STABILIZE BERM WITH MULCH), OR z 3,3. SILT FENCE AND FIBER LOGS' OR 938 5 1 II 1 3.4. TOPSOIL BERM AND FIBER LOGS (STABILIZE BERM WITH MULCH), o o II 4. REDUNDANT SEDIMENT CONTROLS MUST BE INSTALLED PRIOR TO DISTURBING WITHIN 50 FEET OF \ �,��. �y, mOp IaG THE SURFACE WATER, r ❑P I 1 f r r 0 �d WE �- WETLAND BUFFER Lr N�avP) 1 CLEARINGLIMITE(TYP) — 3 93 J i 93111 I I 93TA I 93TA I I �� I °� II II I N1 I—I e ooRE Aorv� KINIKU NT 06 D4 s l 9az o s l c 9 9azo TI BLL LOTrvuNEm Imo m wwsFU%C E a INTI—RIL— T, evnnory T eR rvT urvorvo AKE01 ,INTFLVKRE1—N o h / ly 61 - /r eRwsaT T,I LooxoUP TxsslrorvTeRo0 eRw'N1TH A DDDR. ( 940.5 01 1 94�) 942.5 0 941.5 9420 �I - 4usourror A. RAv's of BSIIARC10— T 934.5 C 1 933.5 5 954.0 • n j -'-'I 6Rwswirrvsw RorvrAirourvo ILA' Kry oRADE UNI Rab ___ 9q _-- _ rvuwaeacrai«oTxaTTxeww°E°°R�a°. ucx aim°°. L / 940.5 -p 0 9422-5 94").5 _2 JI' — osl orslAry wRI LnTswrvo slqum REVERIaPn wm�rH osvuoeER. suwes P� o E JJJJ Uaa�rme_ —a.� oaaoaosml "E 6RPOeI[vwnorvs ArvolqusE msEs sNowry ARE ErvarvEERs TYPICAL LOT �ozl m wmA 05/29/19 SHEET NUMBER, NXIIITNIPREPARED FOR'. ax'A' aA oT` HATIAm �i PULTE HOMES OF MINNESOTA MEa�Mg BAILEY WOODS R '° FINAL GRADING PLAN L of O -« O E75F0FYING TR MWONRNF,S553440 reN 05/29/19 UcervsErva 4125] COTTAGE GROVE, MINNESOTA Q - Nv PROJECTNl1MBER: 0021715.00 DATE, 05/29/19 STREET 2 x x P P P P P P P P P P P � 935 sine ___ So' Pm ELEv=94z.99. _ _____�__ 1s P ELEV '32 ELEV 1 P ELEV 13113 0 930 l000 A, PI ELEV 13103 L`PpSEL.EV '3123 '�'l SA oo ELEV 442 ELEV 13113 -l000 P 925 ELEV 13113 37. 0 150 00 VC ELEV 133 10 'ACEV "13030 0.0 PI 715000 ELEV '33 11 920 HIGHLAND HILLS LANE P ELEV = 934.39 L . STA = 8.43.97 PN SFA = 8.3500 PN STA = 1,00 00 PI ELEV- PNELEV = 938,70 AD - 1 1141 0.60%PVC=7.90,00 — — PN STA = 13.44.63 -- -- = BO,Oa�— PN ELEV =933.95 ------ ELEV 0934,52 H,P REV =939.70 —�— _--- 070% 2 H,P, STA = 2.8273 PN SFA = 2.9500 PN ELEV = 93987 A,D, K54.55 V 93618 90.00' VC PVC = 2150,00 V = 939,60 90,00' VC VI'= -0 00 PVC = 11.5800 ELEV = 939 A0 PW 114101 N 1 14101 ELEV 1 2 3 4 5 n 7 8 9 10 11 12 13 C.1148 Hours before digging, 811 or call811.com 1--r,—Ar e wmw 05/29/19 SHEET N11111, PREPARED EOR �o� �0 .� aME W 3 PULTE HOMES OF MINNESOTA MEa�Mg BAILEY WOODS R '° STREET PROFILES o` 8 ,. Q - EDEµv'RnIwNG E MWONE1-15' hN 05/29/19 uc Nis 41257170 COTTAGE GROVE, MINNESOTA � - —N F_ PROJECTNUMBER: 0021715.00 DAFE 05/29/19 m PoET(r POSF)i H.K.—INLIMEDLENTHE MAwmuM SPAcwO. —11 /-I(F—wsT EEO). L / m� .1 nE F. HE. POsr IN roP 9" ROM FaeRIc TF FPBRICEA 11IN LIF xr Ep vRNIH, AN.mENrv�u R, .1 LIFE SQIWRE YARD (THIS MAY VAIIAS 0 ECTEOW THECT'). HIM— MH l I __ G tt�g� �Jf®G nnrvoAiNsnueo mLT�rervce ®le r�J n ERD 2 �"°^r �•"0` COTTAGE GROVE, MINNESOTA l ' En L — m SLI MErvNV¢6EIJ MINER AQUATICVEGEDAFONBF— \ OunET NT'PICAL BENCH DETAIL WITHIN - 3PJNOrvEOnOM 10OF SKIMMER OUTLET FRONEEFPA U AT ,\IAI—"-Il RENCI FErv/ p AnOrva PoN DNW B TYPICAL BENCH DETAIL PoNO eon - cu/s. MIN 00 IAI IF s 111 PCO Vage� Gr rvPICAL BENCH NEruL COTTAGE GROVE, MINNESOTA Erin rv0 ry END I -TI _dALL,w =Lg2ke�T V"_ AT I.s ING NTmvAls L _ SQIWRE YARD (THIS MAY VAIIAS 0 ECTEOW THECT'). MINIMUM OFb t, T03,A I\... NINDET NE.— F.1 NOT EO 1.VIITHWT ANA FOR TRENcx 1 Cottage Geove STA ER OSION ErAIIs Er f `F= EN ernm=" na J COTTAGE GROVE, MINNESOTA ROSS M6� WVL/ colclrl- CURBacurTEu — P m �xru "V� f �;E 20pEPESEAEAL s EMI RE(BQ I S TY1, S, F 5 wFAwrve COURSE nttvRE IE O THICKNEss'PORKEDI nE ex III .assn 11 mw. Grovege TYPI ResmOADD-1 rA —ON IN M„n nix""ev,wv=^n'nM wc(TB'FH COTTAGE GROVE, MINNESOTA srR91 BI C-1 OR IN sve LNLI E Omcgrv0'-rvOA " GUTIER MODELS, OR CITY APPROVED EQUAL —CHR VERF ISGIOFTHE OF RUER ASSEMBLY --��sEM LY \ xlBx FLOWI'AT POINT STENDA ETAILS Cottage NETPRORO 01CAT Grove me.. -SIN'NERT COTTAGE GROVE,MINNESOTAE0.0�9^ ru BEFIR ToFeT�NFOLFAILIwTA III ,FNN, N , 2 N6 —LIN AT nn w Ai Tx\srnx[aNirvrnu NE i v Cottage STAOIrcH CHDDOCKS Gt�o rye RFP�e "•^a^"0`� n� COTTAGE GROVE, MINNESOTA l 0-11 \ ,inr uucr eE �uuo nenEc me we�v u�„�nw µi .x LFI � cmrrnm nwnuuc nm a vmuur m csuu it vs vxcnainc " a mwncr , funo�"� �w ww�ayssuwr� " wT,� TOP VIEW TI END VIEWSIDE VIEW .oim"r ro (rvN ..ani) snrneer. e,ewiw sua: FAIRCLDTH EKIMM EF DISC- ARCE SYSTEM WITH EMBANKMENT 05/29/19 PREPARED FOR'. PULTE HOMES OF MINNESOTA75DO FLYING " e SUFF EDEN PRAIwr, MIDNDNESOIA 553440 F 05/29/19 LIERNI Na 41257 Q v BAILEY WOODS COTTAGE GROVE, MINNESOTA s.. Call 48 Hours before digging, 811 or call811.com I—SLI—L—r e wFfN� G) L O }f T w000CH�518 Mlrvvn .AFFED SOCK .1 B.r'H'P'Ps 1aM M W DN T. 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M�uuswn Weiftwood 8 E—N T11 PULTE HOMES OF MINNESOTA BAILEY WOODS TREE INVENTORY 75N0FLYNdT�,DMUjDNNRNE,S 1170 8 EDEN PRAR 1 1-15' NATE 05/29/19 .— 53774 COTTAGE GROVE, MINNESOTA I I PROJECT NUMBER 0021715.00 DATE, 05/29/19 QBOLTON & MENK Real People. Real Solutions, MEMORANDUM Date: 06/17/2019 To: Ryan Burfeind, PE From: Mike Boex, PE Subject: Bailey Woods Construction Plan Review City of Cottage Grove, MN Project No.: N14.118808 2035 County Road D East Maplewood, MN 55109-5314 Ph: 16511704-9970 Fax: 16511704-9971 Bolton-Menk.com This memo summarizes the review of both grading documents and street & utility documents submitted by Westwood Professional Services, Inc., dated 05/29/19. Grading Plan Sheet 2: 1. Additional drainage & utility easement should be obtained over lots 5 & 7 block 2 to encompass the rear -yard drainage swale and drainage from lot 6. 2. Additional drainage & utility easement should be obtained over lots 6 & 7 block 3 to encompass the rear -yard drainage swale from the catch basin behind lot 6 to the EOF (935.6) at approximately station 9+90. 3. Additional drainage & utility easement should be obtained over lots 5 & 6 block 1 to encompass the rear -yard drainage swale and drainage from lots 7-11. 4. It would be preferred that the EOF on the rear property line of lot 3 block 2 be lower than the EOF behind lot 6 block 2 such that drainage is directed to the pond versus the public street. 5. For stormwater facilities with emergency overflows, the low opening elevation for all new structures must be a minimum of 3 feet above both the peak surface water elevation for the 100 -year precipitation event and 2 feet above the emergency overflow elevation of any immediately adjacent stormwater basin. For backyard and side -yard conveyance and temporary ponding areas, there must be at least 1 foot between the overland overflow elevation and the low opening of the adjacent structure. a. Clarify the low opening elevation of lot 5 block 2 as the rear ground grade is 0.5' above the backyard EOF of 934.0. Lots 2 -6 Block 1 and lots 5 & 6 Block 2 do not appear to have 2 feet of freeboard between the low opening and the EOF of the existing pond. The existing pond EOF appears to be around a 933.3 over the existing trail off Highland Hills Boulevard, please confirm. 6. If a wet pond is proposed, include clay liner. However, see the stormwater comments regarding pond design later in this memo. \\Cocg-fsl\groups\CITYFILES\19 CITYFILES\029ZA Bailey Woods 2019-06-24\Planning Commission Meeting 6-24-19\118808 Construction Plan Review 2019-06-17.docx Bolton & Menk is an Bailey Woods Construction Plan Review Page: 2 a. Place a 1 foot minimum clay liner along pond bottom up to pond NWL. Liner shall have a maximum permeability of 1x10-6 cm/s with a minimum 15% passing the #200 sieve. 7. Pond benching does not appear to follow City Plate STO-15. 8. The EOF depicted behind lot 10 block 4 is incorrect, please see the attached certificate of survey. An EOF of 934.5 on east side of Lot 10 should be maintained to Highland Hills Lane. 9. Stormwater between the pond cells in the northeast corner of the site shall be conveyed through a storm sewer pipe, not a rip rap overflow as currently shown. The maximum allowable pipe velocity at pond inlets is 6 fps. 10. Stormwater between the wetland and proposed pond shall not be discharged across the top of the proposed trail. A storm sewer culvert shall be installed below the trail to convey stormwater between the wetland and proposed pond, and the trail profile shall be modified to allow for 2' of cover over the proposed storm sewer culvert. 11. A temporary cul-de-sac shall be constructed at the west end of Highland Hills Lane and public utilities shall be extended to allow for future connection without impacting the permanent road of Bailey Woods. Additional easement will need to be acquired to encompass the temporary cul- de-sac and public utilities. Sheet 3: 12. It appears the street names on each profile are incorrectly labeled and they should be switched. Utility & Street Plans Sheet 2: 13. Per City Detail SER -1, the curb stop is to be 1' beyond right-of-way when sidewalk is present and at the right-of-way line when sidewalk is not present. Please update the locations on all plan sheets. 14. Use R -3067 -VB castings at low points, and 3067-V when on grade. 15. 27" diameter structures are not part of the City's standard detail plates. A 4' diameter structure per STO-9 and STO-10 should be used for off-street catch basins. 16. The existing gravel access off 65th Street near lot 1 block 4 will be the temporary construction access. Public Safety will utilize Highland Hills Lane as needed. Sheet 3: 17. The note in plan view that describes connecting to the existing watermain indicates an 8" gate valve, however 12" main is depicted along Highland Hills Lane. Therefore, change the note to reflect a 12" butterfly valve. 18. Highland Hills Lane is misspelled in the profile view. 19. There appears to be a conflict with the watermain and storm sewer by STMH-18. In general, the storm sewer conflicts with water main should be designed to reduce the number of water main offsets. Overdepth is acceptable in areas so long as valves are standard depth. 20. Wye stations on lots 8, 9 & 10 block 4 are unclear and don't appear to correlate to the existing downstream manhole. Wye stations should be from structure to structure. Dolton h Men-, b7 an cpportonity employer. Bailey Woods Construction Plan Review Page: 3 21. Per the previous Highland Hills record plan, there may be approximately 511f of 8" sewer extended beyond the existing structure. The record plan has been attached to this memo for reference. 22. The existing interim flushing hydrant, hydrant valve, and hydrant tee at the west end of the Highland Hills Lane stub shall be removed. The new 12" valve shall be installed at the location of the existing hydrant tee. 23. Based on the comment above, proposed hydrants shall be repositioned to provide adequate coverage. Proposed hydrant shall be located at both intersections of Highland Hills Lane and Street 2. Sheet 4: 24. The pipe grade from MH -8 to MH -2 and MH -4 to MH -1 shall be increased in order to eliminate the drop structures and provide standard 4' diameter structures with no liner. 25. Correct the stationing for MH -7 in profile view. 26. The locations of the watermain and storm sewer shall follow City Detail STR-28 which depicts watermain on north and west side of the road centerline and storm sewer on the south and east side of the road centerline. The watermain and storm sewer on the east side of Street 2 shall be revised to follow these standard locations. The hydrant between lots 7 & 8 block 2 should also be relocated to the watermain side of the street. Sheet 5: 27. Per the previous Highland Hills record plan, the existing storm sewer manhole that is being connected to has a R-4342 casting and is a temporary structure. In addition, there is a bulkhead at the existing 27" storm pipe near the end of Highland Hills Lane with a temporary 8" PVC to the existing manhole. Please remove the structure and 8" pipe and extend the RCP storm sewer to a new structure that properly fits the curb. The record plan has been attached to this memo for reference. 28. Depict how street will transition from existing 32' face-to-face section with D412 curb to the proposed 28' face-to-face section with D428 curb. This transition should occur to the Street 2 intersection. 29. Show and label CB -20 in plan view. It is labeled in profile but isn't visible in the plan view. 30. Proposed sidewalk along Highland Hills Lane shall be extended along the south side of lot 9 block 2. The City is currently working with the two existing properties to allow for the continuation of the sidewalk to Highland Hills Boulevard. This would also require the existing pedestrian ramps at the northwest and northeast quadrants of the intersection of Highland Hills Lane and Highland Hills Boulevard to be modified to accommodate this sidewalk extension. 31. The proposed storm sewer for the rear yards of block 4 shall be modified such that CB -23 is routed to the storm sewer main along Highland Hills Lane instead of to CBMH-22. This will eliminate parallel storm sewer pipe and facilitate easier maintenance. Additional drainage & utility easement between lots 4 & 5 block 4 will need to be provided for this proposed storm sewer pipe. 32. Based on the proposed depths, the 21" RCP could utilize a class 4 pipe if available. 33. Display the watermain pipe in plan view. Dolton & Men-, b7 an cpport.jnity employer. Bailey Woods Construction Plan Review Page: 4 34. Barricades will also be required at ends of the sidewalk. 35. A Future Road Extension sign per City Plate STR-31 should be attached to the barricades at the end of Highland Hills Lane. 36. Traffic barricades shall be installed 10' beyond the west edge of the temporary cul-de-sac providing room for snow storage. 37. Additional draintile shall be installed perpendicular to the roadway at CB -9 and at the new storm sewer structure between lots 4 & 5 block 4 resulting from the storm sewer change described above. r,i1PPt A. 38. Label pond NWL and HWL in plan view on all storm sewer sheets. 39. MH- 3 should include a sump; the city standard to provide a sump in the last structure in the street upstream of a pond. The city standard sump depth is 3'. 40. The "Street 2" label in profile is obstructing the pipe label from STMH-2 to FES -1. 41. Display the watermain pipe in plan view. 42. In order to better blend into the pond slope, the City typically places flared ends in the slope at a point % the diameter of the pipe. Sheet 9: 43. Remove detail LGT-2 and replace with LGT-1. Sheet 13: 44. Street lights are typically placed every 200-250 feet along the street and at intersections. a. Add a street light between lot 1 and lot 11 on Highland Hills Lane. b. Move the light between lots 5 & 6 block 2 between lots 6 & 7 block 2. c. Add a light between lots 2 & 3 block 2. Due to this, move the proposed hydrant in that location between lots 3 & 4 block 2. d. Move the light on the east side of lot 1 block 1 between lots 2 & 3 block 1. e. Move the light between lots 6 & 7 block 1 between lots 7 & 8 block 1. 45. Provide a new feed point and identify the proposed source of power for this site as it does not appear additional lights cannot be extended off the Highland Hills development. An empty conduit shall be extended along the side of lot 9 block 2 for a possible future connection. Sheet 14: 46. Per City policy, stop signs are not to be placed at t -intersections of local roads, please remove from the plan. 47. Delete the street name sign post detail. Street name blade signs shall be installed by the City. 48. A No Outlet sign shall be installed at the intersection of Highland Hills Boulevard and Highland Hills Lane. Do[ton & Monk I- an equal opportunity employer. Bailey Woods Construction Plan Review Page: 5 49. Install City monument post with "Open Space" lettering per the attached City Detail STR-40 at the following rear property corners: a. At lot 6 block 1 and the southwest corner of Outlot A b. Between lot 3 & 4 block 1 c. At the angle point of lot 2 block 1 d. At the northeast corner of lot 1 block 1 e. At the northwest corner of lot 1 block 2 f. Between lot 1 & 2 block 2 g. At lot 2 block 2 and the southeast corner of Outlot A h. At lot 6 block 2 and the southwest corner of Outlot A of the Highland Hills subdivision Landscape Plan Sheet 1: 50. Boulevard trees shall be limited to one tree per lot except corner lots which shall get two trees. 51. Excluding boulevard trees, all other trees shall be planted 5' from any drainage and utility easement. Stormwater Modeling: 52. Volume Control a. The City requires a uniform volume control treatment equal to 1" of runoff from the net increase in impervious areas. The Stormwater Management Plan indicates an area of impervious surfaces of 4.87 acres proposed. The site does not include existing impervious surfaces, therefore, a Net Increase in impervious surfaces of 4.87 acres is proposed. The volume control requirement is 17,678 cubic feet. b. The Stormwater Management Plan states that "due to the existing type "D" soils onsite, infiltration practices were deemed not practical...." Washington County soils data indicates that much of the site includes soils of the hydrologic soil group "B," including both the Waukegan and Richwood soils. Please provide soil boring data or other information to demonstrate that infiltration is not feasible. Use the alternate compliance sequencing approach toward volume control if infiltration is not feasible. c. The site lies outside of the Groundwater Management Zone, so infiltration is allowable if not prohibited by other criteria such as depth to groundwater, etc. d. Soil Borings: Soil borings are required in the vicinity of proposed volume control BMPs. Borings are needed to identify soil conditions and the presence of groundwater or bedrock. Soil borings should extend a minimum of 3 feet below the lowest constructed elevation of proposed BMPs. 53. Stormwater Modeling: A HydroCAD model was prepared of existing and proposed conditions. Atlas 14 precipitation depths were used in the analyses. a. The HydroCAD models do not simulate existing and proposed areas of the same size. The existing conditions model includes 14.97 acres while the proposed conditions model Bolton & Menk I- an equal cpportinity employer. Bailey Woods Construction Plan Review Page: 6 includes 19.37 acres. Please correct the models so that both existing and proposed conditions drainage areas are equal or explain the differences. The HydroCAD model includes existing conditions pervious area curve numbers (based on HSG D) ranging from 77 to 85. These values are not within the acceptable range of the Watershed District. The South Washington Watershed District Standards Manual specifies: "For predevelopment conditions, the allowable range for a CN to reflect undeveloped conditions should fall within values of 52 — 62 and must not exceed a value of 62." c. The "Existing City Pond" and "Existing Wetland" stage vs volume tables in the HydroCAD existing and proposed conditions models have some different storage values. Please correct the volume tables or explain the differences. d. The HydroCAD models have instability problems. This appears to be affecting the results. For example, Pond 3P indicates higher outflow than inflow in the 100 -year simulation. Please work to improve the model stability. 54. Rate Control. a. The HydroCAD models have several issues to resolve, so please revise and update the rate control analyses when the models are updated. The project site is located within the West Draw District within the direct drainage area to Ponds WD -133 and WD -134.2. Pond WD -133 includes a drainage area of 153 acres, 72 acres which drain directly to the pond and 81 acres that flow into WD -133 after passing through WD -P1 and WD -132. The area simulated within the proposed conditions HydroCAD is 19.3 acres. Please include the upstream drainage areas in the hydrologic model analyses. Include the inflow from WD -P1 and WD -132 into the model of the ponds and wetland (use the greater flowrate of the existing conditions or the ultimate condition that is included in the City Surface Water Management Plan model). In a similar manner, please also include the upstream off-site drainage area to WD -133. Please summarize the existing and proposed peak flows at the project boundaries. 55. HydroCAD indicates that 100 -year HWL for Proposed Pond 3P is 930.9 feet and 100 -year Storage Volume is 3.5 acre-feet. The 2008 Surface Water Management Plan indicates that HWL for WD - P3 is 933. The 2019 Surface Water Management Plan indicates that HWL for WD -133 is 934.4 feet. Bolton h Mani< I- an equal cpportinity employe, HWL NWL 100 -Year Drainage Area Storage (acres) Bailey Woods 930.9 927.76 3.5 acre-feet 14.97 Exist 19.3 Prop 2008 SWMP WD- 933 928 19.6 acre-feet 72 Direct P3 81 Ponded 153 Total 2019 SWMP WD- 934.4 928 25.5 acre-feet 72 Direct P3 81 Ponded 153 Total Bolton h Mani< I- an equal cpportinity employe, Bailey Woods Construction Plan Review Page: 7 a. The HWL results would impact the grading plan and home elevations. 56. Water Quality: A P8 water quality model summary for the proposed condition was submitted. The P8 model summary indicates a 1 month warm up period and a 1 -year run period (10/1/1978 to 3/30/1979) used for the results. The P8 results indicate that the proposed conditions average annual total phosphorus load will be 2.98 lbs./year which meets the Watershed allowable rate of 0.22 lbs./acre/year for drainages to the Mississippi River. 57. Rational Storm Sewer Design: a. On-site storm sewer should be sized to a 5 -year rational method design. Submit rational method design calculations for the storm sewer system. Please submit a drainage map for each catchment. Include individual pipe segment velocities with calculations for review. 58. The Existing Wetland has a "Protect" Classification. The applicant will need to coordinate wetland buffers and other wetland requirement with the South Washington Watershed District. A 75 -foot buffer will be required for the on-site wetland identified as "WD -3-5." Watershed District rules allow buffer averaging: "...averaging can be used only when necessary, provided that the minimum buffer width is equal to or greater than one-half the average required buffer width. Additional buffer width is required for slopes greater than 15%;...." 59. NPDES Construction Stormwater Permit: As this project disturbs more than 1 acre, an NPDES Construction Stormwater Permit and SWPPP will be required. Bolton & Menk I- an equal cpportinity employer.