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Home My WebLink About2019-10-28 PACKET 06.2.STAFF REPORT CASE: ZA2019-056 & PP2019-057 ITEM: 6.2 PUBLIC MEETING DATE: 10/28/19 TENTATIVE COUNCIL REVIEW DATE: 11/20/19 APPLICATION APPLICANT: U.S. Home Corporation, dba Lennar REQUEST: A zoning amendment to change the zoning of 58.56 acres of land from AG -1, Agricultural Preservation, to R-3, Single Family Residential, with a PUD, Planned Unit Development; and a preliminary plat to be called Calarosa East, which would create a residential subdivision consisting of 121 detached single-family homes, 54 townhome units, and 13 outlots. SITE DATA LOCATION: Generally located north of 65th Street, west of Inwood Avenue, south of the Woodbury border, and east of the Calarosa subdivision ZONING: AG -1, Agricultural Preservation GUIDED LAND USE: Low Density Residential LAND USE OF ADJACENT PROPERTIES: CURRENT GUIDED NORTH: Woodbury Woodbury EAST: Agricultural Low Density Residential SOUTH: Residential Low Density Residential WEST: Residential Med. & Low Density Res. SIZE: 58.56 Acres DENSITY: 3.16 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: John M. Burbank, Senior Planner; 651-458-2825; iburbank(o)_cottagegrovemn.gov Application Accepted:. 10/01/2019 60 -Day Review Deadline: 11/30/2019 City of Cottage Grove Planning Division • 12800 Ravine Parkway South • Cottage Grove, MN 55016 Planning Staff Report Calarosa East Planning Case No. ZA2019-056 and PP 2019-057 Zoning amendment and Preliminary Plat October 28, 2019 Proposal U.S. Home Corporation, dba Lennar, has applied for a zoning amendment to rezone for 58.56 acres of land generally located north of 65th Street, west of Inwood Avenue, south of the Woodbury border, and east of the Calarosa 1st through 4th Additions from AG -1, Agricultural Preservation, to R-3, Single Family Residential, with a PUD, Planned Unit Development; and a preliminary plat to be called Calarosa East. The proposed preliminary plat would create a resi- dential subdivision consisting of 121 detached single-family homes, 54 townhome units, and 13 outlots. The boundary area for the proposed Calarosa East subdivision is shown below: T2SN R21W 32 SS 'OODB RY 5 � 20 } T27N R22W �'�i `tii �CC—�— tiC�i ZCT�' � SCC— �.CC — -_ • P i�� C�— �h�� R�� rt— psi Ist $T. yj oth ST. w � }I$, 5T. TE Q 52nd T, y5T. T, � w 63rd w T r w ST, ;,E EHVE PASS +OIL tr, &T. o 'T, 6 th ST 4p L, w �TIWER k u 6TT r1L __ T. 69tr, Sr, 67tH LL T. S. N. CT. t{ a c� F1NE' 8th 5T. CT a4�' a .I 6Tth $ r TIysER4 w AR9 a beT Tw R ix u Rud TRAJ add T. BthST. v, 'LV' 3 4 '$# 0 911.0 -, PICK€ 2 y 4 . JEFFE RY AYE. Slf th a 3EE o 57. hLCDV 22 Toth 01 13 �+ ST. S. ~yF w IVER R 71" 5T 50 y 3 J 7 10 # ST. 5 � r u7 a CT. ti vi a u z a t 72nd Sr. WER HIE U 3r8g �Q ' IMPERIA V3 ) h x 7 nd nd# ST. S. "AVE. Urnd 5T. 04 '� ,tyST C�i t2 F PINE � j4ti" ��y�',� Tq 73rt1 � 5T 5, kµ4; fl S b ?17 a. 4S vs fi Location Map Planning Staff Report — ZA2019-056, PP2019-057 Calarosa East - Rezoning and Preliminary Plat October 28, 2019 Page 2 of 13 Project Lot and Housing Detail Review Process Application Received- October 1, 2019 Acceptance of Completed Application- October 1, 2019 Tentative City Council Date- November 18, 2019 60 -Day Review Deadline- November 30, 2019 Background The proposed project is the continued development of the 145 -acre former Bothe farmstead, which has been in the development process since 2014. The first four additions were on 86.4 acres to the west of this proposed subdivision. The proposed Calarosa East subdivision will be developed on the remaining 58.6 acres of the former Bothe farmstead. Planning Staff Report — ZA2019-056, PP2019-057 Calarosa East - Rezoning and Preliminary Plat October 28, 2019 Page 3 of 13 --FT I q.- �hh CALAROSA EAST 4 Calarosa Development Area (Bothe Farmstead) Planning Considerations Land Use The property is guided Low Density Residential in the 2030 and 2040 Comprehensive Plans. The density range for Low Density Residential land use classification is 1-4 dwelling units per acre. The proposed Calarosa East subdivision lot count and density information are included in the table below and identifies that the project's net density is 3.16 units per acre, which conforms to the City's Comprehensive Plan's density requirements. TOTAL GROSS AREA 58.56 ACRES NUMBER OF MULTI FAMILY LOTS 54 NUMBER OF SINGLE FAMILY LOTS 121 TOTAL MULTI FAMILY LOT AREA 2.61 ACRES TOTAL SINGLE FAMILY LOT AREA 30.17 ACRES NUMBER OF OUTLOTS 13 TOTAL OUTLOT AREA 14.80 ACRES TOTAL RIGHT OF WAY AREA 10.98 ACRES RAVINE PARKWAY AREA 3.13 ACRES GROSS DENSITY 2.99 LOTS/ACRE NET DENSITY (EXCLUDES RAVINE PARKWAY) 3.16 LOTS/ACRE Planning Staff Report — ZA2019-056, PP2019-057 Calarosa East - Rezoning and Preliminary Plat October 28, 2019 Page 4 of 13 Zoning The requested zoning amendment is to rezone the property from AG -1, Agricultural Preservation, to R-3, Single Family Residential, with a Planned Unit Development (PUD). A PUD allows for flexibility in lot size, setbacks, and housing styles within a developing property. The proposed zoning is in conformance with the zoning of Calarosa subdivisions 1 st through 4th. The requested rezoning is also in keeping with surrounding neighborhoods located in the Upper Ravine Neigh- borhood. Development Plans The Calarosa East subdivision continues the original 2017 concept plan from Lennar. Currently 65th Street serves as the southern boundary of the Lennar development area. Development of the east side of the Calarosa development will require the extension of Ravine Parkway to Inwood Avenue. This extension of Ravine Parkway isolates a portion of the development in the southeast corner. Due to the unique shape of this corner, multi -family housing is proposed. As part of the Ravine Parkway construction, the old alignment of 65th Street will be vacated west of Inwood Avenue. This will area will be landscaped and provide substantial separation and buffer between the multi -family housing and the existing neighborhood. Portion of 2017 Calarosa Concept Plan The proposed development plans for Calarosa East were prepared by Pioneer Engineering and are dated September 30, 2019. Stantec, the City's consulting engineer, reviewed the submitted plans and provided comments in a memo dated October 17, 2019. Prior to final platting, the changes and recommendations found in this memorandum shall be completed by the applicant. Planning Staff Report — ZA2019-056, PP2019-057 Calarosa East - Rezoning and Preliminary Plat October 28, 2019 Page 5 of 13 Development Standards PUO Lot Development Standards 10,000 square feet 9,855 sf smallest with 11,433 sf average shown 75 feet 55 feet minimum 30 feet 25 feet - House / 30 feet - Garage 35 feet 35 feet 7.5 feet & 7.5 feet; or 10 feet & 5 feet 10 feet 15 feet total 5 feet See above 20 feet 20 feet 30 feet 38 feet Lot Sizes The average lot width within the single-family portion of the project is 72 feet at the front setback line with the smallest being 55 feet wide and the largest at 129 feet wide. Housing Products The applicant proposes to include a variety of housing products and styles within the subdivision. Examples of the single-family and multi -family products are shown below. Planning Staff Report — ZA2019-056, PP2019-057 Calarosa East - Rezoning and Preliminary Plat October 28, 2019 Page 6 of 13 Transportation There are roadway connections proposed to adjacent neighborhoods, and the approval and re- cording of the plat will include the dedication and construction of an additional segment of Ravine Parkway and the vacation of 65th Street. The planned local roads serving the single-family blocks meet the 28 -foot face-to-face of curb City road design criteria, and the multi -family section of the neighborhood is proposed to have 22 -foot wide access lanes and 30 -foot wide interior roadways. Parking is proposed on one side of the 30 -foot lanes and in nine designated parking stall areas. During the 2014 pre -platting process, Inwood Avenue was identified to be vacated north of Ravine Parkway. This was because Inwood Avenue is not identified as a collector roadway in the Com- prehensive Plan. Also, Woodbury does not plan to upgrade Sunny Hill Road north of the City Limits. Similar to Ideal Avenue in the Pinecliff Development, Inwood Avenue will be incorporated into the future development of the parcel to the east as a local street. The fire code requires a secondary access for developments over 30 units, so an ingress/egress access connection will be required with Inwood Avenue. Due to this, the Developer will be respon- sible for the costs to upgrade Inwood Avenue, south of Ravine Parkway to the development limits, to an urban standard local street. OUTLOT H 133�, 134 136 138 175 132! 135 137 1174 39 ` 13 - - --- 173 i• OUTLOT Q � o �:. 130 +_ F 0 IN ETES 172 E 12 '} F 0 - C C eo 171 i 128 i -- - - ] ED 143 7O Q ` ?UTLOT C� 12 w 1 144142 14114(? 169 I J e5 125 310 OUTLOT G LLI ]BS +� 12 O F -F OUTLOT F 77 157 Q t 124 145 148 1,50 0F, j fi B s 1231 147 149 151 + o T n 155 122 t N 164 'L, l F ON ET ACKJ l z�a3 a -5 N ETBA K 18 ,1 1 1 52 x '' s 154 152 Ertl 6© �ID Q� o i 5' CONCRETE SIDEWALK (TYP) ` 159 OUTLOT E 158 157 it � 156 ONUMENT LOCATION f 5' CONCRETE x°� `~� SIDEWALK (TYP) Multi -Family Lane Width Detail Planning Staff Report — ZA2019-056, PP2019-057 Calarosa East - Rezoning and Preliminary Plat October 28, 2019 Page 7 of 13 Traffic The adjacent roadways were planned and designed to accommodate the traffic that will be gen- erated from the planned density created with development. Ravine Parkway will serve as the collector roadway, connecting both Hinton Avenue and Jamaica Avenue in the future. Utilities Public utilities are available to the site and will include the use of a temporary lift station for the sanitary sewer, until the East Ravine sewer is extended. Area Charges Area charges are required to be paid through the subdivision process and will be detailed in the Development Agreement. Sidewalks and Trails Sidewalks are proposed along one side of the street for the through roadways within the single- family blocks. Cul-de-sacs do not require sidewalks unless they connect to a public open space. The multi -family portion of the project is lacking any internal or external sidewalk connections. It is recommended that connections like what is identified below be incorporated into the final con- struction plans. Sidewalk Addition Detail Landscaping and Screening The applicant has proposed one boulevard tree and ibe yard tree per single-family residential lot. The City's zoning ordinance requires an additional boulevard tree for corner lots and four addi- Planning Staff Report — ZA2019-056, PP2019-057 Calarosa East - Rezoning and Preliminary Plat October 28, 2019 Page 8 of 13 tional trees and ten shrubs per lot. The applicant will need to revise the landscaping plan related to the single-family portion of the development during the final plat application to reflect the City's landscape requirements. ��;. + �� '�� > �••, � ,,iii° ''a a fir, .f r Single Family Landscape Detail The multiple -family portion of the proposed development provides a variety of perimeter and yard trees per individual units and extensive landscaping along Ravine Parkway as well as in the va- cated 65th Street right -of way. All species within the landscaping plan are required to be species included in the City's approved tree planting list. The landscaping plan relating to the multi -family portion of the development must be revised and submitted with the final plat application. Multi Family Landscape Detail Planning Staff Report — ZA2019-056, PP2019-057 Calarosa East - Rezoning and Preliminary Plat October 28, 2019 Page 9 of 13 Park Dedication The Park Master Plan identifies a future park service area in the location of this subdivision. Based on that plan, it is recommended that the applicant work with the City to provide a public park and open space amenities that satisfy this requirement prior to the final plat application being submit- ted. The Development Agreement shall include all park dedication improvements or fees Upper East Ravine Park Master Plan Public Notices The public hearing notice was published in the South Washington County Bulletin and mailed to the 51 property owners who are within 500 feet of the property on October 16, 2019. Neighborhood Meeting The applicant, Lennar, held a neighborhood meeting on October 16, 2019, and sent notifications of this meeting to properties within 500 feet of the development's property lines. Two property owners attended the meeting and expressed concerns regarding: • Maintaining a buffer between the proposed project and the northerly property owner. • Status on the future of Inwood Avenue/Sunnyhill Drive • The location of the proposed townhouse product and the higher proposed density of that por- tion of the project compared to the single-family product around it. Recommendation That the Planning Commission recommend that the City Council approve a zoning amendment to change the zoning of 58.56 acres of land generally located north of 65th Street, west of Inwood 7rt, x FZIT Neighborhood FvWre �ernrryhrld Park L431 Yf_i a Future Park Service Area. ray Future Rest Area N istoric & Educatiorbal Markers) t Trail & Parkway Access Upper East Ravine Park Master Plan Public Notices The public hearing notice was published in the South Washington County Bulletin and mailed to the 51 property owners who are within 500 feet of the property on October 16, 2019. Neighborhood Meeting The applicant, Lennar, held a neighborhood meeting on October 16, 2019, and sent notifications of this meeting to properties within 500 feet of the development's property lines. Two property owners attended the meeting and expressed concerns regarding: • Maintaining a buffer between the proposed project and the northerly property owner. • Status on the future of Inwood Avenue/Sunnyhill Drive • The location of the proposed townhouse product and the higher proposed density of that por- tion of the project compared to the single-family product around it. Recommendation That the Planning Commission recommend that the City Council approve a zoning amendment to change the zoning of 58.56 acres of land generally located north of 65th Street, west of Inwood Planning Staff Report — ZA2019-056, PP2019-057 Calarosa East - Rezoning and Preliminary Plat October 28, 2019 Page 10 of 13 Avenue, south of the Woodbury border, and east of the Calarosa 1st through 4th subdivisions, from AG -1, Agricultural Preservation, to R-3, Single Family Residential, with a PUD, Planned Unit Development; and a preliminary plat to be called Calarosa East, which would create a residential subdivision consisting of 121 detached single-family homes, 54 townhome units, and 13 outlots, subject to the conditions listed below: The Developer must abide by the conditions stipulated in Resolution 2017-089, which ap- proved the Calarosa 1st Addition preliminary plat and the Calarosa Planned Development Overlay Development Master Plan. 2. The Developer and builders must comply with all City ordinances and policies. 3. The civil construction plans shall be modified to reflect the comments found in the project review memorandum from Stantec dated 10/17/2019. 4. The Developer may start rough grading of the lots before the plat is filed, if a Minnesota Pol- lution Control Agency (MPCA) Construction Storm Water Permit has been issued and the City has been furnished with a cash escrow or letter of credit in the minimum amount specified in the approved development agreement. 5. Development of this project must comply with the grading and erosion control plans as approved by the City Engineer. 6. The City will supply the street light poles and luminaries. The Developer will pay the City for street light poles and street light luminaries. 7. The wear course/final lift of all streets in the subdivision must be completed within three years from the date all other public improvements are accepted by the City or when 90 percent of the houses have received a certificate of occupancy, whichever is sooner. 8. Before the site is rough graded, and 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 requirements if it is determined that the methods implemented are insufficient to properly control erosion. 9. 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. 10. Up to four model home permits may be issued if the final plat is recorded and there is a class 5 access route to all permitted models. No certificate of occupancy shall be issued to said units until they are connected to public utilities and the first lift of asphalt on the roadway is installed. 11. Before final financial guarantees are released, a certificate signed by a registered engineer must be provided. This certificate will state that all final lot and building grades are in conform- ance to the grading and drainage development plan(s) approved by the City Engineer. Planning Staff Report — ZA2019-056, PP2019-057 Calarosa East - Rezoning and Preliminary Plat October 28, 2019 Page 11 of 13 12. Residential lots designated to have a boundary marker(s) must have the marker(s) installed before a Certificate of Occupancy can be issued for the house on that particular residential lot. For lots constructed between and November 1 and May 1, a Certificate of Occupancy can be issued and the escrow retained until installation of the markers is confirmed. 13. A private Homeowner's Association for the subdivision shall be created for the areas in the preliminary plat and be submitted to the City for review and approval. The covenants shall also be extended and consistent with any subsequent plats associated with the first addi- tion and shall be recorded with all final plats. 14. All monument signs must comply with the City's Sign Ordinance, must be placed on private property, and must be under the control of the HOA. 15. Park dedication shall be addressed as stipulated within the Development Agreement. 16. All residences must be part of a Homeowner's Association (HOA). 17. Each lot in the subdivision shall have four (4) trees and ten (10) shrubs installed prior to the issuance of a Certificate of Occupancy. 18. Maintenance is required for all common outlots, landscaping, fencing, irrigation, and group mailboxes. The HOA will be responsible for maintaining to the back of curb edge of all abutting roadways. The HOA shall own and maintain the irrigation system within the boulevard areas of Ravine Parkway, to the back of the curb. The cost of installing the irrigation shall be paid by the Developer. 19. Snow removal is required as detailed in the Development Agreement. 20. The home builder for each lot shall post a letter of credit or cash escrow to the City for the estimated cost of the boulevard tree, sidewalk replacement, lot corner monuments, grading as -built survey, and sod. 21. The Homeowner's Association (HOA) covenants for the subdivision shall include a provision that if the HOA defaults on payment of property taxes for any land they own and the property becomes tax -forfeited property with the City obtaining ownership, the City will bill annually each landowner within the entire subdivision the cost to maintain the forfeited parcels and all property taxes due thereon. 22. All mailboxes and location of mailboxes must comply with the U.S. Post Office guidelines and regulations. Mailboxes placed at the curb shall all be the same design and color. 23. Outlots designed for stormwater management purposes shall be deeded to the City for public stormwater management purposes. 24. The developer shall enter into a stormwater pond maintenance agreement with the City to address the periods before the ponds and outlots are accepted by the City. Planning Staff Report — ZA2019-056, PP2019-057 Calarosa East - Rezoning and Preliminary Plat October 28, 2019 Page 12 of 13 25. Turf management in and around the stormwater basin in stormwater basin outlots within the subdivision will be performed by the City about twice per year. Weed control might occur by the City once per year and the area will not be fertilized. The City will remove general debris and regularly trim, monitor, and remove tree saplings in Outlots A and B of the subdivision. The City will periodically inspect the basin to assure proper flow for the stormwater system. Inspections may result in structure maintenance/reconstruction (inlets, outlets, skimmers, etc.), sediment removal, basin shaping, and storm pipe cleaning. All disturbed areas will be restored with similar materials. A natural buffer within 15 feet of a normal water level will be preserved. If the HOA desires more regular maintenance and intends to manage the ground cover or that it be irrigated, the HOA shall prepare a maintenance plan for how they intend to manage and finance the additional maintenance of that area and submit it to Cottage Grove Public Works for review and approval. 26. Additional landscape buffering shall be placed along the vacated 65th Street right-of-way area. 27. The landscaping plan shall be consistent with the City's approved tree list. 28. The landscaping plan shall be revised to include additional required trees. 29. The water utility plan shall conform to the City's water supply and distribution plan. 30. The utility plan for the project shall include utility connections and easements to the adja- cent properties. 31. The Developer is responsible to provide for the necessary easements and sewer costs associated with serving the site with sanitary sewer. 32. The applicant shall include additional sidewalks in the final development plans as identified in the Planning Staff Report dated 10/28/2019. 33. The applicant shall be responsible for the cost of the design and construction of a five-foot wide sidewalk on one side of all local roadways within the subdivision, as depicted in the civil plan set dated 09-30-2019. 34. Temporary turn -grounds shall be designed on all dead -ended street connections to adja- cent properties and signed as a future road connection. 35. Outlots shall be provided in the final plat for landscaped cul-de-sac- islands within the single-family portion of the plat. 36. Landscaped islands shall be provided in the center of all cul-de-sacs and have irrigation installed to the islands. The islands shall be platted as outlots. The Homeowner's Associ- ation must own and maintain these outlots. 37. The minimum front yard setback for the living area of a dwelling must not be less than 25 feet. The minimum front yard setback of the attached garage must not be less than 30 feet. On non corner lots, a minimum 7.5 -foot side yard setback is acceptable. Planning Staff Report — ZA2019-056, PP2019-057 Calarosa East - Rezoning and Preliminary Plat October 28, 2019 Page 13 of 13 38. The minimum finished floor area for a single-family rambler is 1,200 square feet and 1,500 square feet for all other single-family designs. 39. The minimum attached garage area shall be 440 square feet. 40. The average lot width shall be 72 feet measured at the minimum front yard setback line. 41. All stormwater designs shall be in conformance with the City's Surface Water Management Plan. 42. The final plat for Calarosa East will not be processed for approval until the outstanding Ravine Parkway Deferred Assessment Waiver Agreement is paid in full, totaling $446,303. 43. The Developer shall identify and construct the public park amenities as agreed to and identi- fied in the Development Agreement. 44. The Developer will be responsible for the cost of removing Inwood Avenue north of Ravine Parkway and 65th Street, west of Inwood Avenue. 45. The Developer shall be responsible for the cost of upgrading Inwood Avenue to an urban standard local street. 46. The Developer shall be responsible for the cost of installing and removing the temporary lift station, along with five years of operations and maintenance costs. Prepared by: John M. Burbank, AICP Senior Planner Attachments — Calarosa East Civil Development plans dated September 30, 2029 — Stantec Review Memorandum dated October 17,2019 — Preliminary Plat — Resolution 2017-089 UNDERGROUND UTILITIES CALL 48 HOURSBEFORE DIGGING GOPHER STATE ONE CALL TWIN CITIES AREA: (651) 454-0002 MN. TOLL FREE: 1-800-252-1166 PIONEERengineering ,42Z Llllpl-1 CALAROSA EAST P.U.D. PRELIMINARY PLAT COTTAGE GROVE, MINNESOTA COVER 10"�Dfl IA I3L' fi 1" SITE-� LOCATION M1IAP SHEETINDEX COVER SHEET ................................... 1.10 LEGEND SHEET .......... 1.20 EXISTING CONDITIONS 2.10 PRELIMINARY PLAT ........ 3.10-3.12 PRELIMINARY SITE PLAN .... .................. 4.10 PRELIMINARY SANITARY & NVATERMAIN PLAN _ 5.10 PRELIMINARYSTORM PLAN _ _ _ _ _ _ _ 5.20 PRELIMINARY LIGHT & SIGNAGF PIAN 5.30 PRELIMINARY GRADING PLAN .. 6.10-6.13 PRELIMINARY EROSION CONTROL PLAN _ _ _ _ _ 620 PRELIMINARY SEEDING PLAN 6.30 GRADING DETAILS ............. 6.40-6.42 PRELIMINARY STREET PROFILES .. 7.10-7.14 CITY DETAILS 8.10-9.11 PRELIMINARY LANDSCAPE PLAN ................ LI -L2 LEN A' I C.ALAROSA EAST LEGEND UTILITY LINES EXI PROSE FLIT®RE ONG fM rM D p AY --- - m 0 O p ® ->r->� ->r - > --------------------- —-------- > FM F DVALE m 0 ® ® ® » » PF RF PF RF SANITARY MANHOLE SANITARY SEWER (SANITARY & WATERMAIN PLAN SJ SANITARY SEWER (STORM SEWER PLANS) FORCE MAIN HYDRANT VALVE REDUCER CU WATERMAIN (SANITARY & WATERMAIN PLANS) CATCH MBASIN�ORM SEWER PLANS) BEEHIVE STORM MANHOLE FLARED END SECTION CONTROL STRUCTURE STORM SEWER (SANITARY & WATERMAIN PLANS) STORM BE(STORM SEWER PLANS) CULVERT PERFORATED DRAINTILE SOLID DRAINTLE SERVICE CASING UNDERGROUND ELECTRIC LINE E HOPERGROUND FIBER O UNDERGROUND GAS PIPELINE UNDERGROUND DEIGIOIND PELEPHONE LINES ETROLEUM P NE UNDERGROUND TELEVISION LINE OVERHEAD UTILITY LINES F N PC —II— ® 0 • ® ® » » —RRf HM— —DTDT— DT DT = on on on onMY SITE LINES EXISTING PROPOSED FUTURE DESCRIPTION SURMOUNTABLE CURB & GUTTER B -STYLE CURB & GUTTER RIBBON CURB & GUTTER EDGE FBITUMINOUS YELLOWPAVEMENTSTRIPING (SINGLE/DOUBLE) WHITE PAVEMENT STRIPING (SINGLE/DOUBLE) PHASE LINE CENTERLNE L NE Co CCONTOOUR LINE BASIN OUTLET LINE BASIN HIGN WATER LINE PROPOSED SPOT ELEVATIDN EMERGENCY OVERFLOW DRAINAGE FLOW ARROW DELINEATED /PROPOSED WETLAND LINE WETLAND BUFFER TREE LINE FEMA FLOODPLAIN BOUNDARY RETAINING WALL FENCE (BARBED WIRE) FENCE ( oAIN LINK) FENCE (WOOD) CONSERVATION AREA SIGN WETLAND BUFFERSIGN TYPE III ICAD E L ALL STREET S NS PEDESTRIAN RAMP - _____________________ -------- _____________________ /WVWWVV -- - --- y — - - — __ ___---- ___--- ___ /WYWWVV - ---`--- — - - — /WYWWV\ s K U U Q 4 K K U U W _ SURVEY LINES K X U U EXISTING PROPOSED FUTURE DESCRIPTION -.--------- BOUNDARY RIGHT OF WAY LOT LINE EASEMENT SET BACK LINE SECTION LINE RESTRICTED ACCESS --------. -- Q -.---. -----_ Q HATCH PATTERNS GRAVEL SURFACE WETLAND BITUMINOUS SURFACE WETLAND UPLAND BUFFER CONCRETE SURFACE WETLAND MITIGATION RIP RAP PERMANENT TURF RESTORATION SELECT BACKFILL MATERIAL PERMANENT WET BASIN SEEDING MNDSDN ACONTROL BLANKETTEGORY PER PLAN I..Ii iliiII UPLAND/NATURAL AREA SEEDING DOT PIONEERengineering OCA APC ZEN PAIN DREUVE FLARED TRIP CnON yl -111 VALL gDNIHNllPG LL IS FINE OIL E O OR STORM oDEAN A QLE 11—FO-11 E.I •NATURAL OW DETER LIGHT POLE o x RE IS I I QIAIT ION T FS'NC IN DOE 11D I AT AND MARK PK PAT ®CONTIML POINT RE NA LD"01111 FILE BILLAID 8 IEE DCONIFEROUSTpIPE 0 SHRUB / RUSH ROCK CONSTRUCTION ENTRANCE INSTALL BEFORE START OF GRADING PERIMETER EROSION roNTEL FENCE. INSTALL BEFORE START OF GRADING SECONDARY ERDSION CONTRDL FENCE -------TO BE N STALLED " RS AFTER COMPLETION OF BRAD EROSION CONTROL AT BACK OF CURB. TA BEINSTALLED AFTER COMPLETION OF OUR UCTION _)) SUMPE BRIP CAP R PERMANENT ENERGY S'PROLE RA CONNECTION TO A SNSTALL WITHINURFACEUWATER. (FLEAAMAT-SEEPPLIED R SHEET IENCIOV)E RFLOW MNDOT CAT 3 EROSON CONTROL BLANKET. INSTALL WITHIN 7 DAYS OF GRADING COMPLETION Fl 70 BASIN INLET PROTECTION TO BE INSTALLED BEFORE GRADING BEGINS. O CATCH BASIN INLET PROTECTION TO BE INSTALLED AFTER 117 LIFT OF BITUMINOUS. CATCH IRAN NLE7 PROTECT TO BE INSTALLER W17H CATCH N BASIN GRATE. STRAW BIO ROLLS. INSTALL WITHIN 7 DAYS OF GRADING COMPLETION OR BEFORE 1S7 RAINFALL EVENT WHICHEVER IS FIRST ROCK DITCH CHECK INSTALL WITHIN 7 DAYS OF GRAN GNCOMPLETIONROR BEFORE ST FIS FIRST - TREE FENCE ABBREVIATIONS A ALGEBRAIC DIFFERENCE B -B BACK TO BACK BV BUTTERFLY VALVE BOC I ACK OF CURB BEE BASE FLODD ELEVATION BMP BEST MANAGEMENT PRACTICE CENTE CB CATCHBASIN CBMH CATCHBASIN MANHOLE CMP CORRUGATED METAL PIPE CSR CFAA N SU OR IT DUCH DRAINTILERON PIPE EL/ELEV ELEVATION EOF EMERGENCY OVERFLOW EE ELISTINA E FLARED END TION FM F ACE To ACE TO GB GRADEBREAK AND GROUND Av HE HGHE PONT INT HYD HYDRANT HIT HIGH WATER LEVEL INV INSERT K CURVE COEFFICIENT LF ft0NW`ETSH FLOOR LO LOOKOU T LO LOWEST OPENING LP LI OUID PETROLEUM LP LOW POINT MIT MANHOLE P C PONT OF CUR PCC POINT OF COMPOUNDS CURVATURE PI POINT OF INTERSECTION R PROPERTY LINE PRC PONT OF REVERSE CURVATURE PVC POLYVINYL CHLORIDECPIPEA URE PVI POINT OF VERTICAL INTERSECTION R RADIUS R RAMBLER ROWOCR RIGHToOFEWAYON FETE PIPE 55WR SANITARY SEWER STA STATION STRM STORM SEWER IYTOP PICALT HYDRANT TP TYPICAL WM WATER MAN wo WALKOUT LOT INFORMATION VTILIT Sro 280 ELEVA%N UND O BLOCK NO ELEVATIONPENINQ T LOT N0. 'ITT (IFS REQUIRED) 0-92 La DR 5Pu TI R -LO9.0 — UT BECOME ENDED ON - STt SIDE LOOKOUT SIDE LOOKOUT KOUT I LOT COINED --- - -L ST CURB LEGEND AGE = FORTEISURMOUNTABLE CURB T=T.O_ = GUTTERLINE ELEVATION 4 (UIP OUTMGU NERJLE CURB FORT B61IH ECURBVATION 08.32T.0. = G T ERLINE ELEVAIO N -- (TIP OUT GUTTER) ___CGjU+d6n _ BITUMINOUS ELEVATION PIONEERengineering DoE A�� ,mYN[a o�2 sic/ / \ \ \ ',.l \ \ \\ ° `942 \A 9 )J/h SITE k / ( /tel'% T i r s EET S 74) �/ i / SECTION 4, TWP, 27, RGE, 21 LOCATION MAP PIONEERengineering DoE A�� N f/ 1fl �� ;` -/ 1 )J/h SITE k / ( /tel'% T i r s EET S 74) �/ i / SECTION 4, TWP, 27, RGE, 21 LOCATION MAP NO SCALE _ N84°43� j' T, � / i e '„ / 357 , 4.04 f/ 1fl �� ;` -/ 1 )J/h / k / ( /tel'% T i �/ i / < / i 6 I \\I , 8t-1 TI IT _ N84°43� j' T, � / i e '„ / 357 , 4.04 J� f/ 1fl �� ;` -/ 1 )J/h J� 957 7s 7s 7s 7s 7s 7s 71 7s 7s 71 7s ,n II II II II I 1 I 1 II 11 1111 II II II II II I I I I I �i 1 d1 1 e1 1 e1 1 �1 1 m1 1 m1 1 e1 1 1 Im 1 1 2 II 3 II 4 II g II 6 II 7 II 8 II 9 II 10 II 11 II 12 ,ens s 1 ,2n5 s< ,2e75 ss 12111 s< ,e37s s ,�-ns sr ,2n5 s< ,ens IF ,e�7s sr I I 2,817 s� 600 3� N N � r I I ,23 s sc I ,zns sc L — , —----,�9 —� Seale In Feet I STREET TREET S e Tti r; 60TH STREET S 1D5 ,4,_ _ n sn _ T— —281— M1 �zs�9 Im m11 59 Iim SII 60 Iii �1 71 i� SITE Y Ij a n 1 e s mI1 1( 1 ,Daae sF 1 r 1 1 s7ee sr _ nwn --_ IR ---_3—e____ L ----i— ---J 1 1 se ' 30 r Oi 56 I� e1 81 11 e m Ro �4i s ,usa4sv IF , 11 21 s` 1" 1 r Im „1 72 �.A3_ra.�. _. r. /� �r�� L—vv�iTE`�'nr;, I IC aeo _ L L T 26 i 31 i .aai 9i 628 e5 L m ss t 57 ,a" 2 r i 1 L < <� as s` ,as,c s` r „zo3 sr 11 IID ti� 6' t "i .i `°i tte ime hi t L_ 1 1 `� SECTION 4, TWP, 27, AGE. 21 L 66 13r L 1- s i e32sr �� 56 -- 1 LOCATION MAP A a 7F117IF i 63/ "/ —1 C� I NO SCALE tL L ,874 5` mL i RE F 1 1724 ,T t �55� 1 c, en�ew a� 1 se ,Kober wa, ,173s 7 i sass ss i OF 33 1s1, IF 7 �84sr e 1� osama, 11 1� i LAR 118 a o mL �,�� is�_--�L LL �,� L L� ,0105 a wog 1 ea IF,AA 0 „��o,a. rl.o� 1 ,e. ,erosea wa, ,ce,eor. Ai IF „�9 IF �T ri 34 �_H `fir 54 '4 r 65 /'� i s .co, oa„ o,ww�,� �,e s„tee, sou,e o� s ere ,o m, --------� �e , ,8771 IF Xa me3 �r a,RI _,3e m _ oS - � `„-- ,35 --_L __�--_� L -�-�� :�� I DRAINAGE AND UTILITY "(-- �L 122---- r�----35 ae,35r - Li ��66 9921 ,zuss` �> 1 EASEMENTS SHOWN THUS: ----- _ o ARE IF \ p9iry” 'w 'o _- -'g sse �- 1 - IF Pr __ ,i Is______-�1m „a �sr\1F-5 .. i r T g2 1� "1 1 HI ----- T---------- s�,e1��r 21 �� L 1 -- -- 1 67 Im L �` ,317s sr i ei o8 sr 11^ 1 1�as sr r 1 _ 1 �L-----a----�---------L -sem -HI ee�eg s teet to widtn, eed edjel"I"g lat n"es I� ____ �____ 78 0th erwlse Indicated. and 10 feet In width 1 _ L s J 1 1 a,II ad)orning street Fins and rsor lot in - 1 7 e1 51 IIm mi a 68 IIm �Ii ssrs a` Iii 1 _--� unless otnerwtse Indicated on the plat. au XT I11 1 w 132 w T--------T� — --------J 1 (y — - — — W TOTAL GROSS AREA 58.56 ACRES 7 � 1 50 Im 1 79 I„ _ NUMBER OF MULTI FAMILY LOTS 54 r r9 ,zoe9 a 8 IIe „37=< 1� e1 ansa s` 1" mI 69 Ie X11 1171 n 11� ry 1 a T SS sr "7'7SF I 5d NUMBER OF SINGLE FAMILY LOTS 121 n' L 40 L 1 --------J L----'eP___ J ______ 1 TOTAL MULTI FAMILY LOT AREA 2.61 ACRES L—J L , f------� I 1 TOTAL SINGLE FAMILY LOT AREA 3017 ACRES L ,3,3, s` ) `� 49i 1 I I 80 IIs - NUMBER OF OUTLOTS 13 eSTREET U a e1 9043 s0sr a l 1� TOTAL oUTLOT AREA 1480 ACRES IF 6�—___-- F I 11 TOTAL RIGHT OF WAY AREA 10.98 ACRES ,341 n t o ae r 3a / ° m/� as �� RAVINE PARKWAY AREA 3,13 ACRES sea TE, eo t 48 �f 81 L 1 cRGss DENSITY 2.9e LOTS/ACRE 3a t 1 L nse, sr i t swt „ss s 6 F L 1 L i 45 t L /o NET DENSITY (EXCLUDES RAVINE PARKWAY) 3,16 LOTS/ACRE aa4e ss L 42 i L i i T$ �47� L 1 PIONEERengineering1-1 IF i 44 �� r a ,3ees sr 7 - i � � e 82 _ �„ 43 u., wN„Ini - PRELIMINARY PLAT LENNAR G4LAROSA EAST 77 IF E— !2'F A o lZ I i L - - - - — - - - - j 1. 77 - - - - - - - - - - - - - - - - - - - - ELF �F 1141 20 L 52 99v67 'Z/ 2 21 36 L - - - - - - - - L F, —11 IF ' ---=5e_--- --- - - - - - - - - - 78 L j - - - - - - 1 .71 11 51 '68 DID, L I I " IF 132 . . . . ..... . . . 3 i ADso IS 69 '�7 39 37 ill 012 11 38 IF 40 lAFA IF L I I` m1 esse A L — — — — — — — — — F-_________, - —,J 49 80 Ali 1141 IF 70 IF IIm 5-1, 1 Feet "I IIA. IF STREET J . 6 -- A IF11 411 81 IDEAL AVE, A 1-1 IF 45 1 14411 IF 12t42 -47 , IF EL, < 11121 IF 41 41, 82 42 43 ,2 44n �EO 51 TE 1117A IF IF 42 F CA > 46 L' ACOED 74) A 84 A`- 113 f 112111 IF 114 All' IF 171 1 A F 115 I'll IF I 74 L 5111 OUTLOT A 85 'l— IF —1 n Q, 117 C/IF x,265 Al 86 SECTION 4, TWP, 27, RCE, 21 IF LOCATION MAP �4 lia F NO SCALE 119 E —1 IFv ii 0I,,TL OT 1 1 —'2 -IF C I— IF IF A AIR— A ', " / 121 DRAINAGE AND UTILITY IF A171101' EASEMENTS ARE SHOWN THUS: L 2L A1199F / / 87 Fl IF 140" ,Fv A F-5 107 BIBIF 1131 Al "/106 A 7 7111 IF 105 'll IF Almg 5 F- 1� 11 wroth, and dj.[,I,g lot Imes I 7, A- IF -I-A otherwise Indlmted, and 10 feet In ,ldth r- /E A,d dpr rg street ''' '`d''''I... go L -I... ,th ,Lt IdIL,do, the Il T IF TE, 91 yy SF S, EFF LE 103o IF AFIF -7 sr L 111913SF dti _j PIONEERengineering .... ..... A LEN AR LAROSA EAST ,42Z ELllpl-1 D,111� T A PRELIMINARY PLAT In 194 o " ''53 V �\ 1 ` 0 152 _y \ yi21 56 �6 OUTIL B OUTLOT C 11 11 122123124125 1221 33 i 33 II <3 I o 1 I Lr TIT, v�1 1OUTIL T D 11 _ 2663, 27 1281291301311321331 = e 1 h sob sos ooh s o4 �Br 9009 9002 150 oo1 soo0sl �00� 1ao sr it ^vvjiv i�10 r ir'� 109 r r e �r� Lr 87s, SITE r < ri rrr 107 r ri 'err ire rr a s. sO6 r rrr r s rrr rrri J05 r� g89 SECTION 90 C" 21 Ic 704 i �� NO SCALE a1z03sv 102 93 IT L----_,az---_J I'D sr r" 'LD ____� f ,0101 r------ ,z g95 .rr I—I IE r 5 ' 96 194 o " ''53 V �\ 1 ` 0 152 _y \ yi21 56 �6 OUTIL B OUTLOT C 11 11 122123124125 1221 33 i 33 II <3 I o 1 I Lr TIT, v�1 1OUTIL T D 11 _ 2663, 27 1281291301311321331 = e 1 h sob sos ooh s o4 �Br 9009 9002 150 oo1 soo0sl �00� 1ao 9 I los n 7! _--- A1601 _-_ '160161182163 16416516616 166169 17017117217 1741751 OUTLOT J 2159 S `t`ry ,.oa3s .c 1 21 21 OUTLO�'�(s a �OUTLOT �L 160z - - 's'OUTLOT M 21 11 1 21 11 11 vr. �, rr i-_ Tfi a.iesa FrEE v Tfl 903 IT I..vvi� iiv�v r r l ----------------------------------------------- (3, — — — — — — — 90 PIONEERengineering 60 30 0 60 Sca� IDEALAVE 5 SITE a es*HsTR%)A OUTLOT L"o$sio� a 9 I los n 7! _--- A1601 _-_ '160161182163 16416516616 166169 17017117217 1741751 OUTLOT J 2159 S `t`ry ,.oa3s .c 1 21 21 OUTLO�'�(s a �OUTLOT �L 160z - - 's'OUTLOT M 21 11 1 21 11 11 vr. �, rr i-_ Tfi a.iesa FrEE v Tfl 903 IT I..vvi� iiv�v r r l ----------------------------------------------- (3, — — — — — — — 90 PIONEERengineering 60 30 0 60 Sca� IDEALAVE 5 SITE a es*HsTR%)A SECTION 4, TAP, 27, RGE, 21 LOCATION MAP NO SCALE DRAINAGE AND UTILITY EASEMENTS ARE SHOWN THUS: 5� 1L-5 0 -----------J L ----T------ being 5 feet in width, and adjoining lot lines s V therwise Indicated, and 10 feet In width a nd a d join 1,g street lines and rear lot lines unless otherwise indicated on the plat. �r PIONEERengineering 117111 LIT 11Q1 N11`IT1 21 REARSRrR Rx„ '�E�'1 neQF eMENTs a Tooo0 PRIVATE STREET _aswC:TO L -11THI 1111Z IN FEET INWOOD AVENUES -------------- ww000 AVENUE s ----------- 8 67 68 11 6970 y o IIA I. 59 57 66 u u ui U; a� 0 3` - - 355 88 j �\� 54 48 G 6 y' -- 5350 49 ego 51 ,2. \ 52 �o - _ - 88 . DT'sE aee �? 4 - 33 45 37 I 89 S12 OC LIX 1 L 44 1 i / 9 28 95 L - ao.sea 43 994 9 2 25 - 'bOT T 93 r 120 f 97 Nv 24 _ L r " s3 t 105 I3 ��ry\„ z�940 4 14 315 �� 107 %103 100'. 102 i 101 NI\\\ 17 lW \ k i 109 IF / _ 8 1 9 T - z I I I F I )a y qTz I 10 I 114 \ _ - -- I _ e,n.ies7 o,P ~ `I' t mss � r goo I � �{ 6` i i IIDSEN AVENUE PIONEERengineering _ , w,. u,./ �"'°°' PRELIMINARY SANITARY SEWER & LENNAR x=s iN3, z, a ze,e„k:.In :.ua WATERMAIN PLAN 2 9a VI \\\' 11 IS 11 L 311 IT I S OUTLOT e NG 84 ", v� 1 L ��... 8 67 68 11 6970 y o IIA I. 59 57 66 u u ui U; a� 0 3` - - 355 88 j �\� 54 48 G 6 y' -- 5350 49 ego 51 ,2. \ 52 �o - _ - 88 . DT'sE aee �? 4 - 33 45 37 I 89 S12 OC LIX 1 L 44 1 i / 9 28 95 L - ao.sea 43 994 9 2 25 - 'bOT T 93 r 120 f 97 Nv 24 _ L r " s3 t 105 I3 ��ry\„ z�940 4 14 315 �� 107 %103 100'. 102 i 101 NI\\\ 17 lW \ k i 109 IF / _ 8 1 9 T - z I I I F I )a y qTz I 10 I 114 \ _ - -- I _ e,n.ies7 o,P ~ `I' t mss � r goo I � �{ 6` i i IIDSEN AVENUE PIONEERengineering _ , w,. u,./ �"'°°' PRELIMINARY SANITARY SEWER & LENNAR x=s iN3, z, a ze,e„k:.In :.ua WATERMAIN PLAN 2 9a s/ ,� 'INV 1 ,13;1171 11 ------ -.. __ _ 1 171 J71 11 IS 11 L 311 IT I ----- ca yl� NG 84 UE sg w La L I A r SAN TART sTwTR x N 50 100 00 wATTME, NOTrs N ALL ADHERE TO THE FOLLOWING: GRAPHIC SCALE IN FEET DEPTH — 8” PVC SDR 35 8' PVC SDR 26 28' = DETERMINED EV DESIGNER SHALL HE E" DIP UNLESS NOTED HYDRANT LEADS WHICH SHALL BE 6 DIP ALL SAN TARP SEWER LESS THAN 18 18 TD 28 DEPTH — GREATER THAN 2. ALL WATERMA N PIPE OTHERWISE EIICEPT m INWOOD AVENUE S rs�e000 10 INWOOD AVENUE S a OUTLET A I 9 ri : Y , J 64 cauH ess r \ 83 `� \ I 1\ 1�5 �\�C o o �f NV s o 9G 0-7 59 58 J IIA i 53 'r��y 85 \s -�r 4e —� 55 (/\\\U 86 6 I ��,( a Li 1253 52 51 ,- ,✓ N, 'I 2q �� 5 l ,46 83 ) asq - _ o�� 32 - - - z7 �8 33 45 c. %� aiu sn az f 89 9 34 3 � .n.a �o.szs IN, 911,114 44s A' it q1 8 I 38 1 I — _ . L 92. - � v T s. a 2 �25 0 24 � < r " 94 I \ ` / 1 4z 1 �z I 14 95118 � \O��s ,104. 107 s _ s;i of V r € og I �I I �, Y BL 18 19 ,aa _ rlv.ssaoo , I _ , rv, era. J F ii i'ry ssaaa - _mow,. �P— - 4 # - - r ses. -^� of -- _ Y i _ Y ---- Ir � I III— lEl IL -1111 11"T rI LL Y TT i' 1 �. �� 1 Y IIDSEN AVENUE - �. .. _.. _ PI*NEERengineenng 11-5 z, W" �"� �` PRELIMINARY STORM SEWER PLAN II� C�� II 11r+•� i �■�� _ _ _— INWOOD AVENUE S — _ INWOOD AVENUE S -- 12 i � I 1� � — _ — 7 o f � i 3� 71 U ucB 74 \ I I � REET L o 75 srR GE cnT 11 ! (TVP —EEL Lcnr 76 f**PJ 1zr{ n 77 78 79 8D 8 �'� 1 U »° 60 61 62 / 82 STREET Lcnr OUTLOT BI � � I \ s 64 83 1T } Da jT LIGHT (Tva\ P s I1ss 8 65 66 67 68 fig 70 84 �/" 8 ZyF `Z R jsa Z 57 56 47 RvRP.7 nT 8 c 54 53 52 51 50 49 48 \ G ' DEEL IT S T 1 4 RT30 4 31 6 4 ITIEETG 32 33 nvP.7 Lan ITVP.)� ucnT 1 45 3 88 89 SUR E, T \ �EET Lcnr Po /;i W -T �— — (vP.l 34 35 36 37 / ) (TVP 3 r I, n IIl} 44 91 2w 28 nT 95 r 121 � " 92 (TVP7 2 25 m 43 6U 93 94 24 3B TRE c Lcnr 120 2 2 97 IT14 22 (TVI)T L T % /sTR 1 � RvP.7 � _ 13 14 118 . 706 104 99� L Ili 15 ~~ s (TVP.)T ucnT _ L 107 103 102 101 100 Y �� 16 -� STREETT 117 �U / \ (TvaJ 108 T _ 115 O `-----/ } 114 ,,, ' %-- 113 IOSEN AVENUE - + PIONEEReneneenng _"'°°' PRELIMINARY LIGHTING & SIGNAGE LENNAR GALAROS) D.�u axe DwN ;, In x�n - - PLAN Trcn cuo�z. SIGNAGE I�I EGEND 1 S 01 36".38' 2 3 PEDESTRIAN W11-2 CROSSING 30"— NOTES. STOP SIGNS AND POSTS 2 INSTALLED BY CONTRACTOR O5T5 T. IE INSTALLED 31 GROVE PUBLIC WORKSCOTTAGE 3. PARKING SIGNS TO BE INSTALLED EY CONTRACTOR A, f- A J i i Z I TU� l II '4 Ip )gOL- Gil!!III I BUILDING REQUIREMENTS IJ POND ADJACENT LOTS LOW OPTNI 3 P MA L, �j POP OPI FINC 1,101 TO AL LOWPOINTS I Lv A x, GRAPHIC SCALE IN FEET PIONEEReneneenng LAROSA EAST 6,101, 26 ..... I. . ........ ... PRELIMINARY GRADING PLAN LENNAR N, 551", �FTT �� \ �—Loos-�/ /� % ✓� /� /✓ // j � / / � j � � I � / � �� I � � �� x'11 �� A �� / /— /✓ / /� / �� / / /� / � ��-� � �, I✓ � �- 1 IA � ImoA � — / / / ✓ / ✓ v � / v I � 96� o II «§ 4 i��. .... .i. q.. ......�� i ...�.i��.......i. ...........l. a. .. ......., 6-- III 1 III— 1001.0 100605 999.2 99998 995.5/ /'912,1 989 9 198F.0 984 982 / o 80 8/ 1711 / �A� \ • I a \" / \ \ \\ III I V 1 iL0=1001.5 L = L\999.F - .0 �Y LO- 6.0 L0-993.3 L0-990.4 L0=98F. L0=985.2 0 9 =� 3 .—_�� I 1 2 3 4 �5/ �✓ I'8�j� 1F© /'2 6 ie A V,L`F=199061 Y LF�0005 C999.2 G99R / �Fg98'1.5 G9928B GFg�9rv/ IFg9L>9.0 LF=96.� LF=94.0 I/� GF98088 ��Fg9gR1 E'D.F 61 GI o o _ _ f _ — -- -- - - - - -- -- -- - - -- -- -- - - -' —� �1 / 9a4� 9a6 �II ,. 1N. aE 60 STRE T T>rse'r� ee§k1i� T -S o.as9 za< - se.< oso9 11 � ao �z. o°e122 a 9 �F85 \� s T T ,19 I ^ _ Ji it 29� � @� o�0 71 N �o P _� � g k"o"o ft 30> o -97z-rr.-r�e�2't�� Il ;m�� 1� s9 1` i _✓1 �s ,- r� eQ X62 X63 64 m°II � I� �. o e > � /P ry� �� / 2 � 1��69 III BUILDING RP UIRPMPN'CS OPENING cors: I LO\V OI I:NWG 3'+HVL -9ea I � N ad -1 1 -,- � _- � ��,� +eop OIIL 9680 05 I ILO(LOPOiNTS: OPENING F' NOF WE WL. &854 AC'FF 11 rA Si GR. VOL, 29 AC'FF x ✓✓� 1i j � . �gsz g Fay�a" �9ao I 5�- �I �� I, � �II I�� y✓ �� \ — d i .i w 52 m m� 1 - --- ✓�✓ �� •. �� >>a2 ri� c=9�9� a I i �� XL - A. LwLlm i "� o / i I, � �� ✓ II I o z6 so Loo 5 �i /!W �... /�� . GRAPHIC SCALE IN FEET PIONEEReneneering °"' LENNAR C,ALAROSA EAST o �u aG�sn, ti,N„�, ;, _�_1--PRELIMINARY GRADING PLAN �� 6.1 I oP 26 E.,��:. ,.�. .,1.. :, , u,S,Y YL 6 i 133 �•p'F ,J \ 'BN; - P, R ii I R -I 37 �� I / �/ G_9255 � G999 �44 I I\ R I Am� / '_225 ➢-1 6 ii ' i � � I I /�95P�\ \ �. �caii9T 4B E�03F\ F=9 98/.2 •- k 46 ----._-- 86 / _� 2 /�p�'�/II � �=bB. /pg�• \ - _ \ li-> � \ / // A�9j / \ E.QF. e �-9 _ _ ha 948 x465 / 4&5 � I // •�o _j g17 se6s/Rc T WLkisY002 ACF7 I I 9 mne /G �0UTLOT B BUILDING E UIREMENTS POVD ADJACP_NT CATS' LO\V OPENING 3'+HWL oe \ \ 2 +EOE 106 /i S az •� �/ i'` y // — \ s T U� I�f]I r I_o��oreNiNG r+rLOv � -� ooUTF-05ss.o IT. 26 60 m 'I —\ l - l �a`OT\ i 0 m h %/ / i/ /� GRAPHIC SCALE IN FEET PIONEERene-veering LE.NNAR C,ALAROSA EAST �u ax�sn•ti,N„6, y_�_ PRELIMINARY GRADING PLAN �� kH 6.12 of 26 e Ace s� V F ))) zssvv A V A A\ \ p� 97 PIONEERengineering FLI III "III v V /L�Ffkl-/---- \ \ —9s2— A so se— ni \ \ s 6ga �GJ� x P rc n e rc n rt 53 - aa m��2 9g 1 3 - J qy8 FT PRELIMINARY GRADING PLAN fiEH NNAR CALAROSA EAST 6.13 IF 26 dOL V ))) zssvv A V A A\ \ ✓0 L R � BUILDING RE UIRENIENTS P5 A�>JACENTIM L.11 OPENING 3'+EGA 1 ) l I)I I O \ OI FN NG LOOUNFIR I'+NOF � t l� �I r� 26�G (. GRAPHIC SCALE IN FEET PRELIMINARY GRADING PLAN fiEH NNAR CALAROSA EAST 6.13 IF 26 dOL IF IF L Er" TT fG, 1 V W \ -E vl�l IN, 1-1 v, A A T S', A, r A SH, jji III E LEGEND GF- ---------- 1111 EILIBINIE \"Y CAT IT BASIN INLET PROTECTION INSTALL BEFORE START OF GRADING TO BE INSTALLED PRIOR TO OF P11 El START OF GRADING PERIMETER EROSION CONTROL FENCE E, � M, INSTALL BEFORE START OF GRADIN 0 CATCH BASIN INLET PROTECTION T B C E INSTALLED PRIOR TO SECONDARI EROSION CONTROL FE E --1 START OF GRADING 'j'I TO BE INSTALLED 48 HOURS AFTENC F A CATCH BIT I AN INLET PROTECTION T :OM LEDIN IF GRADIN (5 0 TO ET'NAN.ALLED AFTER IST LIFT P, OF B M G SOD OR EROSION CONTROL FENCE AT BACK OF CURB 70 BE INSTALLED AFTER CISILETION OF IIDEGALK CONSISUCUON CATCH ARAB INLET PROTECTION TO BE INSTALLED WTH CATCH UMPED RIP RAP PERMANENT ENERGY BASIN GRATE ROAD OR 'ATE J-11 A,\ \ A NNINSTALL,W THIN 24 HOURS F, -1—Apf A ITI A ECTION 0 A SURFACE WATER STRAW DO PET SATTIN 7 DAYS OOF 1GRAD NOLE71ON OR BEFORE IT V FILTRATION AREA RAINFALL EHCHEVER IS FRST - 'A/ - - - - - -- — 0 REM,ALL ITHN 7 DAYS OF R 10, -'MI R CKHEREIATEROIIINCONTROLBLANKET. GRADINGCOION OR BEFORE FIT 100 200 E INSTALL WITHIN 7 DAYS OF GRADING RAINFALL EVENT WHICHEVER IS FIRST COMPLETION "o PIONEERengim,mg GRAPHIC SCAM IN FEET rE PRELIMINARY EROSION CONTROL LEN,�A LAROSA EAST ,42Z L11,1PI-1 T 'R A D, N U U'_ "�u_'DSHF PLAN 1111WIll—" 11 L,11�1�111111�21 1 11-11" .1 1 �CTTIGI IN -1— III � III -------- -A, - A, — \y I Nc NOTES. 1 �F,I 1 USE TEMPORARY SEED MIX 22—lll FOR PQNDS AND OPEN SPACE TO S{ABILIZE i ' \ \ �P _ _ ---- OUTSIDE N 71VE SEEDING DATES _ a % mw.smo �� \ r r a . �—� \ ------ OUBLE SEED RATE FOR DORMANT SEEDING 1 w s � � APPROVED EOU VALENTp pM MIXTURE 22 11 ®305 LBS PER ACRE RE OR MULCH SHAL115BE MNDOT TYPE 1 AD 2 TONS PER ACRE OR APPROVED. EGUAL ADDFDIAK ANCHORED IN PLACE OR OVED D OF E FRE OPEN SPACE AREAS TOMBS SEEDED W00@E 200ELBS PER RACRE AC�VA AREA INSTA LE 0 OF THE RT IZER. 10-10-2 —�\ E�1 1 11 1\ 1 1 STATER SEEOD MXTURE 33D2 2 (DRY SWALEFPDND)E ORE EOUDVALENT TH MINNESOTA STATE SEED MIXTURE N BASINS POND ABOVE NVL TO WITH i 35-521 (DRY PRAIRIE SOUTHEAST) OR EOU VALENT r 1 ® MINNESOTA 53nu 351 ,— GRAONG PLANS FOR MORE 570PMWATEP MANAGEMENT DETALS SEE 0 __—_—_ >K PERMANENT ESEEDED W LR MINNESOTA STATE SEED URE25 141 (—S EN—LROADSIDE) PIONEERene-neertng ,amu, ry,N„T, ww PRELIMINARY SEEDING PLAN �ENNn2 VAINFILTRATION BASIN AND POND ABOVE NWT DRYS ALESPOND STATF-11.111...3262 FORMERLY 111 C FS LIMP -11 HEENT BARN, BASIN TD BE 'BOB DBFAACRE DF AREA STRIPPED. CLEAN TEMP BASIN 11, ITAIIII "C"ll AllAl ANN ITC11-1 OLON TIME 11AME LISTED IN EROSION PREVENTION PRACTICES AT ON A SENT A a EMPI GIA OFF SEES SEE THE ROLE M EN TAT CO OF TO E EPppp AND FOE NSTALLAT ON NSPECT'ON A ND ANTEOPPIE OF FOE ' "' TIME AND EA COMPLETE LISP BEI—ECTIORN � TO N TOE TIME BEFUGED Al TOE PESSIT AFTEI 1, A SOFT IF THESE PLANE MOST SE ON TIE FOR SITE NEREl CONOT111TION 11 IN PlC 1, IMP A PETER TO EARIN ANN SEDIMENT 11NO11L PIRITICE1 REFINED IN TOE BEAR PlILGIONA RATED AlEll AND TOE MNNEI.LA OFNIT11CURN SITE EMAIIFN AND SEDIMENT CONTROL PLANwnO PLANS BOav Es (BMPs) STH PONDS MAF E E NALALLED G5 GBID NO PCOO75 N TOE 5PED F C AREA FOEF STAFF BE SANTA NED ON PERM IIEE SO* 'ANT PN THAT A N TO DND/DRPEIM ECL�MAADDEVEF DA PVN C.NPORNS THAT MAI BE CREATED .1 I.NATOICTION ES CEBU CEMENTS SOOGEN ON FOE PLANS FLAT MG, DO P L BE FORT PLANES OR , To N FREE POLECT ON FENCE AREAS FL ER RVNOFF . MEED OL] OP A OPERATE ICACEI E10 NT AND DO IN EIPOSED SOL SL 'RES ON F PAT PASS LEADING CAREA PENDT UPR TOTME SLOPE . Do NOT RACE BLADE LEA VE A SO'FACE ROUGH TD M NM ZE . N PLACE 11 APPEARED E COAL INSTALLED To 'NM" PON COVERAGE C F T 0 E ED 'FACE AREA FIRE I EITHIREP 1 211 L11, PEI AIDE 11 I�IMANENT TURF 1-111TION ITALL BE DINE IN A1111DANIE SOL INDIF 2111 & 1116 NINIIVTINC AT PE FER LIA 1. A .211 LED PEI ACRE NOLDR . E111111 11ITNIL PLANE I TIRE I INITALLE1 11 111 IE I'DIIIEEDED 1111 lAllIFIEl M 0 FIT ARE A, " F BL- NO DUST BE COM ES A NUMANCE TOE CONTRACTOR 10ALL APPLI REGUE1 FIRE, A TANI F1111 To 1 'TO SHALL FARE BEEN SEEDED AND MOLPOED TND ALL FENCE slue NNTALLEDBE ARANO AGLL PINos.wARsl OILL ISPE 1 LO'L,O(ED DAC NEEDBD. PAT ITE sTAaLZAT ON s ACF SUED DR AFTEe mE TEMPORARR MARE EAlIBEA HE GET INCLUDE ALL TOPISL PLACEMENT AND NFLTEAT oNiELLLIA,ON°•3ANNS. E ARES REDORND LDOAE LOT BENCHING DETAIL NO SCALE PIONEERengineering ABC ATF M[FOMF woMl EDEL NE ALEDTI(E�A WITH FLAGS, STRIPS, SANS, ALT FENCE. ETC) ANCON SHE PC PON p 0 REGETAT RE BUFFER PRIL IE , To AT =E E EGA ON TOE LGIAT IN THE DEVELOPMENT ES PEIMANENTLI 11 TEMPOIFA_ 'EASED AN AN, PCToN IF FILE 'TE AND SOL NOT lEllME FOR A PEGOD EN SoCECE, Nl`T17lCALENNDAAEIlTAl" AS TA SORT , FNNEILE F F. A 101FAAE GAUEl MOST BE ITAMLZ�E%��IUN 7 o_ THESE AEA, N_DE PON D INLET DIANASE DITIO, OR AFTER SISTER FLAT DICATAICEI TO A 111`11E RASTEI DISCFARCS TO ANv _FAC, wATEEM PBE ITAILZED 11N 211 LINEAL FEE' FIOM O F(SO IN 24 FACES OF A PIPE roNNOUTILE TO SURFACE WATER) SIAL BE PICIDED SOL TEMPORARv OR PERMANENT ENERG. VIBRATION GOON 24. TROVA OF SPAIN BE CECIL IE OFF MEN C L, IF E FDIC I HE 10Z CNE AND SZSTE ` 5 ARE PL ORDER. ADD TONAL LPGRADE PRACTCED MOST BE ND FILLED AND FOE IGFEPP MIST BE oM OTFFM APPMOVEO Mr,FOOS AHoi a AS S1OwN ON ,FF FMOSIDN GONTMOL PLPu PC Ms. °➢MPDS, SNAKES 2 SE -ENT CONLPDL PPACLCEI MOST BE EITABDITER ON DEGN.lAFE PENMETEll BEFORE 0—ARE LAND 3 TOE T M PC OF SEDMENT CON TOOL REACT CE5 NAF BE AD LOTED TO ACCO MMODATE Go TE OR AC ALHEI ABOVILl IS NOT COMPLETE 4, CONTIACTON MOST PROTECT ALL 5T" CM DCAN 5L PPCOPCALE ENDS DOONG CIONIL11C,lN FRUIT LET FARE BEEN ILAILZED Sv5TEM5 OR CONDUTS OR DTCHES. Rv(aR ENT) SE ` CONTRACTOR MILE' INATALL TEM DFP Nl ClEI c.. DOF FWATFR NEED SrottoRA�nF TDA COMMON LDCAT aN AND/OR A5 SHOWN ON TME EROS DN cDNTROL PLAN. F THE WIER CANNOT BE A ACITARGED TO A BASIN PRIOR TO ENTE 11 NO THE SURFACE EATE A IF MUST BE HE BE AEMO"ZOET PAR F AM OF. ACE ADEQCCALELF PREFTEOTED TEAM EPD5'DN AND SCOOP THE DSCPABGE MOST BE A APEVIED OVER NALIHICE A CAP 'AND MAPS COAST A STEEL N A " OLDER ACCEPTED ENE111 DIASPATION MEFAIIEI 2, ALL SALES FROM — LEIND MOST BE DIIIIABSED IN A MANNER THAT DOEC NOT C-E NUISANCE 'ANDTON, ECMN . AM INUNDATION OF —LANDI ISIBIND , SPOT CARL AD REIGE IMPACT TV FILE DELLAND TIHEADN 0 TO INS ISLAS CONOT11 'T ON AND OF, N 24 PER EVEN HE NI IE EeowEeMeNTs.N 14 10111AmiNe �acAL PUEIwIcnoN Mnr Eeouwe A MDEe FreeoueNT wrerevAL DF INSPECT as wines Bl ONLESS MOTHER TIME FRAME IS SPECIFIED (SLE PMPCA NODES PERMIP IVP ONDIn ONs ALLOW AttcSS EON PIEVENTIMN MANAGEMENT MEAlllEII EITEINAL SPAUND OF CONITIFICTIORN RAIDLEA MOST BE LIMITED TO A DEFINED AREA OF TO E AT E OF NOTE SINGLE FAMILY HOLDOWNS FINISHED GROUND ELEVATION PER PLAN VARIES 1O MIN. 65' PAD GARAGE ELEVATION PER PLAN 03 3 15' VARIES VARIES FINISH GRADE VARIES M,P O TOPSOL... SUBGR AIDE . .. ....... GRADING GRADE LOWEST OPENING EGRESS PIT El — > El Sff TYPICAL STREET SECTION RAMBLER (TOPICAL SECTION NOT TD SCALE) PAD 3 m VARIES IC 40 25 GRADINGF FIAT GRADE GO RE LECA ION PER PLA 43 OPSDIL LOWEST 5 FINISH GR ADf ES VARIES VARIES 20,E SUBGRADE GRADING GRADEMIN LOWESTBASEMENT FLDOR SEE TYPICAL STREET AICTION FINISHED GROUND PER PEASION: LOOKOUT TOPICAL SECTION NOT TD SCALE) 65 PAD 3 W vARIEs 1O 40 25' FINISH GRADE CA AGE ELEVATION PER PLAN GRADING GFADE 15' VARIES VARIES FINISH GRADE VARIES LowfLO"PER SUBGRADE� XRl cRADWc GRADE B.oz MIN. DASEME - —�- SEE TVP CAL STREET SECT ON _ 11 FINISHED GROUND ELEVATION PEPLAN R WALKOUT (TV PIGAL SECTION NOT TO SCALE) w FINISH GRADE GRADING GLADE -'. AT HOLD DOWN �TOPSOL 2 NDN SELEC �N ED "—SELEC BACKFILL UB DE ��h LGINAC LED EX STING GROUN \\��\\��/ pF- p?CW El BOTTOM OFJ SOGL'S" HIO,\.� UNSUITABLE MATER AL �� T� NON SELECT COMPACTED ED MATER AL BACKFILL �£ v UNDISTURBEDEACKFISOIL L ATFIAT UNDISTURBED SOIL VIN SUBGRADE CORRECTION (TOPICAL SECTION NOT TD SCALE) VILLAS TOWNHOVES VARIES t M N. � FINISHED GROUND fLE NATION PER PLAN a 5El FAR GARAGE ELEVATION PER PEAN HOED Dowty m F_H ADE VAPoES ... .. ....:.. VARIES FINISHED GROUNDLEVATI DN PAD FER PLAN 5 VAR 55 GE�IIVATON P CA Go 9 PATo MN x a �� FNSH GRAD Es D VARIES 11 11 209 vARIEs � % }. - P suecRADE cRADwc GRADE 3 �TOPSOL �� - A LOWEST OPENING SUBCRADEF�R]DING -- GFADE LOWEST OPENING PE AN 0.5' RASFLoNOR T BASEMENT EGRESS PIT IEE 11FIGAL-1 REET SECTION TOWNHUMLS STREET SECTION SLAB—ON—GRADE (TYPICAL SECTION NOT TD SCALE) RAMBLER (TYPICAL SECTION NDT TO SCALE) VARIES 10 PAD 44 25' GAF FINISH GRADE �FINISH GRADING GRADE ELEVATION TOPSOIL N m 15 VARIES o VARIES FINISH GRADE VARIES VARIES PAD 10' 30' 25' GRADE cA Ac EEEVATIGN PER PEAN GRADING GRADE o z 15' DE E5 21E5 0 o VAIIES N _off Top NINAb x �, EowesT oPEwNc PLAN So TOILES �P ., ,.- h., =... —A- 209. N O a SUBCRADE �FGWEST GRADING GRADE N?ER O 5 M1 SUBCRADE _ 05 GRADING GRADE ._. o FLDOER PER PLAN E, BASEMENT FLOOR w ISHED saouND ELEVATION BASEMENT PER PLAN easEMENT FEooR FINISHED GROUND ELEVATION PER PLAN E:lLOOKOUT STREET s orAN TUWNHUMES LOWEST FLOOR PER PLAN L 0 ❑K 0 U T sTREF1 secroo (TYPICAL SECTION NOT TD SCALE) (TwICAL SECTION NDT TD SCALE) vnRIES D El PAD 44 FINISH GRADE GA AGE ELE VAT ON SPER PLAN GRAD NO GRADE 0 5 /-FINISH GRADE � VARIES Es vARIES� vnRIES A5 PAD 30' ay GRADING GRADE FINISH GRADE GA AGE ELEVATION OPER PLAN 5 FNSH GRADE � ARIEs�vARIES � vnRlEs� .o o� DPSDIL LOWEST aoDR/ 2 LOWEST GPEN Nc --� PER PZLAN F v, SURGRADf� .... LOWEST OPEN o� -TOPSOIL �Y � --- D SUBCRADE . �- :..... ro .N w V'GRAD GRADING GRADE PER PLAN O^ "V ,� NG GRADE 2 0% IN A MEN' FLOOR TYPICAL STREET CT ON MIN BA�EMENT STRSEE SEPICAL ON TOWNHOMES FINISHED GROUND EEEVA oN� PER PLAN WALKOUT (TYPICAL SECTION NOT 70 SCALE) WALKOUT (TYPICAL SECTION NOT TO SCALE) PIONEERengineering ,42Z CHIIIP-1 "'°"' ,u ..., LEN AR GRADING DETAILS IP R H C,ALAROSA EAST acn m_vmvesor,� 6.41 IF 26 EMERGENCY OVERFLOW PEROT PONDING/TREATMENT BASIN MA (SEE OFF ON- E El IERIAL THAT MEETS UNIFIED J SOIL CLASSFI CATION GCASC. CH. ST III IAIINI FOR COOL AND MUST BASIN LINERATO END OF AQUATIC BENCH ELEV PER PLAN STORM WATER BASIN SECTION (TYPICAL SECTION NOT TO SCALE) MOE' njj� L.IF 956, _ Z POND OUTLET CONTROL STRUCTURE DCS -500 (N.T To SCALE) PIONEERengineering L R IS- INIXICS 11EIACT NIREFE ILIA EA PDNU OUTLET CDNTROL STRUCTURE BCS -4o tNIF TO E1ALE) WAITI 111 1111 NIEN NO 0 'SAN L ; 11C LLIDR POND OUTLET CONTROL STRUCTURE OCCQ (NOT TO TD SCALE) CONSTRUCTION SEQUENCING 1. INSTALL SILT FENCE AND/OR OTHER APPROPRIATE EROSION CONTROL DEVICES TO PREVENT SEDIMENT FROM LEAVING OR ENTERING THE PRACTICER DURING CONSTRUCTION S ALL . GRADIENTDOWN LANDODISTURBIN GEAII CHAT, BEGINSONTRO. MPS MD ST BE IN PLACE BEFORE AN' DP 3. PERFORM CONTINUOUS INSPECTIONS OF EROSION CONTROL PRACTICES. 4 SETTING FINALI GRADE OF RETENTION DEVICE. ELECTRIC,PHONE. FIBER OPTIC, NESTALLETC) PRIOR TO 5. ROUGH GRADE THE SITE. DO NOT USE RETENTION AREA AS TEMPORARY SEDIMENT BASINS. 6 PERFORM ALL OTHER SITE IMPROVEMENTS SEED AND MULCH ALL AREAS AFTER DISTURBANCE_ CA NOR 'PONCANTO BUT NO (NAGE AREA 9. IMPLEMENT TEMPORARY AND PERMANENT EROSION OF PRACTICES 10. PLANT AND MULCH RETENTION DEVICE. 11, REMOVE TEMPORARY EROSION CONTROL DEVICES AFTER THE CONTRIBUTING DRAINAGE AREA IS ADDS ATELY VEGETATED. 12. LIMIT HEAVY MACHINERY IN THE FILTRATION BASIN. IF OVER -COMPACTED AND WATER DOESN T F I LIEF, CONTRACTOR TO SCARIFY AREA IF PROMOTE FILTFAIION DEPTH REQUIRED TO DRAIN PRACTICE IN 48 HOURS OR LESS SEED WITH MN SEED MIX 33-261 STORMWATER SOUTH & WEST 3H HIT MAX, UNDISTURB� III1I II UNCOMPA SGIL 24 SAND UP`P'LLM IFI HOMOGENOUS ONSITESAND 309 ORGANIC LEAF COMPOST 24' ONSITE CLAY LINER PLACE BEFORE SAND GENERAL NOTES 1 IN THE EVENTTHAT SEDIMENT 15 INTRODUCED INTO THE BMP DURING OR IMMEDIATELY FOLLOWING EXCAVATION, THIS MATERIAL SHALL BE REMOVED FROM THE PRACTICE PRIOR TO CONTINUING CONSTRUCTION. 2A CAD NO OF RETENTION DEVICES SHALL USING LOW -COMPACTION EARTH -MOVING EOVIPMENT TO PREVENT COMPACTION OF UNDERLYING SOILS. 3. ALL SUB MATERIALS BELOW THE SPECIFIED BIORETEN71ON DEPTH (ELEVATION) SHALL BE UNDISTURBED, UNLESS OTHERWISE NOTED. FILTRATION FACILITY CROSS-SECTION NST 'A IMLE fsawiniiocl =PEAT"" 01111 ul1T111 T.C, AsvTUE o )H.T vEARwc aoRST MgTORE 11.11 TL %, 1— 1111HED LIME—NE NON -WOVEN GEOTE%TILE (MN OF TYPE 1 AD Fl MO. UNDE'D'AN ABE AREA UNDERDRAIN GRAVEL BLANKET 1-1.5" DO U LRE WASHED STONE OR Y,, h WASHED RIVER RUN PEA GRAVEI 1000 995 990 985 980 975 970 965 960 STREET T PVI STA 2+ DO 00 PVI EL El 987.24 K: 52.63 01 5D DHOO 50 1-0 1150 21.0 2150 ]Too 115D —D 4150 5100 5150 11 DO 1150 Too IT 50 IT Do 50 ll.o 1150 1 00 1 50 "'DO STREET U STREET V STREET W STREET % 1000 995 990 985 980 975 970 965 950 1000 _... PV STA: t+ 90 oo_ PV STA. 0+5000 _ _. PVI STA 0+50.00.. 1000 995 PVI ELEV 979,82 K: 12.00 VC' 40.0 PVI EL -96594 1 10.0 LVG 90,00 +iso PVI ELEV: 985.87 K: 30.00 LVC 90.00 IGH PT. DTAz 0+35.0 995 a o 0;76% o�HIGH p IT ELEV:-9854 - o HIGH IT ELE`G sss o --pV +gs.00 -.. -. PVI. STA STA 3+25:00 +m e ^ m a PVI ELEV. 981.80 PVI ELEV 982.87 61 OG K 51 D2 CSTA 010+8,.81 990 + °'. °' PV STA 1+00.00 a °i p w '. a °' w r a w.... a m w o Law P7 LOW-Pi-ELEV 981.9 LOW a LV 0 +18.9 GH PT STA 311— HCH IT ELEV: 9g2.o 985 0.66% 0;76% 980 - \ 975 3 970 965 960 STREET SS 100Dm m m m m m m m m m m m m m m m m 1000 995 995 990 : 990 985 985 980 980 - 1000 995 990 985 980 975 970 965 960 PIONEERengineering STREET SS .. PVI 416000 _ _._ PM STA 2+40.001..- PVI STA:1+2500_.. .. _. PVI ELEV. 986 3 P PVI ELEV: 985-52 K 38:46 K_ '692 K: 83.33 LVC 10000 LVC 10000 - LVC 100,09 !HIGH PT STD: 133,08 _o HIGH Pi ELE V: 498588 - -- 0 LOW Pi ELEV 2984880-j HCN: PTELEV 98531, 1000 995 990 985 980 975 970 965 960 STEEL FENCE PoST (T-POSCl MIK6MUM 5' LONG, 6' TTACHFABRICTOPOSTS MAXIMUM SPACING. ON MINIMUM 3 211 1. / / (50 LB. TENSILE) PER PoST ANCHOR TRENCH (SEE DETAIL \ AND NOTES BELOW) \ OVERLAP END IOIMS-�-� MINIMUM OF 6" AND STAPLE ERISTING ��/ CURB _ OVERFLOW IS Y, OF __ - THE CURB BOX IN TOP 8" OF FABRIC. MgHOFRAMENT GEDTEXTILE STEEL FENCE POST (I POST) MONOFIIAMENTGEOTEXRIE�\ ( ( OVERIAP AT I.SINTERVPIS. \ % �— FABRI / CPERMNDOTTABLE 3886- SSH (MACHINE SLICED} ESS / / MINIMUMS LONG, FAB RIC PER MNOOT TABLE 6'MAXIMUM SPACING. / 3886-1 (HAND INSTALLED). ATTACH FABRIC TO POST WITH POST NOTCHES TO FACE AWAY INE SLICE \\\ 8"-12" DEPTH (PLUS 6' FLAP) / MINIMUM 3 ZIP TIES (50 LB. TENSRE) PER POST IN TOP 8" \ \ \ NOTE: USE M. ROAD DRAIN C 11 OR FROM FABRIC. / TRENCH MUST BE GOMPACTED BY LIGHT EQUIPMENT PRIOR TO / OF FABRIC. HES / TO TO FACE AWAY / �' ��%� ,T\ \ \ \ '�C�C� - \%/ CE-3290ND (DEPENDING ON CASTING ME) HIGH FLOW INLET PROTECTION CURB AND PLACEMENT OF STEEL POSTS. / FROM FABRIC. lAY FABRIC IN THE TRENCH, / BACKFILL WITH NATIRPL \ \ ' GUTTER MOD CITY APPROVED EQUAL ELS OR DIRECRON Op SURFACE FLOW ( SOIL, AND COMPACT IORi LIGHT EQUIPMENT R TO L \ - \/ OVERLAP STAPLE DENSITY SHALL BEA DEFLECTOR PLATE ` 1 — _ _ PLACEMENTI OF THEwPDSTS. DIRECTON OF LO MINIMUM OF 3 U -SHAPED B" ]DINTS 11 GAUGE METAL STAPLES PER MINIMUM OF 6L' METAL OVERFLOW IS Y, T THE \\ CURB BOXHEIGHT 24" MINIMUM POST EMBEDMENT SURFACE FLOWSQUARE YARD DIRECTED BY ICITY)VPER AS �� OVERFLOW ATTOP OF FILTER ASSEMBLY — /,,------CURB J1 - 29" MINIMUM MOST EMBEDMENT \ \ / NOTE: HEAW-DUTY SILT FENCE INSTALLATION METHODS SHOULD BE USED WHEN DIRECTED BY THECItt. 1 ANCHOR TRENCH I'T03' 1 DIG 6 X6 TRENOH / 2 LAY BLANKET IN TRENCH I IIS \ 3 STAPLE AT1.5'1 TERWN_S 8 4. BACKFILL WITH NATURAL SAIL AND COMPACT I \ ��` I l IST 6' S_KEf LENGTH SHALL NOT EXCEED 100' I � WITHOUT AN ANCHOR TRENCH 6 -\\ FILTERASSEMBLY DIAMETER, \ - 10" AT LOW POINT HIGH-FLOW FABRIC STANDARD DETAILS T T� CO[t B eeaunav \x� MACHINE SLICED SILT FENCE GCOve FERo-1 STANDARD DETAILS COYtB C g HAND INSTALLED SILT FENCE GTlIrove "Illy Y ""°' CO[t B GCOve "1ee° STANDARD DETAILS N EROSION CONTROL BLANKET IrvsrALunory J FERO3" /�� STANDARD DETAILS ( (� COt[a e \x� g INLET PROTECTION CATCH GIDVO BASIN INSERT w. m�.�ae..c COTTAGE GROVE, MINNESOTA "'°`P`"""` COTTAGE GROVE, MINNESOTA ` ERO-2 COTTAGE GROVE, MINNESOTA COTTAGE GROVE, MINNESOTA ERO-9 � REFER ILMDO FOR SILT FENCE IDSTALLATION METHODS 2" X 4" HORIZONTAL WOO DEN LATH SHALL BE MEMBERS CONTINUOUS _ \ UNDISTURBED VEGETATION NAILED SECURELY TO THE AROUNDTOP AND BOTTOM. POST MEMBER TO SECURE FASTENED TO EACH POSTFFILTER FABRIC USING 2-2UD COMMON NAILS _ /�� / i .�,l WOOD F2.5'LONG —— MONOFRA PER MN OIEYIILE WOOD POSTS,B FABNDC PS PER MNDOT TABLE REQ'D. 3BBfi-1(MACHINE SLICED). _{ �/y C. \ / 0 \ l \M O JO O ` ADDITIONAL 8-10" OF FABRIC FLIP AT BOTTOM OF BDX N 1 / Ln ILT 'FC6 \ / EN jO �C O T O T FNC,\,YA'g2 'H 6 „Oo0 Op Oo J "(J �C\ / ROGK£'MW MINIMUM DEPH w000cHlPsle MINIMUM DEPTH oo�V o00o A � Bloao oo � �\ STAKELL W WASHED POCK qiJ 0 WOODCHIPS PER SPECIFICATIONS C t 8 10" FABRIC FLAP BURY UNDER ROCK TO /\ \ 1O MINIMUM CUT OFF BERM 1J MINIMIZE RUNOFF FROM C` �i ✓ PREVENT UNDERWASHING 1111' WASHED C. ROCK 1' DEEP % - AT / _ \ lXt IS M oTHIp T "/� TAN NNG EOF 5' THE STAKE PDINONEL PSTRAM ( S� SVOPE' %� TRACKED EQUIPMENT JVS ar EATS GROOVE �Y WIDE / P RPEGSC CULARTOSLOPE / (O \Ow C_ y2%��5� NOTES: 1. FILTER FABRIC SHALL BE PLACED UNDER ROCK DIRECTION. COTNRWCTOR SHALL CONSTRUCT 51,BO%TO FIT AROUND THE INLET STRUCTURE WITH 6' MINIMUM \��1 t 1 1� j / r \� �� TH OUG ROCK TO STOP MUD MIGRATION TNTRANC NOTE: CLEARANCE DEDGESOESTRUCTURE. SALTBOX TO BE PLACED EN AN EVEN SURFACE 6" BELOW STRUCTURE OPENING. TOP OF SILT BOX TO E%TEND 18' MINIMUM PROVE EXISTING Gw.DE. \�\. L INSTALL BIO LOG. " \ V `� ry RA E Ti=XDLE6 NE STAKE - 2. ENTRANCE S MUST T MAINTAINED REGU WILY TO MUS PREVENT SEDIMENTATION TRACIONG. ALL SLOPES WITH AGRADE EQUAL TO OR ASTEEPERGRACE THANMORE 3:1 REQUIRE SLOPE TRACKING. SLOPES WITH A GRADE MORE GRADUAL THAN 3:1 RE UIRE SLOPE TRACKING IF THE Q STABID2ATION METHOD IS EROSION CONTROLBWJKETOR HVDROMULCH. T�_COII3gB 1`\/—fes—GCOVB STANDARD DETAILS INLET PR—ON SILT BOX UCottage EOR BEEHIVE CASING J // /��(�_ Vf�GIOVE �,.�m n.,, STANDARD DETAILS DITCH CHECKS EF eBuutt STANDARD DETAILS COttBge CONSTRUCTION ENTRANCE GIOVe IIIc ROCK AND WOODCHIP /I FEea'aY COYtage (q�/(j�(--GCOV2 STANDARD DETAILS SLOPE TRACKING 1 F®hK YJ COTTAGE GROVE, MINNESOTA ERO-SO,I,`^'*° COTTAGE GROVE, MINNESOTA ERO-11°'°'P`m `I COTTAGE GROVE, MINNESOTA 111 � ERO-12 C "°^�<e°"°4�w�w COTTAGE GROVE, MINNESOTA ERO-13 P ONEERengineering �u,H�56�MN 55 y °T.T" LENNAR CITY DETAILS 16 RH C.ALAROSA EAST mTTAcn TAnnveBDT,� 8.1OoF 26 B RIPRAP AREA SIZES 4 PROVIDE 4 -1/2" SS ANCHOR BOLTS FIAT STEEL BATS @ 4" O.C. C\ NO PERPENDINIAR SUPPORT BARS R 12" IH 15' S' \ OUTER RING �,HpIWAEO FOR STRUCTURES LE55 THAN RIPPAP� 36" 19' IS11' 48" 20' I6' 12' PROPERTY/OIITLOT UNE / HOT-0IPPED GALVANIZED GRATE IN 2 \ _ C / SECTIONS WITH DUTY HINGES / 59" 23' 22' 13' A Q AT HWL -SKIMMER MAIMENANCf BENCH � SAFETY /AQUATIC VEGETATfON BENCH 4'I \ / ABLE TO SUPPORT 250 LBS/SFPND BE T III \ / ABLE TO REMOVEONESECNON WR ACCESS TO STfP50T REMOVING NUTS I�� ANCHOR CLIP J I - T L T � /y J 10:1\° OPE PROITLE TY� LSIDEI SLOPE �FONO LOW ,I HIGH SIDE FROM TWO ANCHOR BOLTS SUBMIT SIDE SHOP DRAWINGS TO ENGINEER FOR ( REVIEw PRIOR IO FABRICAnOrv_ y WITHIDS WITHIN IO'OF SKIMMER — 10.1 NO / MANHOLE STEPS SHALL BE PLACED 50 THAT RT3 THE BARS. -".� LOCATION IS PS, / 1 OUTLET PIPE- \ MANHOLE STEPS, NEENAH R198ll OR EQUAL NEENAH f \ 4 B PLAN TMPlO' OFS MMER CUTLET IN POND BOTTOM ON CENTER. ALUMINUM STEPS 1q'� APPROVED. I� THE lAS � R RIPS P R PROPERTY/OUTLOT LINE GRATE DETAIL DIAMETER TOP OF STRUCTURE SLED] E BOL USE 2nE BOLT III FASTENERS PER] DINT. 5 INSTALL AT 60° FROM COU�IREMENDE (15' MIN.) D 12" TO 24" 15 TO 20 CL 3' AT HWL MAINTENANCE BENCH DD,AA. 9" OR 18' >98' 2" OR 29" S TOP OR BOTTOM OUTSIDE 6 PIPE. 27" TO 33" 20 TO 25 CLI 3' 36" TO 48" 25 TO 38 CLI 3' \ SAFETY / AQUATIC VEGETATION BENCH SEE STORM SEWER STORM SEWER SHALL BE RCP. ANCHOR BOTH SIDES. PIPE SUTRkSB GU,SARDSIZING BOLTS Z 5C' AND UP RAND UP CL4 4' (INE NBIC YARD IS APPRI, 2,800 LBS.) ( _ -2 _ 3 ',a� RIPRAP 10:1 \ - _ I 4: 2' 2' _ - NWL 10' p D SCHEDULE FOR ELEV.=)(%X.X SPECIFIC S'TRHCTJ.. NWL 12"-1B" 3/9"0 3"-9" 5/B" ISOMETRIC 21"42" 1"0 4"-6' 3/4" 4H" -J2" 11/9"9 6"-8" 1" / EXTEND FABRIC) GEGTEXTIIE AND "P"p SECTION A FABRIC TYPEN POND 80TTOM TYPICAL BENCH DETAIL HOLE FOR XX" DIA. ELEV.=X%X.X 1' RCP SKIMMER ' 1'S DOGHOUSES MUST BE SEE CIT' PLATE NO. SIX) 12 AND STO-13 FOR RIPRAP PLACEMENT. UNDER FLARED END SECTION \Cu RIPRAP OPENING l GROUTED BOTH INSIDE CLASS 3 SFO 2' AND OUTSIDE OF o� STRUCTURE RIP RAP - ti� \GEOTEXTIIE � p / 6. ARIES 6" AGGREGATE BAIXFlLL SECTION B -B FABRIC TYPE N (MNDOT SPEC. 3149,H MOD.) STANDARD DETAILS FEB//�� / /�� GOttBge HARED END SECTION AND pOjAg� Grove TRgSH WURD � � GOYY gC Grove nMma...ev,a= STANDARD DETAILS RIPRAP AT RPREO END SECTION I U.BY T STANDARD DETAILS Cottage TYPICAL BENCH DETAIL FlIp�� Grove w .°re.,ia.."evma.nw // /�_(�_ STANDARD DETAl15 GOLL3ge STANDARD SKIMMER STRUCNRE V fy Grove NnT � �jpgY Illi\`lY— COTTAGE GROVE, MINNESOTA STo-11 =M.n9.°"ae,a COTTAGE GROVE, MINNESOTA ` STp-12 COTTAGE GROVE, MINNESOTA J STD -15 COTTAGE GROVE, MINNESOTA STO �t6 ---�� SURMOUNTABLE 0-428 MoD. \CONCRETE CURB &GUTTER 3' HYD RESIDENTIAL (28' F -F) / �� 2+ 14'BOULEVARD I �D AG KYGI (F/C) 5' N/W Q W. 3�——P.02 D VARIES �" VARIES C I \ \ I GHT-0FWAY \ /~MI STREET NAME p� BIAOE SIGN `6 _ _3°T —1.5%! _-0.5 CRETE D928 CONCREfE� _4� CURB &GUTTER GRAVEL BASE -DESIGN 4GRADE 1/9"/Fi'_ _ 0A29'/1 12 r �� -I' MNDOT N12 OR B618 28 (F/C7 F{ STANDARD CUL-DE-SAC CONCRETE NRB (TYPICALJ� 10'_ MH 10'_ —� SURMOUNTABLE 0 428 MOD. � - CONCRETE CURB &GUTTER (100%CRUSHED LIMESTONE) -1.5" TYPE SP 9.5 WEARING COURSE MRE (3, 0 I CURB AND GUTTER RIGHT-OFWAV -�� LIN E T [SMNEN3DC1- SPECIAL 2.0" TYPE EP 9.5 WEARING COURSE MIXRIRE (3, C) [SPWEA330CJ 1.5" TYPE SP 9.6 WEARING COURSE MMTURE (3, C) [SPWEA330C] SPECIAL S CLEAR ZONE Q� T 16' BOULEVARD n �OS� -- C (F/C) `\28'I ` CBMffi J LLO �^ d 20' RADIUS 8" CUSS 5 AGGREGATE BASE 100% CRUSHED LIMESTONE SUBGRADE EXCAVATION AND AGGREGATE BACKRIL A5 2.0"IPE SP 9.5 WEARING COURSE MMNRE(3, Cl LIPWEAI30L] B" QASS 5 GRAVEL BASE 100% CRUSHED 11MESTONEF 1 I I ( ' IGHT-0FWAY — — �0 3 g a O `< �i (TYPICAL) — — — — DIRECTED eY THE ENGINEER OF NECESSARY, 12"MIN. SUBGRACE EXCAVATION AND AGGREGATE BACKFlLL / 0 -STOP SIGN THICKNESS REQUIRED) AS DIRECTED BY THE ENGINEER. (IF NECESSARY, 12" MIN, TD-NE55 REQUIRED) MOUCT H618 CONCRETE CURB & GUTTER PI-ANIINGS 30' RAD PT. £ PROPERTY ONE a ^ rc 3 NOTES: REQUIRE CITY (F/C) r 1. TOP OF D428 CURB 15 0.03 BELOW DESIGN CL GRADE 2. RO.W. TO BE 0.31' ABOVE DESIGN CL ELEVATION. APPROVAL I F NOTES: F F y — — A 3 -�° /' RE 6' AND 21' (F/C) 6uND. I CURB AND Gl1TTER TO BE B618 (GUTTER DID). 3 60' A L 4 ISLAND CUL -DE-SAC R B GIOVe STANDARD DETAILS TYPICAL PUBLIC STREET SECTION C RESIDENTIAL (28'F -F) GOCYagC G[OVe STANDARD DETAILS TYPICAL PRIVATE STREET SECTION URBAN FI_ FSTR-3 I;OttOge GIOVe STANDARD DETAILS TYPICAL CUL-DE-SAC SECTIONS RESIDENTIAL (2R E -F) ( 11B RYCottage // /�_E�_ 1 ,— — GOYLOge GCOVe STANDARD DETAILS TYPICAL URLiTY LOCATIONS l 111111 COTTAGE GROVE, MINNESOTA ( vu w 111111 STR-1 re.na.° COTTAGE GROVE, MINNESOTA uhxo a:w v ."a l COTTAGE GROVE, MINNESOTA l ITE4 C k'`2 rna.°"aPi°m•am COTTAGE GROVE, MINNESOTA S 8 ` STR-28 pi $NEERgineering 55 LENNAR CITY DETAILS 16 R H C.4LAROSA EAST � TTAcc T aRnvesoT' A.I I o H 26 r l� �r III -y J r PISNEERengineering DrON 55120 FA S'iWmim DECIDUOUS TREE PLANTING DETAIL LE�PS a.��w.a CONIFEROUS TREE PLANTING DETAIL PLANTING SCHEDUL111 11-11 —11T 11 1 1 11TI TIE r� ply IIIIp� it-lolilm IL��1w, m 'RIVER ®® S'iWmim DECIDUOUS TREE PLANTING DETAIL LE�PS a.��w.a CONIFEROUS TREE PLANTING DETAIL PLANTING SCHEDUL111 11-11 —11T 11 1 1 11TI TIE LANDSCAPEREQUIREMENTS SINGLE FAMILY: 121 LOTS 2 TREES PER LOT = 242 TREES MULTI FAMILY: 54 UNITS 1 ORNAMENTAL TREE = 54 TREES 1 EVERGREEN TREE = 54TREES 4 DVERSTORY TREES = 216 TREES TOTAL TREES REQUIRED PER ORDINANCE: 566 TREES PROPOSED TREES: 566 LANDSCAPE NOTES LANDSCAPE PLANI MOUTH M-10-55- --- MINNESOTA LE= NORTH CALAROSA EAST L1 of 2 RED W/01JERCUS RUBRA 'RIVER ®® IRC./.EIULA NIGRA �IERITAGE- (CLUMP) 0 .. ..� 0 °OR A"ENTAL TREES _�_ ® PRAIRIEFIRE'PRAIRIEFIRE �® 0� ®TYME- IAIANESE� LANDSCAPEREQUIREMENTS SINGLE FAMILY: 121 LOTS 2 TREES PER LOT = 242 TREES MULTI FAMILY: 54 UNITS 1 ORNAMENTAL TREE = 54 TREES 1 EVERGREEN TREE = 54TREES 4 DVERSTORY TREES = 216 TREES TOTAL TREES REQUIRED PER ORDINANCE: 566 TREES PROPOSED TREES: 566 LANDSCAPE NOTES LANDSCAPE PLANI MOUTH M-10-55- --- MINNESOTA LE= NORTH CALAROSA EAST L1 of 2 _ PISNEERengineering 6)6111914� LANDSCAPE PLAN PI AAITIKIP Cr!AFnl II F KEY COMMON NAME/SCI NTIFIC NAME DVERSTORY TREES ROOT QUANTITY 0�{' SIENNA GLEN MAPLE/ACER FREEMANII -SENNA GLEN' 2.5• BMB 39 E) AUTUMN BLAZE MAPLE/ACER K FREEMANII 2.5" BMB SO 0 HACK BERRY/CELTS OCCDENTALIS 2.5" BMB 36 SENTRY LINDEN/TLA AMERICANA SENTRY 2.5" BMB . RED OAK/OUERCUS RUBRA 2.5' BMB 43 THORNLESS HDJEYLOCUST/GLEDTSA TRACANTHOS VAR INEMIS 2.5• B. 43 RIVER BRCH/BETULA NIGRA 11ERTAGE- (CLUMP) 10-1Y BMB 68 ACCOLADE ELN/ULMUS DAV D ANA VAR JAPONICA 'MORTON' 2.5" BM 22 KENTUCKY COFFEETREE/GYMNOCLADUS DOICUS 2.5" BBB 40 SWAMP WH TE DAK/.ERCUS .10- 2.5" BBB 23 EVERGREEN TREES O SCOTCH PINE/PINUS SYLVESTRIS B' BNB 30 ®n NORWAY SPRUCE/PLEA ABES 6' Bo J9 y BLACK HILLS SPRUCE/PICEA GLUACA VAR DENSATA 6' Bo qg DRNAMENTAL TREES PRAIRIE FIRE CRAB/NIALUS PRAIRIEFIRE' 1.5 BNB 15 ® SUGAR TYNE CRAB/MALUS 'SUGAR TYME' 1.5' BNB 1D 0 JAPANESE TREE LILAC (SINGLE STEN)/SYRINGA RETICULATA 1.S• BWB 14 0 AUTUMN BRILLIANCE SERVICEBERRY/AMELANCHIER K GRANDIFLORA W BM l5 LANDSCAPEREQUIREMENTS SINGLE FAMILY: 121 LOTS 2 TREES PER LOT = 242 TREES MULTIFAMILY: 54 UNITS 1 ORNAMENTAL TREE = 54 TREES 1 EVERGREEN TREE = 54 TREES 4 DVERSTORY TREES = 216 TREES TOTAL TREES REQUIRED PER ORDINANCE: 566 TREES PROPOSED TREES: 566 LANDSCAPE NOTES 50 1 200 GRAPHIC SCALE IN FEET LENNAR CALAROSA EAST 16305 36TH L2 I 2 Stantec Consulting Services Inc. 5.Stantec 733 Marquette Avenue Suite 1000, Minneapolis MN 55402-2309 October 17, 2019 File: 193802266 Ryan Burfeind City of Cottage Grove 12800 Ravine Parkway Cottage Grove, Minnesota 55016 Reference: Calarosa East (Preliminary Plat, Street, Utilities, and Stormwater Management Plan Review) Dear Ryan, Below are review comments for the proposed Calarosa East Addition preliminary plat, street, utilities, and stormwater management plan received October 4, 2019: Preliminary Plat Comments: 1. Include a drainage and utility easement for all proposed storm sewer, a minimum of ten feet on each side of pipe centerline (lots 6-12, 22, 49-50, 53-58, 62-66, 71-74, 98, 103-104). 2. Include a drainage easement when routing drainage across adjacent lots (lots 3-5). 3. The proposed monument location near the northeast corner of future Ravine Parkway and Street SS must be placed in an outlot. 4. Storm sewer within the multifamily area will be public and City standard easements will be required between units 127-128 and 169-170)? 5. Public utilities can be installed within the "Transmission Easement" located along east side of plat with written consent from the utility owner (likely Xcel). Currently lots (lots 12, 71-74, 133, 175) and storm sewer (CBMH-555 to FES -5550) are proposed within the transmission easement. Preliminary Street & Utility Comments: 1. Existing Conditions: Verify the soil boring reference numbers, some of them are the same. 2. Note, the soil boring report included in the preliminary storm water management plan indicates that bedrock may be encountered in areas of the development (Ref. soil borings SB 11 through SB 15 - rock at elevation +/- 958.8). 3. Install a sanitary casing pipe between lots 22-23 and 34-35 where sewer is proposed to be routed between homes. 4. Proposed lift station: See attached information provided by Public Works. An on-site Design with community in mind generator will be required to be installed. 5. Maintain a maximum distance between sanitary manholes of 400' or less (between MH -141 and MH -142). 6. Ravine Parkway: Note, sanitary sewer proposed within Ravine Parkway will be installed within the northern boulevard area. 7. Loop the watermain from the Street R cul-de-sac to Street T. 8. Install watermain valves at connections to existing (12" BV - west end of 63rd Street S, 8" GV - west end of 61 It Street S, 8" GV - west end of 60th Street S). 9. Include a minimum of two watermain valves at intersections. 10. Storm Sewer: Include sump structures within last accessible manholes before entering ponding areas (CBMH-202, CBMH-503, CBMH-553, CBMH-603, CBMH-702). 11. Maintain a minimum cover of 2.5 feet for all storm sewer pipe. Ideally all storm sewer should be placed outside of the proposed street section. 12. Include inlet protection for all storm sewer structures (CB -204, CBMH-203, CBMH-202). 13. Inwood Avenue south of Ravine Parkway will need to be reconstructed to a typical urban street section with curb and gutter. The section north of Ravine Parkway and south of the Woodbury border will be vacated and removed. 14. For reference, 8 foot bituminous trails will be installed on both side of Ravine Parkway (sidewalk currently shown on the south side of Ravine Parkway). 15. Ravine Parkway: Similar to other phases of Ravie Parkway, landscaped medians will be installed as part of this project (trees, plantings, colored concrete maintenance strip, irrigation, etc.). 16. Streets grades into proposed Ravine Parkway should be at 1.50% or less. 17. Proposed trails: Create smooth trail transitions for snow plowing and avoid ninety -degree curves. 18. Proposed sidewalks: To avoid multiple mid -block crossings of Street SS extend sidewalk along the east side of lots 97, 121, and 46/Outlot A. 19. Include stop signs only at four-way intersections. 20. Add a streetlight at the southwest corner of 60th Street S and Inwood Avenue. 21. Install service cabinets for proposed lighting (Outlot B between lots 86-87, Multifamily area). 22. Maple trees are not an approved boulevard tree. Replace boulevard trees at lots 55-59, 63, 87-91, 1 13-1 17 with an approved boulevard tree species. Preliminary Grading Plan Comments: 1. Include an EOF for the Street R cul-de-sac. 2. Identify and include the EOF on the east side of Street SS at the low point (adjacent to Outlot B) . Stormwater Manaaement Plan Comments: 1. For the flow rate table in the Stormwater Management Report, it appears some of the existing peak flows have not been updated to account for the new HydroCAD output. Please revise the table to ensure the peak flows match the modeling. 2. The treatment basin volumes in the report do not match what is in the report. Please update the table to reflect the revised HydroCAD models. 3. For the rational calculations, it appears a few pipe sections have velocities greater than 12 fps. Pipe designs should have a minimum velocity of 3.0 fps to ensure self-cleaning on larger storm events and no more than 12 fps to prevent scour from occurring in the pipes. Fire Department Comments: On Sheet 4.10, the distance from the buildings on lots 134, 145 and 146 appears to exceed the 150 feet required in the state fire code for access to a minimum 20 -foot, unobstructed fire lane. Street X alongside these lots is wide enough, but to get to street X we must use Streets V or W which are only 22 feet - UNLESS there is NO PARKING on both sides of Streets V&W. 2. There needs to be NO PARKING on the island -style cul-de-sacs so fire apparatus can make those turns. 3. There would need to be a second connection in the southeast corner of the townhome development to Inwood Avenue. Regards, Stantec Consulting Services Inc. Tyler K. Johnson, PE Phone: 612-712-2065 tyler.johnson@stantec.com David R. Sanocki, PE Phone: 651-712-2124 Dave.sanocki@stantec.com Design with community in mind CITY OF COTTAGE GROVE CITY COUNCIL RESOLUTION NO. 2017-089 RESOLUTION APPROVING THE PRELIMINARY PLAT NAMED CALAROSA 1ST ADDITION WHEREAS, Lennar Corporation has applied for a preliminary plat for a single-family residential subdivision to be called Calarosa 1st Addition, which will consist of 36 lots with 50 to 60 -foot wide lots (55 -foot averaged lot width at the 25 -foot front setback line), 30 lots with 61 to 70 -foot wide lots (65 -foot average lot width at the 25 -foot front setback line), 45 lots with 71 to 80 - foot wide lots, 31 lots with 80 -foot or wider lot widths, 88 quad -units, 35 outlots surrounding the 22 four -attached units (88 quad -units) and 5 outlots for stormwater basins, homeowners associ- ation common space, center island for cul-de-sac, park land, and access to public open areas, located on 145.6 acres of property legally described as: The West 80 acres of the Northwest Quarter of Section 4, Township 27 North, Range 21 West, Washington County, Minnesota, excepting therefrom the following: The North 940 feet of the West 860 feet of the Northwest Quarter of Section 4, Township 27, Range 21, Washington County, Minnesota; and except the East 357.24 feet of the West 1,269.24 feet of the North 185.00 feet of the South 1,651.00 feet, except the East 30.00 feet of the West 942.00 feet of the North 25.00 feet of the South 1,651.00 feet all in the Northwest Quarter of Section 4, Township 27 North, Range 21 West, City of Cottage Grove, Washington County, Minnesota; and except that part of the existing 33.00 foot right of way for Ideal Avenue lying in the Northwest Quarter of Section 4, Township 27, Range 21, Washington County, Minnesota, lying southerly of the easterly extension of the northerly line of OutlotA, PINECLIFF 4TH ADDITION, according to the recorded plat thereof, Washington County, Minnesota, and lying easterly and northerly of the following described line: Commencing at the southwest corner of said Northwest Quarter; thence North 00 degrees 49 minutes 49 seconds East, along the west line of said Northwest Quarter, a distance of 808.64 feet to the point of beginning; thence South 07 degrees 13 minutes 25 seconds East a distance of 176.82 feet; thence southerly 75.06 feet, along a tangential curve, concave to the west, having a central angle of 08 degrees 06 minutes 53 seconds and a radius of 530.00 feet; thence South 00 degrees 49 minutes 49 seconds West a distance of 58.01 feet; thence North 89 degrees 37 minutes 41 seconds East a distance of 3.00 feet to the easterly right of way line of said Ideal Avenue and there terminating. Together with: The North 940 feet of the West 860 feet of the Northwest Quarter of Section 4, Township 27 North, Range 21 West, Washington County, Minnesota, excepting therefrom the following: That part of the existing 33.00 foot right of way for Ideal Avenue lying in the Northwest Quarter of Section 4, Township 27, Range 21, Washington County, Minnesota, lying southerly of the easterly extension of the northerly line of Outlot A, PINECLIFF 4TH ADDITION, according to the recorded plat thereof, Washington County, Minnesota, and lying easterly and northerly of the following described line: Commencing at the southwest corner of said Northwest Quarter; thence North 00 City of Cottage Grove City Council Resolution No. 2017-089 Page 2 of 15 degrees 49 minutes 49 seconds East, along the west line of said Northwest Quarter, a distance of 808.64 feet to the point of beginning; thence South 07 degrees 13 minutes 25 seconds East a distance of 176.82 feet; thence southerly 75.06 feet, along a tangential curve, concave to the west, having a central angle of 08 degrees 06 minutes 53 seconds and a radius of 530.00 feet; thence South 00 degrees 49 minutes 49 seconds West a distance of 58.01 feet; thence North 89 degrees 37 minutes 41 seconds East a distance of 3.00 feet to the easterly right of way line of said Ideal Avenue and there terminating. Together with: The Northwest Quarter of Section 4, Township 27 North, Range 21 West excepting therefrom the West 80 acres, Washington County, Minnesota. Together with: The East 357.24 feet of the West 1,269.24 feet of the North 185.00 feet of the South 1,651.00 feet, except the East 30.00 feet of the West 942.00 feet of the North 25.00 feet of the South 1,651.00 feet all in the Northwest Quarter of Section 4, Township 27 North, Range 21 West, City of Cottage Grove, Washington County, Minnesota. WHEREAS, Lennar Corporation also applied for a zoning amendment to change the zoning of approximately 85.165 acres of the property from AG -1, Agricultural Preservation, to R-3, Single Family Residential District, with a Planned Development Overlay (PDO); and WHEREAS, public hearing notices were mailed to surrounding property owners within 500 feet of the proposed development site and a public hearing notice was published in the South Washington County Bulletin; and WHEREAS, the Planning Commission held the public hearing on these applications on May 22, 2017; and WHEREAS, the public hearing was open for public testimony and testimony from the appli- cant and the public was received and entered into the public record; and WHEREAS, the Planning Commission unanimously (7 -to -0 vote) recommended approval of the rezoning, Planned Development Overlay Master Plan, and preliminary plat applications for Calarosa 1 st Addition, subject to certain conditions. NOW, THEREFORE, BE IT RESOLVED, that the City Council of the City of Cottage Grove, Washington County, Minnesota, hereby approves the preliminary plat application filed by Lennar Corporation for a residential subdivision to be called Calarosa 1st Addition, which consists of 36 lots with 50 to 60 -foot wide lots (55 -foot averaged lot width at the 25 -foot front setback line), 30 lots with 61 to 70 -foot wide lots (65 -foot average lot width at the 25 -foot front setback line), 45 lots with 71 to 80 -foot wide lots, 31 lots with 80 -foot or wider lot widths, 88 quad -units, 35 outlots surrounding the 22 four -attached units (88 quad -units) and 5 outlots for stormwater basins, home- owners association common space, center island for cul-de-sac, park land, and access to public City of Cottage Grove City Council Resolution No. 2017-089 Page 3 of 15 open areas, located on property legally described above. The approval of this preliminary plat is subject to the following conditions: The developer and builders must comply with all city ordinances and policies. 2. Approval of the rezoning, Calarosa 1st Addition Planned Development Overlay Plan, and preliminary plat applications is contingent on the extension of city utilities that are necessary to serve this project. 3. The applicant receive appropriate building permits from the City, and permits or ap- provals from other regulatory agencies including, but not limited to, the South Wash- ington Watershed District, Minnesota Department of Health, and Minnesota Pollution Control Agency. 4. The future submittal of the final plat and the City's approval of the final plat are subject to additional conditions that will be listed in the City resolution approving the final plat and included in the development agreement between Lennar Corporation and the City of Cottage Grove. 5. The developer must enter into an agreement with the City of Cottage Grove for the completion of the public improvements required by City ordinances. Once the de- velopment agreement is completely executed and all cash deposits and payments are paid to the City, the City will release the final plat to the developer for recording at the Washington County Recorder's Office. 6. The final grading and utility plan must be submitted to City staff for review and ap- proval prior to the submission of the final plat applications to the City. All emergency overflow swales must be identified on the grading and erosion control plan. 7. The City Engineer is authorized to prepare a feasibility report for the construction of all public improvements within Calarosa 1 st Addition. 8. The developer must submit for staff review and approval a final construction man- agement plan that includes erosion control measures, project phasing for grading work, areas designated for preservation, a crushed -rock construction entrance, and construction -related vehicle parking. 9. A pre -construction meeting with City staff and the contractor must be held before site work begins. The contractor will provide the City with a project schedule for the various phases of construction. 10. Erosion control devices must be installed prior to commencement of any grading activity. Erosion control shall be performed in accordance with the recommended practices of the "Minnesota Construction Site Erosion and Sediment Control Plan- ning Handbook" and the conditions stipulated in Title 10-5-8, Erosion Control During Construction of the City's Subdivision Ordinance. City of Cottage Grove City Council Resolution No. 2017-089 Page 4 of 15 11. The developer is responsible for the cost and installation of public land boundary markers at the corners of private properties abutting Outlots A, B, C, D, E, F, and QQ. The boundary markers are $115 per marker and are to be picked up at the Cottage Grove Public Works facility. The boundary markers must be installed before a building permit is issued for the lot that abuts the recommended marker location. The actual number of park boundary markers will be determined once the final boundary configuration for Outlots A, B, C, D, E, F, and QQ are determined. 12. The developer shall prepare a warranty deed to convey fee ownership of Outlots A, B, C, D, E, F, and QQ to the City of Cottage Grove and record the deed(s) once the City has inspected the improvements proposed on each outlot. Once the City has accepted the improvements and the developer has removed any silt fence, erosion control devices, and ground vegetation has matured within these outlots and is ac- cepted by the City, the developer shall prepare a record plan for each outlot. A copy of the recorded plan must be submitted to the City. The warranty deed for both out - lots shall be recorded at Washington County Recorder's office once the outlots are accepted by the City. 13. 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. 14. All setbacks shall be consistent with the approved Calarosa 1st Addition Planned Development Overlay Plan. The front yard setback for the living area of the house must be a minimum of 25 feet and the front yard setback for the attached garage must be a minimum of 25 feet. The minimum side yard setback for both the living area and attached garage is 7.5 feet. The minimum rear yard setback is 35 feet and maximum building height is 38 feet for all detached single family structures. 15. The homeowners association (HOA) shall own the outlot required to be platted for the center island in the 62nd Street Bay South cul-de-sac and are responsible for all maintenance, repair, replacement, removal, etc. of any and all landscaping amenities that are placed within the street right-of-way and center landscaped islands. 16. A landscaping plan must be prepared for the area along the north side of 65th Street/Ravine Parkway, between Ideal Avenue, Lot No. 100, the park, and the center island in 62nd Street Bay South. 17. An underground sprinkling system is required to be installed by the developer within the Ravine Parkway right-of-way for irrigation of the grass area all the way to the shoulder along Ravine Parkway. The developer and Homeowners Association shall hold the City harmless of any damage to the irrigation system within the Ravine Parkway right-of-way. The irrigation control system for that segment of the irrigation system within the Ravine Parkway right-of-way is permitted to be placed on Outlot QQ. 18. 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. City of Cottage Grove City Council Resolution No. 2017-089 Page 5 of 15 19. Payment of park dedication fees in lieu of land dedication will be included in the development agreement between the City and developer. 20. In addition to one yard tree for each lot having street frontage, four yard trees and ten shrubs must be planted on each residential lot. One of the four trees must be a conifer tree. The developer or builder must post a letter of credit or escrow for the estimated cost of these trees and shrubs on each lot. 21. The applicant must submit private covenants with the final plat application which details the following: • The homeowners association shall own the Outlot in the center of the 62nd Street Bay South cul-de-sac and be responsible for all maintenance, repair, re- placement, removal, etc. of any and all landscaping amenities that are placed within street right-of-way, center landscaped island, and monument signs. In- cluded in the declaration of covenants shall be a provision that if the homeown- ers association defaults on payment of property taxes on Outlots required to be owned by the homeowners association and becomes tax -forfeited property with the city obtaining ownership, the city will bill annually each landowner within the Calarosa 1 st Addition the cost to maintain the forfeited parcel(s) and all property taxes due thereon. • If fencing is installed along 65th Street/Ravine Parkway South, it must be con- structed of the same design, materials, and color. The fencing must not encroach within the 65th Street/Ravine Parkway South right-of-way. All signs, mailboxes, and accessory lighting will be uniform in materials and design and be approved as part of the landscape plan. Turf management in and around the stormwater basin in Outlots A, B, F, and QQ will be performed by the City about twice per year. Weed control might occur once per year. The area will not be fertilized. Debris will generally be removed. Trees will be regularly trimmed and monitored. Tree saplings will be removed by Public Works. The City will periodically inspect the basin to assure proper flow of the stormwater system. Inspections may result in structure maintenance/re- construction (inlets, outlets, skimmers, etc.), sediment removal, basin shaping, and storm pipe cleaning. All disturbed areas will be restored with similar materi- als. A natural buffer within 15 feet of a normal water level will be preserved. If the homeowners association desires a more regular maintenance of the ground cover or that it be irrigated, the homeowners association shall prepare a mainte- nance plan and submit it to the Cottage Grove Public Works Department for review and approval. The homeowners association or the property owners abutting Outlots A, B, C, and D must maintain the turf grass along that portion of trail abutting Lots 11 and 12, 29 and 93, 31 and 92, 32 and 83, 41 and 82, 42 and 54. Maintenance of City of Cottage Grove City Council Resolution No. 2017-089 Page 6 of 15 these areas is primarily the mowing of the turf that is generally the same turf maintenance schedule that occurs on the Lots described above. The homeown- ers association or the property owners abutting the 20 -foot wide access corridor to the stormwater basin in Outlot A are required to mow the turf area between 60th Street and the equivalent depth of their adjoining lot. The homeowners association or homeowner that has a sidewalk in front or on the side of their property is responsible for maintaining the sidewalks. Such maintenance includes, but is not limited to, sweeping and promptly removing ice and snow or other obstruction to ensure the safe passage of pedestrians. • Permanent or temporary access directly to 65th Street/Ravine Parkway from any lot abutting 65th Street/Ravine Parkway is prohibited. 22. Irrigation systems installed within City right-of-way are solely the developers, home- owners association, or individual homeowner's responsibility and risk. The City is not responsible or liable for any damage or costs related to installation, damage, or replacement of lawn irrigation systems placed in the boulevard as a result of City use of or future changes in the right of way. 23. Street name for that segment of 65th Street as shown on the preliminary plat shall be relabeled on the final plat as Ravine Parkway South. 24. Fences, play equipment, swing sets, sand boxes, firewood, kennels, and/or any other materials or obstacles are prohibited from being placed on Outlots A, B, C, D, E, F and QQ. 25. The developer is aware that Ravine Parkway South is a City collector roadway and residential uses located adjacent to collector roadways may experience some ad- verse motor vehicle sounds. Future roadway improvements to Ravine Parkway South might occur in the future. The developer's marketing materials shall identify Ravine Parkway South as a City collector roadway. The City is not responsible for construction or payment of any traffic noise mitigation. The Developer agrees to hold harmless the City of any claims relative to overall noise levels associated with Ravine Parkway South. 26. All grading, drainage, erosion control, and utilities must conform to the final plans approved by the City Engineer. 27. No barrier or planting should encroach upon or over any public walkway. 28. A ten -foot wide maintenance bench must be two feet above a pond's normal water level. Pond slopes above the ten -foot maintenance bench must not be steeper than a 4:1 slope. City of Cottage Grove City Council Resolution No. 2017-089 Page 7 of 15 29. Ground elevations at the foundation of all structures shall be a minimum of two feet above the emergency overflow elevation and/or high water elevation of any storm - water basin. 30. 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 surveyed to ensure the emergency overflows are properly graded and main- tained. 31. A street lighting plan must be submitted by the developer and approved by the City Engineer. 32. A letter of credit amounting to 150 percent of the landscaping estimate, street sweeping, paving and curbing, and irrigation systems should be submitted to and approved by the City. Upon completion of the landscaping improvements, the owner shall, in writing, inform the City that said improvements have been completed. The City shall retain the financial guarantee covering the landscape improvements for a period of one year from the date of notice, to ensure survival of the plants. No build- ing permit shall be issued until the required financial guarantee has been received and accepted by the City. 33. A temporary turn -around must be constructed at the east end of 60th Street South, 61 st Street South, and 63rd Street South. If the temporary turn -around must extend onto private property, the developer shall prepare a temporary easement benefiting the City of Cottage Grove for public use of the property. The developer shall prepare a sketch plan and legal description for this temporary easement. The temporary easement will continue to be in effect until such time the roadway is extended in the future. The document shall include a provision that the temporary easement will automatically terminate once the roadway is extended and the City declares the temporary easement is no longer required. The developer is also responsible for the cost and installation of a barrier and sign at the end of the four dead -ended road- ways. The sign will be an advisement that the road will be extended in the future. 34. A six-foot wide concrete sidewalk must be constructed on the east side of the Sunny Hill Park expansion. 35. 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. 36. Upon completing site grading, four copies of an "As -Built" survey for the site grade elevations must be submitted to the City. An electronic file of the "As -Built" survey must be submitted to the City Engineer. 37. The City's curb and sidewalk replacement policy must be complied with during home building. A bituminous wedge shall be maintained on the street until 90 percent of the homes are constructed. City of Cottage Grove City Council Resolution No, 2017-089 Page 8 of 15 38. The City will provide to the developer the street name plates and poles. The devel- oper must pay the City for the costs of labor and materials for these street name signs before any building permit is issued. 39. The developer must remove all dead and diseased trees, all other debris, and fenc- ing materials that serve no practical use. This work must be completed prior to the issuance of a building permit. 40. 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). 41. 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. 42. The developer shall contact the electric, telephone, gas, and cable companies that are authorized to provide service to the property for the purpose of ascertaining whether any of those utility providers intend to install underground lines within the development. The developer agrees to comply with applicable requirements of fran- chise ordinances in effect in the City, copies of which are available from the city administrator. 43. The developer is responsible for all street maintenance, upkeep and repair of curbs, boulevards, sod, and street sweeping until the project is complete. All streets must be maintained free of debris and soil until the subdivision is completed. Warning signs shall be placed when hazards develop in streets to prevent the public from traveling on said street(s) and directing them to detour routes. If and when the street becomes impassible, such streets shall be barricaded and closed. In the event res- idences are occupied prior to completing streets, the developer must maintain a smooth driving surface and adequate drainage on all streets until they are com- pleted 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 whatso- ever arising out of developer's acts or omissions in performing the obligations imposed upon developer by this paragraph. 44. Developer will provide to the City copies of bids, change orders, test results, suppli- ers, subcontractors, etc., relating to the work to be performed by the developer. 45. The developer agrees to furnish to the City a list of contractors being considered for retention by the developer for the performance of the work described in the devel- opment agreement. 46. 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. City of Cottage Grove City Council Resolution No. 2017-089 Page 9 of 15 47. 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 devel- opment. 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 certifi- cate of occupancy for that property. See City Standard Plate ERO-7 for construction requirements. The water service line and shut-off valve shall not be located in the driveway. 48. Developer will be required to conduct all major activities to construct the public im- provements during the following hours of operation: Monday through Friday 7:00 A.M. to 7:00 P.M. Saturday 9:00 A.M. to 5:00 P.M. Sunday Not Allowed This does not apply to activities that are required on a 24-hour basis such as de- watering, 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 occur- rence. 49. 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 con- struction work by the developer or its agents or assigns. All debris, including brush, vegetation, trees, and demolition 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. 50. The Developer grants the City, its agents, employees, officers, and contractors per- mission to enter the site to perform all necessary work and/or inspections during grading and the installation of public improvements by the developer. 51. All sidewalks to be constructed as part of the development must be completed be- fore building permits will be issued. If a sidewalk exists on or next to a parcel that is to be built upon and if any part of that sidewalk is damaged, the builder must repair the damaged walkway before a Certificate of Occupancy is issued for that particular parcel. 52. 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. 53. The City will not have any responsibility with respect to any street or other public improvements 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 City of Cottage Grove City Council Resolution No, 2017-089 Page 10 of 15 which the public improvements are located. Upon the City's receipt of a written re- quest for acceptance from the Developer, the City Engineer will conduct a final in- spection of the public improvements and will furnish a written list of any deficiencies noted. The City Engineer will base the inspection on compliance 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 results, the City Engineer will notify the developer in writing of the City's approval of the public improvements and schedule the request for acceptance for review by the City Council. 54. 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. 55. 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. 56. No building permit will be issued until such time as adequate public utilities, including street lights, and streets have been installed and determined to be available to use. The City will require that the utilities, lighting, and street system have been con- structed 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 ease- ments needed for the property to be serviced. 57. Adequate dumpsters must be on site during construction of streets, utilities, and houses. When the dumpsters are full, they must be emptied immediately or replaced with an empty dumpster. The developer is responsible to require each builder to provide an on-site dumpster to contain all construction debris, thereby preventing it from being blown off-site. 58. Adequate portable toilets must be on-site at all times during construction of utilities, roadways, 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. 59. 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 requirements if it is determined that the methods implemented are insufficient to properly control erosion. 60. 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 City of Cottage Grove City Council Resolution No. 2017-089 Page 11 of 15 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 emer- gency determined at the sole discretion of the City, the City may take such action as it deems appropriate to control erosion immediately. The City will notify the de- veloper 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. 61. 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. 62. 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 reasonable measures to reduce dust at the site. 63. The Developer shall comply with the 1991 Wetlands Conservation Act, as amended. 64. All the lots platted in Calarosa 1st Addition shall be part of the same homeowners association. 65. 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 re- main active until the developer has been released from any further obligation by City Council motion received in writing from the City Engineer. 66. The Developer must provide to the City an irrevocable letter of credit for on-site improvements to ensure that the developer will construct or install and pay for the following: o Pave streets o Concrete curb and gutter o Hard surface driveways o Street lights o Water system (trunk and lateral) and water house service stubs o Sanitary sewer system (trunk and lateral) and sanitary house service stubs o Storm sewer system o Street and traffic control signs/signals o Shaping and sodding drainage ways and berms in accordance with the drain- age development plan approved by the City Engineer o Adjust and repair new and existing utilities o Sidewalks and trails o Erosion control, site grading and ponding o Surveying and staking o Park and storm water basin boundary markers City of Cottage Grove City Council Resolution No. 2017-089 Page 12 of 15 These improvements are all in conformance with City approved plans and specifi- cations and will be installed at the sole expense of the developer in conformance with City Code Title 10, Chapter 5; or if in lieu of the developer making said improve- ments, the City proceeds to install any or all of said improvements, under the provi- sions of Chapter 429 of the Minnesota Statutes, the City Council may reduce said Letter of Credit by the amounts provided, upon the ordering, for those public im- provements so undertaken. The Letter of Credit must have the same expiration date as the Developer's contract. 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 ex- tended 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. 67. The Developer must post a cash escrow with the City's Finance Director to cover engineering, 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. 68. The Developer must post a cash escrow with the City's Finance Director to cover engineering costs and other City services, expenses, and materials provided in re- viewing and processing of the final plat, including but not limited to staff time, legal expenses, office and field inspections, general inspections, and all other city staff services performed. This escrow amount will be included in the development agree- ment. 69. The Developer is responsible for establishing the final grades, topsoil, and seeding of all the residential lots and boulevards within Calarosa 1 st Addition. The developer and/or builder is responsible for planting the one boulevard tree per lot and a second boulevard tree on the corner side lot for corner lots. The City Forester will mark the location where the boulevard tree must be planted and approve the tree species to be planted. The landscape plan must be modified and submitted with the final plat application. 70. The Developer shall incorporate the recommendations and requirements listed in Ryan Burfeind's memorandums dated May 18, 2017 and June 14, 2017, into the final plat. 71. The Developer is responsible for the cost and construction of an eight -foot wide asphalt trail to be located within Outlots B, C, D, E, and F; Lot 100; and along the north side of 65th Street/Ravine Parkway, between Ideal Avenue and the east boundary line for the Calarosa 1 st Addition. City of Cottage Grove City Council Resolution No. 2017-089 Page 13 of 15 72. The development standards for the Calarosa 1st Addition Planned Development Overlay (PDO) of the R-3, Single Family Residential District, are as follows: ■ The minimum front yard setback for the living area of a dwelling and attached garage must not be less than 25 feet. A minimum 7.5 -foot side yard setback is required for detached single-family principal structures. ■ The minimum finished floor area for a single-family rambler is 1,500 square feet and 2,000 square feet for all other single-family designs. ■ The minimum attached garage area shall be 440 square feet shall be for all de- tached single-family dwellings and each of the four attached dwelling units for the quad -houses. ■ Architectural design is required on all four sides of the principal structure. ■ The minimum roof pitch for the main roof slope is a 6/12 pitch. ■ Windows, doors, and garage doors must have a low or no maintenance trim on all four sides of the dwelling. ■ Brick and/or stone is required to be at a minimum on the front elevations of all residential structures. The minimum brick and/or stone material for detached sin- gle-family homes is 100 square feet and 70 square feet for the villa units. The brick and/or stone features as shown on Lennar's attached quad -units illustration must be complied with. 73. A revised landscape plan, grading plan, erosion control plan, utility plan, and storm - water management plan for the Calarosa 1 st Addition must be submitted to the City before the Planning Commission's recommendations) for the rezoning and prelim- inary plat applications are scheduled for a future City Council meeting. 74. The irrigation box for the underground irrigation systems must be on private property. 75. Details for the proposed homeowners association's private facility and outdoor amenities (e.g.; landscaping, site plan, architecture, floor plan, etc.) and construc- tion timeline must be submitted to the City before any recommendation is forwarded to the City Council for a final decision on the rezoning and preliminary plat appli- cations. 76. The minimum lot width at the front property boundary line for all detached single- family lots is 40 feet. 77. All the conditions in Resolution 2017-033 approving Lennar Homes' residential de- velopment concept plan for the Bothe/Milbrandt property must be complied with. City of Cottage Grove City Council Resolution No. 2017-089 Page 14 of 15 78. Approval of the Calarosa 1st Addition preliminary plat does not include the concep- tual layout for the 60.41 acres of land located between the first three phases in the Calarosa 1st Addition and Inwood Avenue. 79. An outlot must be platted for the center island in the 62nd Street Bay South cul-de- sac. This outlot must be owned and maintained by the Calarosa homeowners asso- ciation. The homeowners association (HOA) is responsible for all maintenance, re- pair, replacement, removal, etc. of any and all landscaping amenities that are placed within street right-of-way and center landscaped islands. Included in the homeown- ers association's declaration of covenants and/or restrictions is a provision that if the homeowners association defaults on payment of property taxes for any land they own and the property becomes tax -forfeited property with the City obtaining owner- ship, the City will bill annually each landowner within the subdivision the cost to maintain the forfeited parcels and all the property taxes due thereon. A landscape plan for landscaping this center island must be submitted to the City for review and approval. 80. All monument signs must comply with the City's Sign Ordinance and be located on private property. 81. Homeowners adjoining Ravine Parkway (between Ideal Avenue and the east boundary line for the Calarosa 1 st Addition) are required to mow the turf and main- tain the vegetation all the way to the Ravine Parkway roadway edge. If the adjoining homeowners do not mow the grass area between their rear lot line and Ravine Park- way roadway edge (between Ideal Avenue and the east boundary line for the Calarosa 1st Addition), the homeowners association is responsible for mowing along this right-of-way corridor. 82. The landscaping plan for Calarosa 1st Addition must include a variety of tree and shrub species along the rear lot line for Lots 129 through 138, south boundary line for Lot 143, south boundary line for Outlot QQ and Outlots L and M. Dense land- scaping is required along Ravine Parkway, between Ideal Avenue and the east boundary line for the Calarosa 1 st Addition. Property owners along Ravine Parkway or the homeowners association are responsible for the long-term maintenance of the landscaping along Ravine Parkway, between Ideal Avenue and the east bound- ary line for the Calarosa 1 st Addition. 83. If fencing is installed by any property owner adjoining Ravine Parkway (between Ideal Avenue and the east boundary line for the Calarosa 1st Addition), each lot adjoining this segment of Ravine Parkway must use the same fence design, mate- rials, and color. The fence must be placed on the house side of any earth -berm or landscaping screen. 84. The homeowners association or property owners abutting any bituminous trail cor- ridor are required to mow the grass area between their property boundary line and edge of the bituminous trail. The property owners on Lots 11 and 12 must mow to City of Cottage Grove City Council Resolution No. 2017-089 Page 15 of 15 the center of the stormwater basin access drive between 60th Street and the equiv- alent distance of their lot depth. The developer is required to sod the 20 -foot access corridor between Lots 11 and 12. 85. The Developer is required to pay for and construct a bituminous trail eight feet in width along the north side of Ravine Parkway, between Ideal Avenue and the east boundary line for Calarosa 1st Addition. 86. A tree mitigation plan must be submitted to the City prior to the removal of any trees located on the farmstead site at 8180 and 8190 65th Street. 87. All monument signs must comply with the City's Sign Ordinance and only be placed on private property. 88. Construction of the remaining Sunny Hill Park improvements, irrigation, landscaping, pavilion, signage, etc. (minus the well house) as shown on the Sunny Hill Park Master Plan are required to be constructed by the Developer in Phase 2. 89. No more than ten percent of the single-family dwellings in any one block may contain a NexGen dwelling. A "block" shall be interpreted to be an area enclosed on its perimeter by streets, a body of water or municipal boundary line. Passed this 21st day of June 2017. 01, My n Bailey, a r Attest: Im Joe Fisch ch, City Clerk