HomeMy WebLinkAbout2019-12-16 PACKET 06.1.STAFF REPORT CASE: ZA2019-050 & PP2019-051
ITEM: 6.1
PUBLIC MEETING DATE: 12/16/19 TENTATIVE COUNCIL REVIEW DATE: 1/15/20
APPLICATION
APPLICANT: Donnay Homes
REQUEST: A zoning amendment to rezone 28.84 acres of land from AG -1, Agricultural
Preservation, to R-5, Medium Density Residential, with a PUD, Planned Unit
Development. Donnay Homes also applied for a preliminary plat to be
called Woodward Ponds that would create a residential subdivision con-
sisting of 164 townhome units in 39 buildings and 4 outlots.
SITE DATA
LOCATION: Generally located north of Military Road and a quarter mile west of
CSAH 19 (Keats Avenue)
ZONING: AG -1, Agricultural Preservation
GUIDED LAND USE: Medium Density Residential
LAND USE OF ADJACENT PROPERTIES: CURRENT GUIDED
NORTH: Agricultural Parks/Open Space
EAST: Rural Residential Medium Density Res.
SOUTH: Low Density Res. Low Density Res.
WEST: Agricultural Parks/Open Space
SIZE: 28.84 Acres
DENSITY: 5.69 units per acre
RECOMMENDATION
Approval, subject to the conditions stipulated in this staff report.
Cottage
Grove COTTAGE GROVE PLANNING DIVISION
�
here Pride and Prosperity Meet
Planning Staff Contact: Emily Schmitz, Senior Planner; 651-458-2874; eschmitz(o-)_cottagegrovemn.gov
Application Accepted:. 10/30/2019 60 -Day Review Deadline: 12/29/2019
City of Cottage Grove Planning Division • 12800 Ravine Parkway South • Cottage Grove, MN 55016
Planning Staff Report
Woodward Ponds
Planning Case Nos. ZA2019-050 & PP2O19-051
December 12, 2019
Proposal
Donnay Homes is requesting approval for a zoning amendment and preliminary plat on 28.84
acres of land located north of Military Road and west of Keats Avenue. The current zoning of the
parcel is AG -1, Agricultural Preservation; the developer is proposing a zoning change to R-5,
Medium Density Residential with a PUD, Planned Unit Development, allowing for flexibility in
development requirements. The plat for this residential subdivision is proposed to be called
Woodward Ponds and will consist of 164 residential lots for tri-plex, four-plex, and row
townhomes.
4_! �-- -�
7.i ST Sf,, -
Location Map
Review Schedule
Application Received: October 30, 2019
Application Accepted: October 30, 2019
Planning Commission Meeting: December 16, 2019
60 -Day Review Deadline: December 30, 2019
60 -Day Review Deadline Extension: February 28, 2020
Tentative City Council Meeting: January 15, 2020
Planning Staff Report —Woodward Ponds
Case Nos. ZA2019-050 & PP2019-051
December 16, 2019
Page 2 of 28
Background
Site Conditions
The 28.84 -acre site is made up of four separate parcels, as indicated below:
Parcel 2 & 3 Knutson
Kotnour Tree Farm
Parcel! 1 Property
Watershed District
L t}
Parcel4
Kaiser
x Existing Property Owners/Conditions
There are single family homes on two of the four parcels. The remainder of the parcels consist of
tilled farm fields and wooded buffers.
The proposed site abuts the approved Stoneybrook Villas development (not under construction)
to the southeast, the Knutson tree farm to the northeast, and the Eastridge Woods development
to the south. Ravine Parkway extends across the north side of the project area.
Planning Considerations
Plan Review
The dates of the plan set utilized for this review were submitted by Pioneer Engineering and are
dated 10/28/2019.
Planning Staff Report —Woodward Ponds
Case Nos. ZA2019-050 & PP2019-051
December 16, 2019
Page 3 of 28
Conformance to the East Ravine Master Plan
The proposed Woodward Ponds preliminary plat is located within Neighborhood One North of the
East Ravine Master Plan. The Plan indicates this area, in the north portion of Neighborhood One
near Cedarhurst Mansion, to be focused for medium and high density residential and to align with
the proposed commercial node at 70th Street and Keats Avenue.
Land Use and Zoning
The property is guided for Medium Density Residential in the current 2030 Comprehensive Plan
and the proposed 2040 Comprehensive Plan. No changes in land use are proposed with this
development.
2040 Future Land Use
The property is currently zoned AG -1, Agriculture Preservation. The requested rezoning from AG -
1, to R-5, Medium Density Residential, would be in accordance with the long-term growth plan for
these parcels. Medium Density Residential allows for 4-10 units per acre density.
The proposed preliminary plat and the land use map from the City's Future Vision 2040 Comprehen-
sive Plan are consistent in the following ways:
• The Future Land Use Map in the Future Vision 2040 Comprehensive Plan identifies the future
land use development of the applicant's property for medium density residential land uses. The
_i City Boundary
— — — Major Future Roadways
Agriculture Preserve
Rural Residential
Low Density Residential
`
Medium Density Residential
Y'
- High Density Residential
Commercial
' Mixed Use
® Mixed Use within 300" of Arterial Roadways
Industrial
f
�• `'
- Public/Semi-Public
Agricultural
W
Parks/Open Space
Golf Course
Transition Planning Area
Open Water
Street and Rcilrood Right -of -Way
The property is currently zoned AG -1, Agriculture Preservation. The requested rezoning from AG -
1, to R-5, Medium Density Residential, would be in accordance with the long-term growth plan for
these parcels. Medium Density Residential allows for 4-10 units per acre density.
The proposed preliminary plat and the land use map from the City's Future Vision 2040 Comprehen-
sive Plan are consistent in the following ways:
• The Future Land Use Map in the Future Vision 2040 Comprehensive Plan identifies the future
land use development of the applicant's property for medium density residential land uses. The
Planning Staff Report —Woodward Ponds
Case Nos. ZA2019-050 & PP2019-051
December 16, 2019
Page 4 of 28
developer is proposing attached four-plex and tri-plex buildings and row townhome lots for the
property, which is consistent with the City's Future Vision 2040 Comprehensive Plan.
• Trail and sidewalk connections are proposed and acceptable to the City.
• The proposed private street is consistent with City standards, if approved by the City Council.
• The proposed preliminary plat and grading plan are consistent with the medium density residen-
tial land use designation for this area.
Preliminary Plat
The preliminary plat, as proposed, depicts a logical development of a viable property given the
adopted performance standards of the zoning district. The proposed plat consists of 164 units
which equates to a density of 5.69 units per acre-, aligning with the Comprehensive Plan guidance
of 4-10 units per acre.
f 1LEW
91 P p5'
R
-�,� rf� �PJ• `\�_ �\'/,'/r ill /
AKSIR 200
A R ,fir
f � (� � ! �•aEE • �..
Preliminary Site Plan
Planning Staff Report —Woodward Ponds
Case Nos. ZA2019-050 & PP2019-051
December 16, 2019
Page 5 of 28
Neighborhood Meeting
The developer (Donnay Homes) and builder (M/I Homes) held a neighborhood meeting on
November 5, 2019. Notice of the neighborhood meeting was sent to surrounding property owners
within 500 feet of the project area. The intent of the meeting was to give neighboring property
owners the opportunity to ask questions and present concerns they might have to the developer
in the early planning stages of the proposed project.
Multiple property owners within the surrounding area attended the neighborhood meeting. Below
is a summary of the comments, questions, and concerns received:
• Concern related to increase in traffic.
• Request for additional stop signs to be provided at intersections.
• Request for additional screening along the Historic Military Trail Corridor.
• Concern related to the Historic Military Trail Corridor pedestrian crossings.
Zoning Development Standards
The development performance standards of the requested zoning district classifications are
detailed below.
Lot Development Performance Standards
Standard
Proposed
Zoning
R-5
Woodward Ponds
R-5/PUD
Minimum Lot Area
_
2,705 Avg sf
(four and tri-plex)
1,600 Avg sf
row townhomes
Minimum lot width
60 feet
40-24 feet
Minimum side yard setback House
7.5 feet
7.5 feet
Minimum front yard setback
30 feet
20 feet
Minimum rear yard setback
35 feet
30 feet
Corner lot setback
20 feet
20 feet
Maximum Principal structure height
35 feet
35 feet
Maximum lot coverage Impervious Surfaces
40 percent
40 percent
Lot widths are proposed between 24 and 40 feet with an average between 1,376 square feet and
3,337 square feet of lot area. A reduced front yard setback will allow for additional greenspace
along the rear yards of the buildings, specifically along Ravine Parkway, and reduce the total
amount of impervious surface within the development.
Homeowners Association
A homeowners association (HOA) will be created for the Woodward Ponds development. This
HOA will be responsible for all yard maintenance on each lot and outlot and snow removal on
sidewalks, driveways, and the private streets. The HOA will also be responsible for maintaining,
repairing, and/or replacing the concrete curb and gutter of the private street (Street C). The water,
sanitary sewer, and storm sewer utilities beneath the roadway and within drainage and utility
easements will be the City's responsibility for maintenance and/or repair.
Planning Staff Report —Woodward Ponds
Case Nos. ZA2019-050 & PP2019-051
December 16, 2019
Page 6 of 28
The declaration of covenants for this HOA will also include private regulations regarding parking,
exterior storage, landscaping improvements, etc.
Density
The density of the proposed Woodward Ponds development is 5.69 units per acre. The density
range for the Medium Density Residential Land Use District is four to ten dwelling units per acre.
The proposed development meets the Comprehensive Plan standards.
Transportation
Access to the development is proposed through two planned connections from the Eastridge
Woods development, as well as a planned connection on the north side to Ravine Parkway. When
Eastridge Woods was developed, Jocelyn and Joliet Avenues were constructed as street stubs
with the intent to extend them as development continued. Jocelyn Avenue and Joliet Avenue will
be continued across the Military Trail Corridor into and through the Woodward Ponds develop-
ment. The developer will be responsible for the removal of the temporary turnaround and barri-
cades at the end of Jocelyn Avenue and removal of the barricades at the end of Joliet Avenue
within Eastridge Woods as part of the street connections. Joliet Avenue is proposed as a through
street and will allow for ingress and egress to Ravine Parkway.
Joliet Avenue is proposed as a neighborhood collector street allowing for the easy flow of traffic
through both developments between 70th Street and Ravine Parkway. Since Joliet Avenue is
being extended through Woodward Ponds, an additional stop sign is necessary at the 66th Street
and Joliet Avenue four-way intersection within the Eastridge Woods development. Only one sign
exists today on 66th Street for traffic heading northwest toward Joliet Avenue. The additional stop
sign will be for traffic heading southeast toward Joliet Avenue from Jocelyn Avenue. Traffic sign-
age would also be required within Woodward Ponds development per the City's sign policy and
Minnesota Manual for Uniform Traffic Control Devices (MMUTCD).
�i
T
1+1
Woodward Ponds
- - Pedestrian crossing sign -
stop signs age and stripping at trail
crossings
�6fiTCTS
1+1
Eastridge W66ffs . — — _I Alk.,
Stop sign to be
added
�4
a
- - i Existing stop sign
Traffic and Pedestrian Control Signage — Eastridge Woods
Planning Staff Report —Woodward Ponds
Case Nos. ZA2019-050 & PP2019-051
December 16, 2019
Page 7 of 28
a; -- -------------
12
---------- -
t7 -1
"k
41 ` 'ri t i eB
eu
f/.
7Z
I Required stop I
sign Locations
Traffic Control Signage — Woodward Ponds
The design of Joliet Avenue is proposed to be consistent with the Eastridge Woods development
and will maintain a 36 -foot width, face-to-face, with a 66 -foot right-of-way. One 22 -foot wide pri-
vate Street (Johansen Avenue South) is proposed. The remainder of the streets are proposed at
28 -foot wide public streets, face to face. Public right-of-way is required to be platted for the public
roadways at a minimum of 60 feet. Being one of the streets has been proposed as a private street,
repaired and maintained by the HOA, the City Engineer/Public Works Director has accepted this
street design.
"Street A" as indicated on the preliminary plat shall be called 65th Street South from the southeast
corner to the cul-de-sac. Once the street turns north, it will be called Jody Avenue South. The
privately maintained "Street C' shall be called Johansen Avenue. All street names must be labeled
on the final plat. At such time the Stoneybrook Villas development is constructed, 65th Street will
continue through to access to Keats Avenue.
a f1 l,l
t BASN WO
a; -- -------------
12
---------- -
t7 -1
"k
41 ` 'ri t i eB
eu
f/.
7Z
I Required stop I
sign Locations
Traffic Control Signage — Woodward Ponds
The design of Joliet Avenue is proposed to be consistent with the Eastridge Woods development
and will maintain a 36 -foot width, face-to-face, with a 66 -foot right-of-way. One 22 -foot wide pri-
vate Street (Johansen Avenue South) is proposed. The remainder of the streets are proposed at
28 -foot wide public streets, face to face. Public right-of-way is required to be platted for the public
roadways at a minimum of 60 feet. Being one of the streets has been proposed as a private street,
repaired and maintained by the HOA, the City Engineer/Public Works Director has accepted this
street design.
"Street A" as indicated on the preliminary plat shall be called 65th Street South from the southeast
corner to the cul-de-sac. Once the street turns north, it will be called Jody Avenue South. The
privately maintained "Street C' shall be called Johansen Avenue. All street names must be labeled
on the final plat. At such time the Stoneybrook Villas development is constructed, 65th Street will
continue through to access to Keats Avenue.
Planning Staff Report —Woodward Ponds
Case Nos. ZA2019-050 & PP2019-051
December 16, 2019
Page 8 of 28
j/' ! �r tl
10
/ s g%
/ ASIN Soo
1,
OUTLOT A r '
1 J].I [1
4
`17 II 10 t� Sd ti 20 21122 23k 4� 73 74 271. 2bI T9 3
s' �AVCRLt!
Jocelyn Avenue South * _
4 .
'let
r ttMMW
a' casa>t�
�otmW ftnh
OI,TLOT C
BASIN 2DO
Pfs
0
Street Names
All assessment waiver conditions from the Ravine Parkway assessment must be met, and fees
paid prior to the release of the final plat for recording.
Parking
The City's Zoning Code requires no less than two parking spaces provided per unit within a multi-
family development. The proposed plan provides two spaces per unit within the driveway access-
ing each unit. Driveways are proposed to be 35 feet in length from the back of the curb to the
garage. This allows for 21 feet to the edge of the sidewalk, which provides ample room for the
parking of two vehicles without interfering with sidewalk traffic.
Additional parking is also required for multi -family developments at 1.5 spaces per 10 dwelling
units. This equates to 24 parking spaces required as guest parking for the proposed 164 dwelling
units. The developer has proposed 26 spaces, thus meeting the City's Zoning Code standard.
Planning Staff Report —Woodward Ponds
Case Nos. ZA2019-050 & PP2019-051
December 16, 2019
Page 9 of 28
Trails and Sidewalks
The 16 -foot right-of-way between the back of the curb and the property line for each parcel allows
for the required sidewalk connections along each street within the development. Sidewalks will be
required to extend from the existing sidewalk stubbed at both Joliet Avenue and Jocelyn Avenue.
A five-foot sidewalk is also proposed along Street A (65th Street South), which will stub at the
property line abutting the Stoneybrook Villas development. A temporary turnaround will be re-
quired to be installed at this location until such time Stoneybrook Villas develops and 65th Street
South is extended.
Proposed Sidewalk Connections
As a part of this development, the remainder of Military Road will be required to be removed from
Joliet Avenue southeast to Keats Avenue. This will also include removal of the existing pork chop
and restriping of Keats Avenue at the Keats Avenue and Military Road intersection. The remainder
of the Historic Military Trail Corridor will be installed during this project and will connect to the
existing trail at 70th Street and Keats Avenue. This portion of trail will be required to remain within
the platted right-of-way. At each pedestrian crossing over Jocelyn and Joliet Avenues, street light-
ing has been reviewed to ensure visibility. The crossings are required to be appropriately striped
and signed.
Planning Staff Report —Woodward Ponds
Case Nos. ZA2019-050 & PP2019-051
December 16, 2019
Page 10 of 28
ase ik, ^�V,'wn ,enc,. -•S �
?�
.. _ M be r Road section
_ ¢ � "- to be removed -
repiacedwith Historic
Ac r Miliary Trail
Historic Military Trail Corridor
Stormwater Management Plan
Storm sewer will be extended from streets within the development to the stormwater basins pro-
posed along the north side of the development as well as the basin in the southeast corner. The
proposed basin areas require access points, which are to be a minimum of 20 feet wide to allow
for maintenance of the infrastructure in the future.
Stormwater Infrastructure
Planning Staff Report —Woodward Ponds
Case Nos. ZA2019-050 & PP2019-051
December 16, 2019
Page 11 of 28
The preliminary stormwater management plan and wetland delineation was submitted and re-
viewed by the City's engineering staff, and their comments are included in a plan review letter
dated November 14, 2019. The developer's engineering consultant will continue to work with the
City Engineer and SWWD to address stormwater storage basins and drainage.
Grading
As with all new development projects, site grading is necessary to provide on-site stormwater
detention, street and building pad elevations, and drainage swales for routing surface water runoff
to appropriate storm sewer systems. Each building pad will be graded above the street elevation
and at least three feet above the ordinary high-water elevation for stormwater basins. As noted
on the preliminary grading, drainage, and erosion control plan, silt fence will be installed along the
perimeter of the grading limits. Part of the grading requirements for the site includes construction
of the required ponding for the site. These ponds will be platted in outlots that will be owned and
maintained by the City.
The preliminary grading plan was reviewed by the City's engineering staff, and their review com-
ments are included in the November 14, 2019, memorandum. Additional grading review will be
required upon submittal of final grading and utility plans for the site.
Utilities
These properties are located within the Metropolitan Urban Service Area (MUSA) and have public
utilities available at Joliet Avenue on the south. This location was stubbed for continued develop-
ment at the time Eastridge Woods was developed. Utilities are also available on the north side of
the property at the connection to Ravine Parkway.
Utilities will be required to be stubbed at the Knutson property line and the Bloomquist property
line (Stoneybrook Villas). This will require an easement be secured by the developer from both
property owners to allow water and sewer infrastructure to be stubbed approximately 20 feet onto
each property. These locations will allow for future connections to be made without disruption to
completed construction on the Woodward Ponds parcel. A temporary turn -around will also be
required at the end of "Street A" until such time the street continues through the Bloomquist prop-
erty during construction of the Stoneybrook Villas project. It shall be the responsibility of the
developer to secure the temporary utility easements from neighboring property owners. The cost
of removal of the temporary cul-de-sac for future road extension on the Bloomquist parcel (to the
east) will be the responsibility of the developer at such time the Bloomquist parcel develops. This
cost will be required in advance of the future extension as a part of the Woodward Ponds Devel-
opment Agreement.
The installation of the on-site utilities, roads, and supporting infrastructure will be privately de-
signed and constructed to meet City specifications. The Engineering memo dated November 14,
2019, addresses the connections for the project. Drainage and utility easements are required over
all HOA outlots, including private "Street C," allowing access to public infrastructure.
The overhead power lines that are currently servicing the two residences remaining along this
portion of Military Road will be required to be removed as a part of the project. The developer
should work with the utility company to remove the existing overhead lines. If the infrastructure is
required to support an existing use, the lines would be required to be undergrounded.
Planning Staff Report —Woodward Ponds
Case Nos. ZA2019-050 & PP2019-051
December 16, 2019
Page 12 of 28
13 24 35 In:7:r.r1 p 70 31
BLO: 20.63
INV,. 897.01.
1 L_-
t3�o:
Knutson property
— 1 Ia1V:9E}
sts.ts /� RIM:91S,8a 9subbed utility location
, .
INV, 907.23
BLU 1175
RIM' 921 73
8001.50
INV: 910 S
FRIM: 921.91
143LD:11.00
IIvv: 9• ") 91
rrrwrrr
Temporary Utility Stub Location (Knutson property)
Temporary Utility Stub & Temporary Turn Around Location
(Stoneybrook Villas/Bloomquist Parcel)
p..
Stubbed utility location
-for future connection to
'JJ
devel-
opment,or
Bloomquist property
Temporary Utility Stub & Temporary Turn Around Location
(Stoneybrook Villas/Bloomquist Parcel)
Planning Staff Report —Woodward Ponds
Case Nos. ZA2019-050 & PP2019-051
December 16, 2019
Page 13 of 28
Tree Preservation and Landscaping
City Code Title 11-6-19 requires completion of a tree inventory (all qualifying trees) for the entire
project area. The completed inventory indicating all qualifying trees on the site and whether they
are to be removed or saved as a part of the proposed project has been provided. The inventory
requires replacement of 82 caliper inches, which are being removed in excess of the permitted 35
percent removal threshold for a project of less than 10 units per acre. This requires installation of
deciduous trees at a replacement rate of one tree equals 2.5 replacement inches or a coniferous
tree at a replacement rate of 2 inches per foot (six foot minimum).
City Code Title 11-6-5 requires a minimum amount of landscape plantings to be installed as a part
of development projects within the City. These required plantings include boulevard trees, building
perimeter plantings, and landscape requirements. The applicant has proposed 417 trees in their
landscape plan dated October 30, 2019. The total number of trees required to be planted on the
site is 649; a difference of 138 trees. The developer will be required to pay in lieu of planting the
required trees at a rate of $375.00 per tree or would be permitted to plant additional trees along
the Historic Military Trail Corridor or within another city open space area as approved by the Parks
Director. The below table indicates the required plantings for the proposed project:
Required Plantings Calculation
The City Forester is reviewing the proposed landscape plan to ensure tree locations do not inter-
fere with utility infrastructure, pond access routes, hydrants, traffic signage, and street lighting,
and that it aligns with the City's preferred tree species list. The developer is required to comply
with the City Forester's recommendations for any tree species and location.
The submitted landscape plan indicates the existing buffer of mature trees along the Historic Mil-
itary Road Trail Corridor will be preserved as a part of the development. Additional new plantings
will be installed on the Woodward Ponds side of the trail corridor as well to ensure a future buffer,
which is required when a multi -family development abuts a single-family residential development.
The developer is aware of the concerns of the visual impact on neighboring property owners to
the south and are proposing additional landscape screening that will reduce the impact to those
residents. The Developer will also be encouraged to maintain the vegetative buffer between the
property owner to the east and clear any scrub brush and overgrowth as necessary to provide a
manicured buffer.
Shrubs will be required to be planted as landscape surrounding each building at a rate of five
plants per dwelling. Irrigation will also be required in all landscaped areas throughout the project
area to the back of curb. All plantings and trees within the outlots and throughout the site, as well
Landscape Boulevard
Requirements Mitigation Trees
Total Required
Proposed
Preserved
Qualifying Trees
Difference
Coniferous
1 PEA uli Yt
164
119
4�
0
164
Ornamental
i per unit
164
115
-1=i
a
16a
Overstory
1 per 40 linear feet of
perimeter f ~5,019 feet) 82"12-5 di, ler unit
; 21
193
138
125 32 164
Shrubs
5 per unit
82.0
820
820
Required Plantings Calculation
The City Forester is reviewing the proposed landscape plan to ensure tree locations do not inter-
fere with utility infrastructure, pond access routes, hydrants, traffic signage, and street lighting,
and that it aligns with the City's preferred tree species list. The developer is required to comply
with the City Forester's recommendations for any tree species and location.
The submitted landscape plan indicates the existing buffer of mature trees along the Historic Mil-
itary Road Trail Corridor will be preserved as a part of the development. Additional new plantings
will be installed on the Woodward Ponds side of the trail corridor as well to ensure a future buffer,
which is required when a multi -family development abuts a single-family residential development.
The developer is aware of the concerns of the visual impact on neighboring property owners to
the south and are proposing additional landscape screening that will reduce the impact to those
residents. The Developer will also be encouraged to maintain the vegetative buffer between the
property owner to the east and clear any scrub brush and overgrowth as necessary to provide a
manicured buffer.
Shrubs will be required to be planted as landscape surrounding each building at a rate of five
plants per dwelling. Irrigation will also be required in all landscaped areas throughout the project
area to the back of curb. All plantings and trees within the outlots and throughout the site, as well
Planning Staff Report —Woodward Ponds
Case Nos. ZA2019-050 & PP2019-051
December 16, 2019
Page 14 of 28
as the vegetated areas up to the back of curb on Ravine Parkway and the Historic Military Trail
Corridor, will be required to be maintained (mowed) by the homeowner's association.
Park Land and Open Space
A minimum of 10 percent of developable area shall be required to provide residents with public
recreation facilities including parks and open spaces as a part of development projects per City
Code Title 10-4-3. The City's Comprehensive Plan does not guide a portion of this project area
for future park and open space-, therefore, no park dedication land is required. The developer
would be required to pay a park dedication fee in lieu of dedicated lands for open space.
The Comprehensive Plan guides for a large City park on the north side of Ravine Parkway pro-
posed to be called Glacial Valley Park. The proposed park will include ball fields, ice rink, basket-
ball courts, and a soccer/football field. The proposed development would have access through
sidewalk connections to this future park.
J Glacial Valley Park Master Plan
1
I HPa SCKc L
SOCCWFOOTBAIL!
LACWSSF FIELD 'S
I LAWNI
SN ATE AIIA
�"" OVERHEAD
PMERLINE
EASEMENT
PI: YC SkELT€E', T,P.`
U
SroxwwarEn 61 SPACES n
Puw To. ❑ p
EAsT RAVINE PARtwAY
�7
SOF79MJL€rTu \
L FW
PAWN FACam€S
& RESTH S
MOND %1 rIIGN
Access from Glacial
Valley Park to
Woodward Ponds
Planned Accessible Park (north of development)
The applicant has also verified the development aligns with City Code Title 11 -9E -5B, which al-
lows for only 40 percent of the total area of the project to be covered with structures, driveways,
streets, and other impervious surfaces in order to maintain a balanced development. This project,
as proposed, has approximately 39 percent of the site covered by impervious surfaces. This pro-
vides no less than 60 percent of the project site to be green open space. The project also provides
for far greater than the required 400 square feet of open space per dwelling-, approximately 3,616
square feet of open space per dwelling.
Planning Staff Report —Woodward Ponds
Case Nos. ZA2019-050 & PP2019-051
December 16, 2019
Page 15 of 28
Area Charges and Development Fees
Area charges and related development fees for this project will be based on the acreages shown
on the final plat. These fees and charges will be accurately adjusted based on the final plat layout
and be provided in the development agreement. All fees and charges will be memorialized within
the development agreement. Payment to the City will be required at the time the development
agreement is fully executed by the City and Developer.
Architecture
M/I Homes is proposing multiple attached products within the Woodward Ponds development.
The products will consist of attached four-plex and tri-plex buildings as well as row townhome
products. As shown below, the four-plex and tri-plex products will line the north portion of the
development along Ravine Parkway. This will continue to provide for the single-family structure
feel along the Parkway as well as a large buffer setback with the ponding abutting the Parkway.
One of the four and tri-plex products is a two-level structure with a basement creating a single-
family dwelling feel.
Proposed Four and Tri-Plex Buildings
M/I Homes has proposed attached tri-plex and four-plex style buildings that have not yet been
offered in any of their Minnesota projects but is currently featured in their Chicago housing mar-
kets. Each unit is proposed with a double garage and living space ranging between 1,782 to 2,231
square feet and priced between $345,000 to $385,000. The proposed architectural materials in-
clude a variety of vinyl lap, shake, and board -and -batten as well as greater articulation to the roof
lines and elevations to provide a quality visual appeal. Elevations are included below for a two-
story building as well as basement products. These products are proposed along the Ravine
Parkway (north) side of the development to maintain the single family visual from the Parkway.
f
��r�l.ueyL
r.
FA
ji �
0 �i ♦ 4 .'�o'i �
d
Proposed Four and Tri-Plex Buildings
M/I Homes has proposed attached tri-plex and four-plex style buildings that have not yet been
offered in any of their Minnesota projects but is currently featured in their Chicago housing mar-
kets. Each unit is proposed with a double garage and living space ranging between 1,782 to 2,231
square feet and priced between $345,000 to $385,000. The proposed architectural materials in-
clude a variety of vinyl lap, shake, and board -and -batten as well as greater articulation to the roof
lines and elevations to provide a quality visual appeal. Elevations are included below for a two-
story building as well as basement products. These products are proposed along the Ravine
Parkway (north) side of the development to maintain the single family visual from the Parkway.
Planning Staff Report —Woodward Ponds
Case Nos. ZA2019-050 & PP2019-051
December 16, 2019
Page 16 of 28
Ellis Fielding Cortland
Tri-Plex Front Elevation
Cortland Fielding Ellis
Tri-Plex Rear Elevation
Planning Staff Report –Woodward Ponds
Case Nos. ZA2019-050 & PP2019-051
December 16, 2019
Page 17 of 28
.G'
J
im■1m1—
Cortland Fielding Ellis
Tri-Plex Rear Elevation – Basement
_J
r
Cortland Fielding Fielding
Four-Plex Rear Elevation
Ellis Fieldin3 Fielding Cortland
Four-Plex Front Elevation
Ellis
Planning Staff Report —Woodward Ponds
Case Nos. ZA2019-050 & PP2019-051
December 16, 2019
Page 18 of 28
Cortland Fielding Ellis
Four-Plex Rear Elevation - Basement
M/I Homes will also propose a portion of the development as row-townhomes towards the west
and southwest. These units will be front loaded off both public and private streets. Each building
will have between four and six units. Each unit is proposed to be approximately 1,700 to 2,100
square feet in size with a minimum of 240 square foot garage space. These products are proposed
to range from $280,000 to $313,000.
Proposed Row Townhomes
Planning Staff Report —Woodward Ponds
Case Nos. ZA2019-050 & PP2019-051
December 16, 2019
Page 19 of 28
Woodward Ponds Townhomc,
M/I Homes Product — Front Loaded (Row Townhomes)
Fencing
Any fencing proposed on lots along Ravine Parkway will be required to be uniformly designed
with uniform color. Any proposed fencing as a part of the development would require long-term
maintenance by the HOA.
The developer has communicated with the neighboring property owner (Knutson Tree Farm) to
the east. Mr. Knutson has indicated his concerns related to potential trespassing onto his parcel
with the development so near his property line. The developer and Mr. Knutson have agreed that
the developer will install wrought iron fencing along the property lines abutting Mr. Knutson's prop-
erty. The fencing would be installed on his property, and therefore, future maintenance will be his
responsibility.
Public Hearing Notices
Public hearing notices were mailed to 80 property owners who are within 500 feet of the proposed
subdivision and published in The Bulletin on December 4, 2019.
Recommendation
That the Planning Commission recommend that the City Council approve the following two
actions:
A. A zoning amendment to change the zoning of property located north of Military Road and West
of Keats Avenue from AG -1, Agricultural Preservation, to R-5, Medium Density Residential
with a Planned Unit Development (PUD)
B. A preliminary plat for a residential subdivision to be called Woodward Ponds, which will consist
of 164 attached unit lots for multi -family townhomes.
Approval of the preliminary plat is subject to the following conditions:
Planning Staff Report —Woodward Ponds
Case Nos. ZA2019-050 & PP2019-051
December 16, 2019
Page 20 of 28
General Development
1. The developer and builders must comply with all city ordinances and policies except as
may be modified by agreement of the developer and City staff.
2. All grading, drainage, erosion control, and utilities must conform to the final plans approved
by the City Engineer.
3. The applicant receives appropriate building permits from the City, and permits or approvals
from other regulatory agencies including, but not limited to: South Washington Watershed
District, Minnesota Department of Health, Minnesota Department of Natural Resources,
and Minnesota Pollution Control Agency.
4. The Developer shall incorporate into the final plat the recommendations, requirements, and
evaluations noted in the Bolton & Menk memorandum dated November 14, 2019, subject
to modifications that are agreed to by the developer and City Engineer.
5. Existing irrigation along Ravine Parkway within and adjacent to the Woodward Ponds
development shall be maintained by the HOA.
6. All conditions of the Ravine Parkway assessment waiver must be addressed at time of sale
of the property and prior to the recording of a final plat.
7. The developer shall install a sidewalk connection to the Eastridge Woods neighborhood
existing sidewalk along Jocelyn Avenue and Joliet Avenue.
Platting, Land Dedication, and Easements
8. All assessment waiver conditions from the Ravine Parkway assessment must be met and
fees paid prior to the release of the final plat for recording.
9. The final plat and the City's approval of the final plat are subject to additional conditions
that will be listed in the City resolution approving the final plat and included in the develop-
ment agreement.
10. The final plat must be recorded with the Washington County Recorder's Office before any
building permit can be issued.
11. The developer must enter into an agreement with the City of Cottage Grove for the com-
pletion of the public improvements required by City ordinances. Once the development
agreement is completely executed and all cash deposits and payments are paid to the City,
the City will release the final plat to the developer for recording at the Washington County
Recorder's Office.
12. Common mailboxes meeting the approval of the local postmaster are required.
Construction and Grading
13. A grading permit and financial guaranty is required prior to approval of grading activity
related to the project.
Planning Staff Report —Woodward Ponds
Case Nos. ZA2019-050 & PP2019-051
December 16, 2019
Page 21 of 28
14. Prior to Council review of the final plat, the developer must submit for staff review and
approval a final construction management plan that includes erosion control measures,
project phasing for grading work, areas designated for preservation, a rock construction
entrance, and construction -related vehicle parking. All emergency overflow swales must
be identified on the grading and erosion control plan.
15. 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.
16. Erosion control devices must be installed prior to commencement of any grading activity.
Erosion control shall be performed in accordance with the recommended practices of the
"Minnesota Construction Site Erosion and Sediment Control Planning Handbook" and the
conditions stipulated in Title 11-6-12, Erosion Control During Construction of the City's
Subdivision Ordinance.
17. Upon completing site grading, four copies of an "As -Built" survey for the site grade eleva-
tions must be submitted to the City. An electronic file of the "As -Built" survey must be
submitted to the City Engineer.
Lot Performance Standards
18. The architectural standards of the homes shall be consistent with the following:
a. The minimum finished floor area for the four and tri-plex units are 1,782 square feet
to 2,231 square feet. The minimum for the row townhome product is 1,700 square
feet to 2,100 square feet.
b. The minimum attached garage floor area for dwellings shall be 240 square feet for
all multi -family dwellings.
c. Architectural design is required on all four sides of the principal structure.
d. The minimum roof pitch for the main roof slope is a 6/12 pitch.
e. Windows, doors, and garage doors must have a low or no maintenance trim on all
four sides of the dwelling.
f. Architectural materials must be varying on the front fagade of the principle structure
(shakes, board and batten, accent siding, shutters, window boxes, etc.).
19. Additional home styles and floorplans that meet the intent of the PUD may be offered sub-
ject to administrative review and approval from City staff.
20. If fencing is installed with the project area, it must be constructed of the same design,
materials, and color throughout the development.
Planning Staff Report —Woodward Ponds
Case Nos. ZA2019-050 & PP2019-051
December 16, 2019
Page 22 of 28
21. Wrought iron fencing shall be required to be installed along the property line of Mr.
Knutson's property. Maintenance of the fencing shall be the responsibility of the property
on which the fence is installed.
Utilities
22. The Developer is responsible for providing the necessary easements and costs associated
with road and utility improvements serving the site. All drainage and utility easements, as
recommended by the City Engineer, must be shown on the final plat and dedicated to the
City for public purposes.
23. The water utility plan shall conform to the City's water supply and distribution plan.
24. The sanitary sewer utility plan shall conform to the City's sanitary sewer comprehensive
plan.
25. All stormwater designs shall meet the intent of the City's Surface Water Management Plan
and the SWWD water management plan.
26. 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).
27. The Developer is responsible to obtain a temporary easement agreement with the
Bloomquist parcel to the southeast for installation of a temporary cul-de-sac at the "Street
A" stub to provide for emergency turnaround. Utilities must be stubbed into the easement
secured from the Bloomquists.
28. The Developer is responsible to obtain a temporary easement from the Knutson property
to the east for the extension of water main and sanitary sewer approximately 25 feet onto
the Knutson property for future development connection.
Streets
29. The street name for "Street A" shall be 65th Street South to the cul-de-sac, then it shall be
labeled as Jody Avenue South. "Street C" shall be labeled as Johansen Avenue South on
the final plat.
30. The City's curb replacement policy must be complied with during home building. A bitumi-
nous wedge shall be maintained on the street until 90 percent of the homes are constructed
in any phase or in three years.
Landscaping and Irrigation
31. Irrigation systems installed within City right-of-way are solely the responsibility and risk of
the developers, or individual. The City is not responsible or liable for any damage or costs
related to installation, damage, or replacement of lawn irrigation systems placed in the
boulevard as a result of City use of or future changes in the right of way. The HOA is
responsible for the maintenance of the irrigation system up to the back of curb throughout
the development including Ravine Parkway.
Planning Staff Report —Woodward Ponds
Case Nos. ZA2019-050 & PP2019-051
December 16, 2019
Page 23 of 28
32. All proposed tree locations on the proposed landscape plan shall be reviewed and ap-
proved by the City Forester. Deciduous trees should be located a minimum of 5 feet off
any utility pipe. Coniferous trees shall be located a minimum of 15 feet off any utility pipe.
No trees shall be located within a storm pond high water level or within the pond access
routes. Trees shall not be located so as to interfere with hydrants, street lighting, and traffic
signage.
33. The City Forester will mark the location where boulevard trees must be planted and ap-
prove the tree species to be planted. The final landscape plan must be reviewed, coordi-
nated, and approved by the City Forester.
34. The Developer is responsible for establishing the final grades, topsoil, and seeding of all
the lots, outlots, and boulevards within the subdivision.
35. The Developer shall pay $51,750 for required trees to be planted or plantings shall be
installed within City open space locations as approved by the Parks Director.
Surface Water Management
36. The lowest opening ground elevations of all structures shall be a minimum of two feet
above the emergency overflow elevation, and three feet above adjacent pond high water
levels.
37. All emergency overflow swales must be identified on the grading and erosion control plan.
Each fall while home building is occurring, emergency overflow elevations shall be sur-
veyed to ensure the emergency overflows are properly graded and maintained.
Onsite Infrastructure Improvements
38. A street lighting plan must be submitted by the developer and approved by the City Engi-
neer.
39. 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.
40. The developer is responsible for the cost and installation of public land boundary markers
at the corners of private properties abutting Outlot A and B. 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 Outlot A are determined.
41. The developer shall contact the electric, telephone, gas, and cable companies that are
authorized to provide service to the property to ascertain whether any of those utility pro-
viders intend to install underground lines within the development.
42. The developer is responsible for all street maintenance; upkeep and repair of curbs, boule-
vards, and sod; and street sweeping until the project is complete. All streets must be main-
tained free of debris and soil until the subdivision is completed. The developer hereby
Planning Staff Report —Woodward Ponds
Case Nos. ZA2019-050 & PP2019-051
December 16, 2019
Page 24 of 28
agrees to indemnify and hold the City harmless from any and all claims for damages of any
nature whatsoever arising out of developer's acts or omissions in performing the obliga-
tions imposed upon developer by this paragraph.
43. The developer will provide to the City copies of test results, suppliers, subcontractors, etc.,
relating to the work to be performed by the developer. The developer agrees to furnish to
the City a list of contractors being considered for retention by the developer for the perfor-
mance of the work described in the development agreement.
44. 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.
45. Developer is responsible to require each builder within the development to provide a rock
entrance for every house that is to be constructed in the development. This entrance is
required to be installed upon initial construction of the home, but a paved driveway must
be completed before the City will issue a certificate of occupancy for that property. See City
Standard Plate ERO-12 for construction requirements. The water service line and shut-off
valve shall not be located in the driveway.
46. Developer will be required to conduct all major activities to construct the public improve-
ments during the following hours of operation:
Monday through Friday
Saturday
Sunday
7:00 A.M. to 7:00 P.M.
9:00 A.M. to 5:00 P.M.
Not Allowed
This does not apply to activities that are required on a 24-hour basis such as dewatering
or bi-pass pumping, etc. Any deviations from the above hours are subject to approval of
the City Engineer.
47. The developer shall weekly, or more often if required by the City Engineer, clear from the
public streets and property any soil, earth, or debris resulting from construction work by the
developer or its agents or assigns. All debris, including brush, vegetation, trees, and dem-
olition materials, shall be properly disposed of off-site; burying construction debris, trees,
and other vegetation is prohibited. Burning of trees and structures is prohibited, except for
fire training only.
48. The Developer grants the City, its agents, employees, officers, and contractors' permission
to enter the site to perform all necessary work and/or inspections during grading and the
installation of public improvements by the developer.
49. 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.
Planning Staff Report —Woodward Ponds
Case Nos. ZA2019-050 & PP2019-051
December 16, 2019
Page 25 of 28
50. The City will not have any responsibility with respect to any street or other public improve-
ments unless the street or other public improvements have been formally accepted by the
City. Upon completion of the improvements, the Developer may request, in writing, their
acceptance by the City. This request must be accompanied by proof that there are no
outstanding judgments or liens against the land upon which the public improvements are
located. Upon the City's receipt of a written request for acceptance from the Developer,
the City Engineer will conduct a final inspection of the public improvements and will furnish
a written list of any deficiencies noted. The City Engineer will base the inspection on com-
pliance with the approved construction plans, profiles and specifications, as required by
the city ordinance. Upon satisfactory completion of all construction in accordance with the
approved plans, profiles, and specifications, as certified by a registered engineer in the
State of Minnesota, and receipt of reproducible record drawings and satisfactory test re-
sults, the City Engineer will notify the developer in writing of the City's approval of the public
improvements and schedule the request for acceptance for review by the City Council.
51. 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.
52. 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.
53. Notwithstanding any other provision of this resolution to the contrary, the City will issue
building permits for up to two (2) model homes on lots acceptable to the City upon Devel-
oper's compliance with the following requirements:
a. Approval of a building plan and survey by the Chief Building Official.
b. Presence of a paved road within three hundred feet (300') and presence of a fire hydrant
within one thousand feet (1,000') of the model home(s).
c. An unobstructed gravel surface road extension from a paved street surface to the pro-
posed model home's driveway.
d. No certificate of occupancy for such model homes shall be issued until all typical
requirements for such issuance have been met.
e. Final plat has been recorded.
54. No additional building permits beyond the model permits will be issued until such time as
adequate public utilities, including street lights and streets, have been installed and deter-
mined to be available to use. The City will require that the utilities, lighting, and street sys-
tem have been constructed and considered operational prior to issuance of any building
permits in the development. Also, the City must have all the necessary right-of-way and/or
easements needed for the property to be serviced.
Planning Staff Report —Woodward Ponds
Case Nos. ZA2019-050 & PP2019-051
December 16, 2019
Page 26 of 28
55. The Developer acknowledges in the development agreement that prior to the construction
of the improvements, site conditions, access to paved roads, and fire hydrants will be sub-
standard and will not be optimized until the improvements are completed. To the fullest
extent permitted by law, Developer agrees to indemnify the City, its officers, employees,
agents and others acting on its behalf and to hold them harmless and defend and protect
them (with counsel of the City's choosing) from and against any and all loss, damage,
liability, cost, and expense, specifically including attorneys' fees and other costs and ex-
penses of defense, which result from, or otherwise arise in connection with any actions,
claims or proceedings of any sort caused by or arising from the construction or use of the
model homes by Developer or its contractors, employees, agents, or assigns, prior to the
improvements being completed. Such claims shall include, but not be limited to, claims that
the model homes could not be accessed properly or in a timely manner by fire equipment
and/or police or emergency vehicles due to road or site conditions or claims based on lack
of proximity to fire hydrants or lack of adequate fire protection. Although indemnification
shall cease for claims arising after the improvements are completed and accepted, indem-
nification obligations for claims arising prior to the completion of the Improvements shall
survive the termination of the agreement.
56. Adequate dumpsters must be on site during construction of streets, utilities, and houses.
When the dumpsters are full, they must be emptied immediately or replaced with an empty
dumpster. The developer is responsible to require each builder to provide an on-site dump-
ster to contain all construction debris, thereby preventing it from being blown off-site. It is
the responsibility of the developer to ensure no debris blows on or off site.
57. Adequate portable toilets must be on-site at all times during construction of utilities, road-
ways, and houses. At no time shall any house under construction be more than 250 feet
away from any portable toilet. Toilets must be regularly emptied.
58. After the site is rough graded, but before any utility construction commences or building
permits are issued, the erosion control plan shall be implemented by the developer and
inspected and approved by the City. The City may impose additional erosion control re-
quirements if it is determined that the methods implemented are insufficient to properly
control erosion.
59. All areas disturbed by the excavation and back -filling operations shall be fertilized,
mulched, and disc anchored as necessary for seed retention. Time is of the essence in
controlling erosion. If the developer does not comply with the erosion control plan and
schedule, or supplementary instructions received from the City, or in an emergency deter-
mined at the sole discretion of the City, the City may take such action as it deems appro-
priate to control erosion immediately. The City will notify the developer in advance of any
proposed action, but failure of the City to do so will not affect the Developer's and the City's
rights or obligations. If the developer does not reimburse the City for any costs of the City
incurred for such work within thirty (30) days, the City may draw down the letter of credit to
pay such costs.
60. The Developer is responsible for erosion control inspection fees at the current rates. If the
developer does not reimburse the City for the costs the City incurred for such work within
thirty (30) days, the City may draw down the letter of credit to pay such costs.
Planning Staff Report —Woodward Ponds
Case Nos. ZA2019-050 & PP2019-051
December 16, 2019
Page 27 of 28
61. Dust control measures must be in place to prevent dust and erosion, including, but not
limited to daily watering, silt fences, and seeding. The City Engineer may impose reason-
able measures to reduce dust at the site.
62. The Developer shall comply with the 1991 Wetlands Conservation Act, as amended.
63. It is the Developer's responsibility to keep active and up to date the developer's contract
and financial surety (e.g. Letter of Credit, etc.). These documents must remain active until
the developer has been released from any further obligation by City Council motion
received in writing from the City Engineer.
64. The Developer must provide to the City an irrevocable letter of credit for on-site improve-
ments to ensure that the developer will construct or install and pay for the following:
a. Paved streets
b. Concrete curb and gutter
c. Hard surface driveways
d. Street lights
e. Mailboxes
f. Water system (trunk and lateral) and water house service stubs
g. Sanitary sewer system (trunk and lateral) and sanitary house service stubs
h. Storm sewer system
i. Street and traffic control signs/signals
j. Shaping and sodding drainage ways and emergency overflows in accordance with the
drainage development plan approved by the City Engineer
k. Adjust and repair new and existing utilities
I. Trails and sidewalks
m. Erosion control, site grading and ponding
n. Surveying and staking
o. Stormwater basin, and open space boundary markers
p. Landscaping
These improvements are all in conformance with City approved plans and specifications
and will be installed at the sole expense of the developer in conformance with Title 10,
Chapter 5 of the City Code; or if in lieu of the developer making said improvements, the
City proceeds to install any or all of said improvements, under the provisions of Chapter
429 of the Minnesota Statutes, the City Council may reduce said Letter of Credit by the
amounts provided, upon the ordering, for those public improvements so undertaken. The
Letter of Credit must have the same expiration date as the Developer's contract.
Planning Staff Report —Woodward Ponds
Case Nos. ZA2019-050 & PP2019-051
December 16, 2019
Page 28 of 28
The bank and form of the security is subject to the reasonable approval of the City. The
security shall be automatically renewing. The term of the security may be extended from
time to time if the extension is furnished to the City at least forty-five (45) days prior to the
stated expiration date of the security. If the required public improvements are not com-
pleted, or terms of the Development Agreement are not satisfied, at least thirty (30) days
prior to the expiration of a letter of credit, the city may draw down the letter of credit. The
City may draw down the security without prior notice for any default of the Development
Agreement. The minimum amount for this financial guarantee will be included in the devel-
opment agreement.
65. The Developer must post a cash escrow with the City's Finance Director to cover engineer-
ing, legal, and administrative costs incurred by the City. If this non-interest-bearing account
balance becomes deficient, the Developer must deposit additional funds. This must be
done before final bonding obligations are complete. This escrow amount will be included
in the development agreement.
66. The Developer must post a cash escrow with the City's Finance Director to cover engineer-
ing costs and other City services, expenses, and materials provided in reviewing and pro-
cessing of the final plat, including but not limited to staff time, legal expenses, office and
field inspections, general inspections, and all other city staff services performed. This es-
crow amount will be included in the development agreement.
67. Temporary parking during construction shall be permitted on only one side of the street.
Prepared by:
Emily Schmitz
Senior Planner
Attachments
— Preliminary Plat
— Preliminary Civil Drawings
— Engineering Review Memorandum 11/14/2019
M1%\Lai IIII1�
UNDERGROUND UTILITIES
CALL 48 HOURS BEFORE DIGGING
GOPHER STATE ONE CALL
TWIN CITIES AREA: (651) 454-0002
RN, TOLL FREE: 1-800-252-1166
PIONEERengineering
WOODWARD PONDS P.U.D.
PRELIMINARY PLAT
COTTAGE GROVE, MINNESOTA
COVER
WOODBUR'Y
\ SITE
SHEETINDEX
COVER SHEET ...................................
1.10
LEGEND SHEET ..........
1.20
EXISTING CONDITIONS
2.10
PRELIMINARY PLAT ........
3.10-3.11
PRELIMINARY SITE PLAN .... ..................
4.10
PRELIMINARY SANITARY & NVATERMAIN PLAN -
5.10
PRELIMINARYSTORM PLAN - - - - -
- - 5.20
PRELIMINARY LIGHT & SIGNAGF PIAN
5.30
PRELIMINARY GRADING PLAN
.. 6.10-6.12
PRELIMINARY EROSION CONTROL PLAN - - -
- - 620
PRELIMINARY SEEDING PLAN
6.30
A
GRDING DETAILS .............
6.40-6.41
PRELIMINARY STREET PROFILES
.. 7.10-7.12
CITY DETAILS
8.10-8.1 1
PRELIMINARY LANDSCAPE PLAN ................
LI
PRELIMINARY TREE PRESERVATION PLAN ..
TI -2
R.AVIKE PARKWAY LLC I V= ARD PONDS
LEGEND
UTILITY LINES
EXISTING
PROPOSED
FUTURE
DESCRIPTION
o
•
SANITACv MANHOLE
-->--->
—) )—
> >
SANITARY $EWER (SANITARY & WATERMAIN PLANS)
CRI:
> >
> >
SANITARY SEWER (STORM SEWER PLANS)
Fu
Tu FN
FORCE MAIN
HYDRANT
n�
GO
N
D4
p
T'r
P
REDDUER
CURB 57OP
WATERMAIN (SANITARY & WATERMAIN PLANS)
ATE
--1---I
WATERMAIN (STORM SEWER PLANS)
m
®
IN
CATCH BASIN
®
®
0
BEEHIVE
O
•
®
STORM MANHOLE
p
®
®
FLARED END SECTION
®
®
®
CONTROL STRUCTURE
STORM SEWER (SANITARY & WATERMAIN PLANS)
STORM SEWER (STORM SEWER PLANS)
- - - - -
______________________
CULVERT
PERFORATED DRAINTILE
SOLD RAIN TLE SERVICE
e e
OF E I
e e
e e
Pero
CASING
UNDERGROUND ELECTRIC LINE E
UP DER
OF'
UNDERGROUND GAS RPIPELINELIN
P
UNDERGROUND 7E LEPN OHE LIN ES NE
UNDERGROUND 7ELEVISION LINE
OVERHEAD UTILITY LINES
Ae, �o
Ae„olUND
SITE LINES
on on
on Dn
EXISTING
PROPOSED
FU7U Rf
DESCRIPTION
SURMOUNTABLE CURB AF GUTTER
B -STYLE CURB A GUTTER
RIBBON CURB A GUTTER
ED
YELLOWFPAVEMENTUS7RIPING (SINGLE/DOUBLE)
WHITE PAVEMENT STRIPING (SINGLE/DOUBLE)
PHASE LINE
CENICE LNE
I 1,0NNTODUR LINE
-
-
-------------------- -
--- - --
----`--
BASIN OUTLET LINE
BASIN HIGH WATER LINE
PROPOSED SPOT ELEVATION
EMERGENCY OVERFLOW
---------
/YVYYYWYI
— - - —
/WYWWYI
— - - —
/WYWWY\
DRAINAGE FLOW ARROW
DELINEATED / PROPOSED WETLAND LINE
WETLAND BUFFER
TREE LINE
FEMA FLOODPLAIN BOUNDARY
RETAINING WALL
FENCE (BARBED WIRE)
FENCE LINK)
K
A Y
K
& F
& F
U U
U ❑
U U
(CHAIN
FENCE (WOOD)
¢
8
t
W
CONSERVATION AREA SIGN
WEILANDBUFFERSIGN
TYPE III BARRICAO E
LIGHTLE
—+
—+
NS
PEDESTRIAN RAMP
SURVEY LINES
EXISTING
PROPOSED
FUTURE
DESCRIPTION
— —
-----------
-- —
BOUNDARY
RIGHT OF WAY
LOT LINE
EASEMENT
E
SECTION LINE
-----------
--
-- ----
--
HATCH PATTERNS
GRAVEL SURFACE WETLAND
BITUMINOUS SURFACE WETLAND UPLAND BUFFER
CONCRETE SURFACE WETLAND M171GATION
RIP RAP PERMANENT TURF RESTORATION
SELECT BACKFILL MATERIAL PERMANENT WET BASIN SEEDING
EROSION CONTROL BLANKET ilii l Til lii l ii.I UPLAND/NATURAL AREA SEEDING
PRO' CAIEGORK PEP PLAN
PIONEERengineering
IS
ACTION
APATIED EVE DAHEI LL
g LL
IS RD AT—
O OLE
IAT
Ll. SIIINULEI HEAD
0 UVANIFIRI
ELECHIC .I
•NAHUIAL Al ACTED
FILL ROLE
A
FDUNN PON PREQ
HUDIAL
AND MARK
OF PAT
®IDNTAH POINT
IS FLAI PILE
1111 HOLE
DOLLARD8
OST
WONREROJI TREE
0 IIIIN /aUN
ROCK CONSTRUCTION ENTRANCE
INSTALL BEFORE START OF GRADING
PERIMETER EROSION CONTROL FENCE.
• • • INSTALL BEFORE START OF GRADING
SECONDARI EROSION
FE NCE
- - - - - - — COMP LE TIONA OTO BE I ST ITF GRAED ”DIN GUIT A I AFTER
EROSION CONTROL AT BACK OF CURB.
70 BEINSTALLED AFTER COMPLETION
OF CUR
UCTIDN
SUM PED BRIP RAPT PERMANENT ENERGY
nF7Ee coNNecrIONLTO nlIIRFAce wn7ER.
STAR L SEE I
(FLEXAMA7- SEE
SHEET
23) RFLOW
ws,ALL wnr� ERoopN CONTROL BLANKET
ET.
COMPLETI NI IN
CATCH BASIN IE
NLET PR07ECTION
OBE INSTALLED ED FORE GRAoING
S
O
CATCH GAIN INLET PROTECTION
TO BE IMINOUS
NSTALLED AFTER 157 LIFT
OF A IT
U
CATCH BASIN INLET PROTECTION
®� TO BE INSTALLED WITH CATCH
BASIN GRATE.
STRAW BIO ROLLS INSTALL W17HIN 7 DAYS
OF GRADING COMPLETION OR BEFORE 157
RAINFALL EVENT SUCHEVEP 15 FIRAT
ROCKDITCH CHECK. INSTALL WITHIN 7
DAYS OF GRADING COMPLETION OR BEFORE
1ST RAINFALL EVENT WHICHEVER IS FIRST
+-M-+�-M- TREE FENCE
ABBREVIATIONS
A ALGEBRAIC DIFFERENCE
B -B BACK 70 BACK
BV BUITERFLYVALVE
BEE BASE FLDOD ELEVATION
BMP BE57 MANAGEMENT PRACTICE
G CENTER LINE
ASCATCHBASIN
CBMH CATCHBASIN MANHOLE
IPE
CHIP C=GOAUTED METAL
OF C
C, C RB STOP
BIP DUCTILE IRON PIPE
Di DRAINTILE
EL/ELEV ELEVATION
EOF EMERGENCY OVERFLOW
EE EDISTING S FLARED END TION
F FACE To ACE
FOR CEMAIN
FM
GB GRADE BREAK
AND GROUND
PC A E VALVE
HP HGHPONT
HID HDPANT
HOT HIGH WATER LEVEL
INV INVERT
KCURVE COEFFICIENT
LF LDIIST FLOOD
LO LOOKOU7
LO LOWEST OPENING
LP LIQUID PETROLEUM
LP LOW PWNT
.IT MANHOLE
PCC POINT OF COMPOUNDS CURVATURE
PI POINT OF INTERSECTION
R PROPERTY LINE
PRC POINT OF REVERSE CURVATURE
PVT p
PVC POINT OF VERT CAL CURVATURE
PVC POLYVINYL CHLORIDE PIPE
PVI POINT OF VERTICAL INTERSECTION
R RADIOS
R RAMBLER
1c, R
BF A
ASW SANITARY SEWER
STA STATION
STRMSTORM SEWER
SOLD
P STORM WATERPOLLUTION. PROTECTION PLAN.
INH O7 HYDRANT
TYRTYPICAL
WM WATER MAIN
WG WALKOUT
LOT INFORVATION
uTIUT GPD AD 0
EA
ELEVATION FVuND O BLOCK N0.
El£VATION LOT Na
SHE HEIGHTHOUSE TIPEI
OF REOVIREDJH U LO Lo OR sPLI
RECOMMENDED SLgtSIDE LOOKOUT
AIDE
F L07D ELCI " --__— s"'D—sDE waLKouT K auT
-- ST
IECT
CURB LEGEND
NJTll"IA = FOR SIT RMOUNTAE LE CORE
0, FUMAA
(OR SROUNI
TV OUT
FOR MER
ECURBVATION
GUTTERLINE ELEVATION
E7 (TIP OUT G15 UTTER)
070625 BITUMINDUS ELEVATION
..........
41 OF WIN° 450,bbl
I, Az, R ,-Ka I5.1 s"w 1 ✓ /�/ i
�;- jl//I i�,�� /a✓ .J / � � � L_ X11" � i'� / i/ / /l '/� � �— /'� �
i I
, a
-j 1
1
+6 y 1 _Nae°t51a"w/ zza.b
�l
/0 1-------- L M ------------
GRAPHIC SCALE IN FEET
PIONEERengineering
`i;ma 71,111 11 `n iNn9 no e ; �. s9e,, (E< 1 IE
, , /1)
,1 leclo e,(1). r — (17) lr)
11 lulicl
P,m
to
<a "d,� �l gym. ad a� U<sb� Ad—) —d `g ,Ie
EXISTING CONDITIONS I RAVINE PARKWAY LLC I12.10 oP 20
WOODR ARD PONDS
I
aid,
�c 'SITE%
o)
" a=,
aoz111eee ne �o, �,�a, o and
acre
SECTION 3, TWP. 27, RGE. 21
< s
ION MAP
LOCATICALE
DoE, ow��lo
11. HII 11- 11-01 41l 1.111 11 IRIIA, 21 -111.1 lltol--
LEGEND
: fwa aid ,e(<
1Qa
911,
oA, —le < ,nog
ego es say a, o, =,a,m ma��a�e
111 14 let to
De—
a, w�sa<,< sa s , 3�
<o./.��
IN -0 11, EIII 111 1-1-11
Zo ,ee as"d"o�e ,�ae
« . 9 1 « a1.-1 < 9 0, M
A, I—
`i;ma 71,111 11 `n iNn9 no e ; �. s9e,, (E< 1 IE
, , /1)
,1 leclo e,(1). r — (17) lr)
11 lulicl
P,m
to
<a "d,� �l gym. ad a� U<sb� Ad—) —d `g ,Ie
EXISTING CONDITIONS I RAVINE PARKWAY LLC I12.10 oP 20
WOODR ARD PONDS
I
45
5a9
canaBl OUTLET A
i,�s ac E� ouTLOT a
-----------------------
COMMON LOTS"MEN; ER—L 0
,a
4214 m
15 v
III
13
12 2117 sE IF
11
Q
P
9`
i
87
'N ^665'TTT_ -
�P5 ry6h e ° 43 mw m44 45 m46 e 47 T ry85„IF
85'
7°6 42 T a 48z §,I'
2715 IF�a 84,3,6 8
41 `71,
s4 49z 16 IF „N;z
IF F 8317 90771 IF
_
IF
401 508
8217 e 916>
a OT COMMON L81IF,92 "6E
38g III ILL I LFT
1. 5280�
�s A ^93,ne
III
A, 63
79 ^ 94 s>
2e1 ^ 96 T>
77 356 1717
57 °,. a 56 °IF
� T zE zIF
586' T " 7541
345 59 �z, ° 74
FIF
IF
IF
X177
10
9
80 X71 � GOA
'
450
COMMON LOT
COMMOLI III
9 /
(v
e 70 J
DRAINAGE AND UTILITY
7.87
ACRES
EASEMENTS ARE SHOWN THUS:
164
sa
2
TOTAL OUTLOT AREA
4.06
//
SITE
emdl-Id, 10 n
16
IMLiTI11 IF)�
450
STREET
PIONEERengineering
1111� III
\ 20
177
104 113 '
" of rAMMON LOT ;r "105 -� °' 'si°M
s
114
10B 16 ,', 115Q IF
° �107jt1 �� X116°'IIS,
IF
i5 ° 108 X117
4
66_ \\ 118• IF
COMMON LOT
COMMOLI III
9 /
(v
e 70 J
Azo A ^O a
IF
^ ti9
7.87
ACRES
NUMBER OF LOTS
164
NUMBER OF OUTLETS
2
TOTAL OUTLOT AREA
4.06
ACRES
NUMBER OF COMMON LOTS
16
17
18
19
20
21
22
23
24
25
26
27
26
29
30
31
STREET
PIONEERengineering
1111� III
\ 20
177
104 113 '
" of rAMMON LOT ;r "105 -� °' 'si°M
s
114
10B 16 ,', 115Q IF
° �107jt1 �� X116°'IIS,
IF
i5 ° 108 X117
4
66_ \\ 118• IF
w
D
a
Mme:T otn I -I Idi-Id o1 the 11.1
SECTION 3, TWP, 27, PGE, 21
T LOCATION MAP
No SCALE
sowd��i ora„e, oT 1-11, 1 Towed o zT L, s 11 —1, —11,F.,
de,leel 47 41 N
11 N 22 1, EF11 0 1121,11 1111 111 11, ,Inl
41
ear Mntn. oe on ,neLnNu9'T2y rye �� Y ae os now a,onimnee. vagi
11e NOIII 41N reet ,nveo,. 110 1 1 ,ne
(20 n. aie oao, P1. Tow�mp I 11—— 1271
.9a da, 1 5.201 Tees oT - - L1711m Tee, .1,de Eos, Ha
E.,iE`v' �,i41 a e�rn,1 .)1T N , (11)de
I IF a.�Tm '= so.nl,,�i (121IF)- 1 a4T woiea m ,na ,9HN 4T M4N e4m 4° u,° s4�u,°°r e da. n4ro.a°e m
TOTAL GROSS AREA
COMMON LOT
COMMOLI III
9 /
(v
e 70 J
Azo A ^O a
IF
^ ti9
w
D
a
Mme:T otn I -I Idi-Id o1 the 11.1
SECTION 3, TWP, 27, PGE, 21
T LOCATION MAP
No SCALE
sowd��i ora„e, oT 1-11, 1 Towed o zT L, s 11 —1, —11,F.,
de,leel 47 41 N
11 N 22 1, EF11 0 1121,11 1111 111 11, ,Inl
41
ear Mntn. oe on ,neLnNu9'T2y rye �� Y ae os now a,onimnee. vagi
11e NOIII 41N reet ,nveo,. 110 1 1 ,ne
(20 n. aie oao, P1. Tow�mp I 11—— 1271
.9a da, 1 5.201 Tees oT - - L1711m Tee, .1,de Eos, Ha
E.,iE`v' �,i41 a e�rn,1 .)1T N , (11)de
I IF a.�Tm '= so.nl,,�i (121IF)- 1 a4T woiea m ,na ,9HN 4T M4N e4m 4° u,° s4�u,°°r e da. n4ro.a°e m
TOTAL GROSS AREA
28.84
ACRES
TOTAL LOT AREA
7.87
ACRES
NUMBER OF LOTS
164
NUMBER OF OUTLETS
2
TOTAL OUTLOT AREA
4.06
ACRES
NUMBER OF COMMON LOTS
5
TOTAL COMMON LOT AREA
9.27
ACRES
TOTAL RIGHT OF WAY AREA OF LOCAL STREETS
5.28
ACRES
RIGHT OF WAY AREA OF MILITARY ROAD
217
ACRES
GROSS DENSITY
5.69
LOTS/ACRE
NET DENSITY (EXCLUDES MILITARY ROAD)
615
LOTS/ACRE
34s 59
\ \ 32�'
661
\\/ 75 6 °, cry1771 1o Ap^97\��
5 ^^98sr,..
Ih a
n 62s
"63z
66
67
T,
L410
74 99
�k• X7317 ^ tOQ e 109
1777
�MMON Lo. ae `i os
114'
1155
"2
�108� X117°°
118'
COMMON LOT
AW
—17 11
557
ov
ry,
225
a OUTLOT B
*oven oe
m,mb7Me4§�Ze LL
° 3
ss„r �h0° ST��
45
F�
, oP
�O�
�IL
�
-------
--------
el,
L11� v
I v
v I
v
,PHIC SCALE IN FEET \
PIONEERengineering
SECTION 3, TWP. 27, RCE 21
LOCATION MAP
NO SCALE
DRAINAGE AND UTILITY
EASEMENTS ARE SHOWN THUS:
t�---__J____—
s
slA.ry. � I
SECTION 3, TWP. 27, RCE 21
LOCATION MAP
NO SCALE
DRAINAGE AND UTILITY
EASEMENTS ARE SHOWN THUS:
t�---__J____—
i
------------------- -
i
jJ
------------------------------------
1
/ -'Z t3 1415 16 1] 18 40o s12P}3 24 25 oEµPLN 28v 9 30 31 +
E,
— Il
o
46 I 65 86
41
' BASIN 506
_ /f uKE(rvPl
—L (T")
3334
/ Y 2
OUT
LDT c �
\�-,� BASIN 200 I I
\,/ I PROPOSEDP.O.D.LONE\OREQCIREMEN-1'S
SETBACKS
wuK Lv0 FRONT ti'
j' SIDE S
3 CORNER 20'
� E
,c
i� REAR 30'
MIN. LOT DEPTH 125'
\\, i MIN. LOT SI%P- 8,125 SP
�a
`k Tuarv,wourvo j LOTISI II AT 65
I '
1RUN�e1rl11nac
47 eaq
LOT NV DTH AT FRONT 70SETBACK ADJACENT TO'
s8
_+ ----------.----------------- ------- ---------------------------------.— --�---.------------�—� \� —----------.---------.--------------. RAVING PARKWAY— — —
t4
� 44
PIONEER-gineering BaPF s aU FEET
RAVINE PARKWAY LLC 1 O nD ARD PONDS
,,4"2,Z ax�sn, ti,N PRELIMINARY SITE PLAN
4.101F 21
PIONEERengineering
NOTES: W
ALL SANITARY SEWER PIPE SHALL ADHERE TO THE FOLLOWING;
-LESS THAN 18' DEPTH = 8' PVC SDR 35 50 100
-GR - 28' DEPTH = 8" EVC SDR 26-
6 �O
-GREATER THAN 28' DETERMINED BY DESIGNER
2 ALL WATTS SH N PIPE SNH ALL BE DIP EXCEPT LEAD S INTO
HYDRANTS SHALL BE 6" DIP UNLEE SS OF ER!MSE NOTED GRAPHIC SCALE IN FEET
------------------BLD I--
A',
D„ s6
IN
neve o/ A _^---• --------------------
OUTLOT
_----.--— - - --J,� i6
z'� " —I
NI R
�f
/ fNN E163,4,93
voo.
IF 11
ALA 111
I.
IFILLAIIIIN IL
S i
A
VIV
4Ci344/ ./IN VLj4 All
v s
I INA 11 INV 111 4 60 4 / Nv.5aseo
/ELD, 12 �
' 6
IIS 21 INV 111 11
954)g�
a\ 56
ELD IM,
INV
>—ml 121
ra9/ h 9B 1
N 6 T �4. {� 1 11D
60 I ' sn v aos
os.ss V 111 1161 j 11Pq
CS eL 6t04
Q= q s S BLO68 75
NI 9 �ca,ANI-
gs� 114
64
��40J E INEE1711"ll
0 INA91 3 21
\]P -All./ ��\ OUTLOT C
\\\� \ \ I I art VOL-1 242 ACIFI
INBIE�\ sBLI NV6
13
34.
2J�13ILN 6s
.5s 3334
P11-
\ N 65 53 \ 3
EE
61
a,g9
6
E M, 11�,Nv.e
a 6 �
0 NEE4
_ _ —__ _ — _ _— — _ _— - --— — — --- — _ --- _ — -- _— --— _ --- — _ _— _ _ --- _ __— _ _
414 44
&W21 141
5071
�
\ \
\ NOTES-
1
OTESALL sT6arn sWIPE SHALL BE
RCP UNLESS07HE 6iHERWISf NOTED
50 100 10.
PIONEERengineering PGAA1 l,-, FEET
R.AVIKL PARKWAY LLC WOODW ARD PONDS
21Z ax's6, ti,"„ PRELIMINARY STORM SEWER PLAN
5.20 or 21
i
— ---------- ------
I
-—
r
J
„«nam
%✓
OUTLDT A
--- - —• -----------------------
---- --------------
—__—� ----_ _----
----
Iw I
I
j
iz
st za zs zs
LIGHT
REET LICH' IT EET LIGHT
a .�
ao os as
ai I
Ei L n
cvPT�
° �6ASIN soo
srrepET E11T
Tre,
ITIEE;
vvPT
v
�sTREE
e(ITTIl I LITT
gse
II
SIGNAGE LEGEND
R�
sz
f. e
s'
T OL R1-1
S 36x36"
t ( EEY ucni --OUT 1
u1z3
1 LOT C
II
�\\ L�
\\\ re
_
127 BASIN 20D
2
�✓
.\ � a9�� I I
I
s E 1111
"\
l
[vp_i.ta�
W11
3PEDESTRIAN ED'-3
CROSSING 30"x30"
i
i � r tsT
ioo ,
\ tst
� tso
R� \
i
NOTES:
1. STOP SIGNS AND POSTS
�TVPE 11
III
INSTALLED BY CONTRACTOR
2 STREET NAME SIGNS AND POSTS
--_TTAGE
�_— _—_—_
a<.arel(Tvv.7
taa �
lo\ \
TO BE LLED By
I GROVE PUBLIC WORKS
_-- __— _—
_—__ _— —_ _—_ _—__—
_--
II _ - _—__—__—__—._—__—__—_.—__—__—_—__—__—._—__—__—_
PARKING SIGNS TO
__—_—_. 3. BE INSTALLED
BY CONTRACTOR
I
I
�
I
I
I \
50 100 10.
PIONEERengineering
PGRASCALE IN
PRELIMINARY LIGHT & SIGNAGE RAV NE PARKWAY, LLC
R'OODWARD PONDS
5.30 ()IF 21
.�reax�snnti�N�,�t
PLAN
�z z.,tP�soT,.
i
----- ---------� Z --
\\
—
Ilia
i 1 \lig � /� % ✓r /j j1� � VVV 1 \— o� � \ 1111
\I
i l � i1I
nQf
1
_ l
—————-----——————
_ \ I
d \
e —
_
I ' 1 `'°a ��\ •;\ 1_ \ I / `Iii
�� • J,6 0
BUILDING REQUIREMENTS
a 1 \ POND ADJACENT i_OT3_
S iP
LOW OPENING 3'+HWL
2 + EOE
7�,
P��1 V �1v�CiR YdeCYl LOCAL G1NTs:
LOW OPENING L'+POF
cenexlc scnl.e IN ee>•;T
az�
nc
�u ax�sn, nw„z/ c=, RAVINE PARKWAY LLC. WOODR ARD PONDS
e o PRELIMINARY GRADING PLAN - mrTran vesor,� 6.10 >P 21
ZZ
i
—N /500
�\j/ ous2es=a99.a
IFIL,FA,Ios
b�
89 o
L I 3
f
i i I
PIONEERengineering
/9oa /moi
r® T
--& LOT A
---- -
L912—
j ` soy soG rG
s� 44 45 /46
E.a r
1
."my 94D
�38 aws~
\ _ \
s.....°..........
fF�- 10'
SEE SHEET 6.12
RR
a
c P
�a�
86a
I aB7�ary
Tr.—rr-
E� 84R'
RR89 ry
a
o
8 3 g
o�
w1 9 $
xP
j
/
x�
fF�- 10'
SEE SHEET 6.12
\nTn
� � d
I C/
C �
l
\ / V— 3 1
y BUILDING RE UIREAIE_NTS
POND ADJACENT LOTS.
. / LOWOPENBNICi +1 WL
2'+LOT
LOCAL LOW POBNTS.
LOW OPEN LIC F, EOF
1\9zq\ W
? 922---
o zs eo Ioo
GRAPHILGRAPHIL S�i
RR
a
Tr.—rr-
\nTn
� � d
I C/
C �
l
\ / V— 3 1
y BUILDING RE UIREAIE_NTS
POND ADJACENT LOTS.
. / LOWOPENBNICi +1 WL
2'+LOT
LOCAL LOW POBNTS.
LOW OPEN LIC F, EOF
1\9zq\ W
? 922---
o zs eo Ioo
GRAPHILGRAPHIL S�i
-922�r�
LL)
Eo
`z.o
ensN zoo
s OR Vo2-is42nc l \�
4`
��/. APV v�\ ss
of �``�s3 9 ^ 73 ''�
•� j / � 90 ��� ��\ \ c ��� 'z.�38 sad
4 0V A
sso5C's°, g \
2,7
BUILDING REQUIREMENTSC
POND 1DSICLTT LOTS
: �\ 1,✓\\\\ '� {
LOW OI'FN[NG 3'+HWI_
z'+eoF \ i 1 V
�v LOCAL L()IVPOMTS:
PT�NF tq R �y�e \\ I.OW OPFNING 1'+P.OP (�\\ \\ \ �„\ ��• GRAPHIC SCALE IN FEET
1 l�lvl� 6" "' R.AVIne PARKWAY LLC �OODW ARD PONDS
y PRELIMINARY GRADING PLAN 6.12 oP 21
LEGEND
ROCK CONSTRUCTION ENTRANCE
INSTALL BEFORE START OF GRADING
PERIMETER EROSION CONTROL FENCE.
INSTALL BEFORE 57ART OF GRADING
OIL FENCE
COMPLETION A OF GRADING
LLER IEUR AFTER
EROSION CONTROL AT BACK OF CURB,
TO BEINSTALLED AFTER COMPLETION
OF CURB CONSTRUCTION.
SUMPED RIP RAP PERMANENT ENERGY
DI SAPATER. INSTALL WITHIN 24 HOURS
CONNECTION 10 A SURFACE WATER
REDOT CAT 3 EROSION CONTROL BLANKET.
INSTALL WITHIN 7 DAYS OF GRADING
COMPLETION
Fl TO
BASIN INLET PROTECTION
TO BE INSTALLED BEFORE GRADING
BEGINS
O CATCH BASIN INLET PROTECTION
OF BILUMINOU STO BE ED AFTER QST LIF
�. CATCH BASIN INLET PROTECTION
TO BE NSTALLED BA5IN GRATE. WITH CATCH
LrIMPLETION O T
RAINFALL EVENT WHICHEVER 15 FIRST
NA
oDAYS OF OO
5T RAINFALL EVENT WHICHEVER IS FIRST
50D
OUTLOT C
BASIN 200
S
SEEDING NOTES: \
USE TEMPORARY SEED HIS 22-111 FOR PONDS AND OPEN SPACE TO STABILIZE \ 9B
OUTIDE 0'NAT"SEEDN'
MINNESOTA STATE DATESEED MIXTURES. 22-111 L 30.5 LE PER ACRE \
G _ oh
APPROVED EQUIVALENT DOUBLE SEED RATE FOR DORMANT SEEDING --�-- - ---
AFTER NOVEMBER1ST.
MULCH SHALL BE MNDOT TYPE 1 L 2 TONS PER ACRE OR APPROVED \ \\
EQUAL AND DISK ANCHORED IN PLACE OR APPROVED EQUAL.
MINIMUM 907 COVERAGE OF T SURFACE AREA
DISTURBED. \ v
• PE 1 FERTILIZER, 1�t0-20 @ 200 LBS PER ACRE. \
OPEN SPACE AREAS TO BE SEEDED WITH. MINNESOTA STATE SEED MIXTURE \
35-621 (DRY PRAIRIE SOUTHEAST) OR EOUIVALENT \
®INFILTRATION BASINS AND POND ABOVE NWL TO BE SEEDED WITH MINNESOTA \
STATE SEED MIXTURE 33-262 (DRY SWALE/POND) OR EQUIVALENT. SEE \
GRADING PLANS FOR MORE -RESORTED MANAGEMENT DETAILS \
PERMANENT SEEDING AREAS TO BE SEEDED WITH MINNESOTA STATE SEED \
\\\\\
MIXTURE 25-141 (AIESIC GENERAL ROADSIDE)
PIONEERengineering
'42Z 11,„u , �„N„ Tt ww - PRELIMINAR
Scientific Name
R.I.(Ib/.c)
OPEN SPACE AREAS
- - - - -
NATIVE DRY PRAIRIE SOUTHEAST
(STATE SEED MIX 35-621 FORMERLY U6)
��an on on
OUTLOT C
BASIN 200
S
SEEDING NOTES: \
USE TEMPORARY SEED HIS 22-111 FOR PONDS AND OPEN SPACE TO STABILIZE \ 9B
OUTIDE 0'NAT"SEEDN'
MINNESOTA STATE DATESEED MIXTURES. 22-111 L 30.5 LE PER ACRE \
G _ oh
APPROVED EQUIVALENT DOUBLE SEED RATE FOR DORMANT SEEDING --�-- - ---
AFTER NOVEMBER1ST.
MULCH SHALL BE MNDOT TYPE 1 L 2 TONS PER ACRE OR APPROVED \ \\
EQUAL AND DISK ANCHORED IN PLACE OR APPROVED EQUAL.
MINIMUM 907 COVERAGE OF T SURFACE AREA
DISTURBED. \ v
• PE 1 FERTILIZER, 1�t0-20 @ 200 LBS PER ACRE. \
OPEN SPACE AREAS TO BE SEEDED WITH. MINNESOTA STATE SEED MIXTURE \
35-621 (DRY PRAIRIE SOUTHEAST) OR EOUIVALENT \
®INFILTRATION BASINS AND POND ABOVE NWL TO BE SEEDED WITH MINNESOTA \
STATE SEED MIXTURE 33-262 (DRY SWALE/POND) OR EQUIVALENT. SEE \
GRADING PLANS FOR MORE -RESORTED MANAGEMENT DETAILS \
PERMANENT SEEDING AREAS TO BE SEEDED WITH MINNESOTA STATE SEED \
\\\\\
MIXTURE 25-141 (AIESIC GENERAL ROADSIDE)
PIONEERengineering
'42Z 11,„u , �„N„ Tt ww - PRELIMINAR
0 INFILTRATION BASIN AND POND ABOVE NWL
DRY SWALE/POND
(STATE SEED MIX 33-262 FORMERLY W4)
Common Name
Scientific Name
R.I.(Ib/.c)
Rat.(kglh.)
%Of Mix
Seedal sg ft
®�
(by weight)
nodding wlid rye
Elymus canadensis
®®
0.40
9.09%
7.64
slender wheMgmss
Elymus frachycaulus
4.00
0.40
9.10%
10.15
Virginia wlid rye
EI mus as'-
2.50
2.80
5.61%
3.85
fowl bluegrass
Poa Palustris
1.60
1.79
3.64%
76.50
big bluestem
Aaziang.. il-mfi
1.50
1.60
3.40%
5.50
�Syphywdah-
Be�cham0annia
hne
��
1.60
3.42%
27.80
fringedbrome
Brom.. cfli-
1.50
1.88
1A4 %
6.05
Indian mss
50 bastrum...R.
I.
1.66
3.40%
6.60
switchgrass
Panlcum vi atum0.40
0.45
0.91%
2.05
Grasses Subtetal
18.50
20.74
42.03%
145.94
blue vervain
We-hesteta
0.10
0.11
0.23%
3.50
ur le pnin. clover
DI RII
0.09
0.10
0.21 %
0.50
Canada tick trefoil
Desmotlium canadense
0.09
0.10
0.21%
0.19
Early Sunflower
Helfo sis helianthcides
0.09
0.10
0.20%
0.20
blI.....
Rudbeckia h-
0.07
0.08
0.1]%
2.49
arch milkweed
Ascle las 1n0amafa
0.06
0.07
0.13%
0.10
Forbs Subtotal
0.50
0.56
1.15%
6.98
Oats
Avena safiva
25.00
28.02
56.82%
11.14
CoverCro Subtotal
25.00
28.02
56.82%
11.14
Total
94.00
49.32
100.00%
160.06
Purpose:
Temporarilyflooded awalasin
egdcu1Nrel..-ings.
Planting Ara.:
Tallgrass Aspen Parklands, Prairie Parkland, and Eastern Bm.dleaf Forest
Pmvinces. Mn/DOT Districts 2(west), 38, 4, Metro, 6, ] & 8.
Drgram plantings
E. -In B-di-af lomat P -In .. ... I.ding I.Id ... d Hills ..1I MWDOT
0 INFILTRATION BASIN AND POND ABOVE NWL
DRY SWALE/POND
(STATE SEED MIX 33-262 FORMERLY W4)
Common Name
Scientific Name
R.I.(Ib/.c)
Rat.(kglh.)
%Of Mix
Seedal sg ft
(by weight)
nodding wlid rye
Elymus canadensis
4.00
0.40
9.09%
7.64
slender wheMgmss
Elymus frachycaulus
4.00
0.40
9.10%
10.15
Virginia wlid rye
EI mus as'-
2.50
2.80
5.61%
3.85
fowl bluegrass
Poa Palustris
1.60
1.79
3.64%
76.50
big bluestem
Aaziang.. il-mfi
1.50
1.60
3.40%
5.50
Al
merican .ou h ra
Be�cham0annia
hne
1.50
1.60
3.42%
27.80
fringedbrome
Brom.. cfli-
1.50
1.88
1A4 %
6.05
Indian mss
50 bastrum...R.
I.
1.66
3.40%
6.60
switchgrass
Panlcum vi atum0.40
0.45
0.91%
2.05
Grasses Subtetal
18.50
20.74
42.03%
145.94
blue vervain
We-hesteta
0.10
0.11
0.23%
3.50
ur le pnin. clover
DI RII
0.09
0.10
0.21 %
0.50
Canada tick trefoil
Desmotlium canadense
0.09
0.10
0.21%
0.19
Early Sunflower
Helfo sis helianthcides
0.09
0.10
0.20%
0.20
blI.....
Rudbeckia h-
0.07
0.08
0.1]%
2.49
arch milkweed
Ascle las 1n0amafa
0.06
0.07
0.13%
0.10
Forbs Subtotal
0.50
0.56
1.15%
6.98
Oats
Avena safiva
25.00
28.02
56.82%
11.14
CoverCro Subtotal
25.00
28.02
56.82%
11.14
Total
94.00
49.32
100.00%
160.06
Purpose:
Temporarilyflooded awalasin
egdcu1Nrel..-ings.
Planting Ara.:
Tallgrass Aspen Parklands, Prairie Parkland, and Eastern Bm.dleaf Forest
Pmvinces. Mn/DOT Districts 2(west), 38, 4, Metro, 6, ] & 8.
DI -5 (SILT FENCE).
C FIMENT BASIN, BASH TO BE 1.1 EFFACER ITT",
OF AREA STRIPPEI. CLEAN EMP BASIN
ILL
1'0, =I'E O1,11_1�1 Al HEMADIED MEN' PAN' FULL FIAT P,AA, E,GGA
""IM"T ON GO THE IlPll 41D III 1IT4114T 116 THE
PS
OF
G"I FEE ADD To CDMP'ET' HUGE G`5`o`A` IN RUFFIG THE TIME 11.1111A El THE PIIBT THIS
QJAIF
POENNINC H NIRDDA RMPA, A RE IN
FINDS MOF BE U5TAllIP AS AAADUG OCCOPA I LOT SPICIA ASIA ITTL STAFF BE SAILIGID ONTO
OECOUDFLAT 111 11 CIIIHIP 11 CIIIHI I ES
FEEL PIMIRTS AH- ON THE PLANE THAT MIT .1 IDIDID H. PIOEFER IIIECTIME PROTECTED A,
TG ER UNOFF
RPENOICULAR Ta NE SLOPE. DI ADD AID NOT RACK BLAIE_ LEAVE A SURFACE "HION I U41 PEPS11 "M IF
IS
MUTICTO 5-1 51 MUDS' TOP' I � 2 HONG PIN AIDE OR APPIOMED IQFHl ADD DIE A INTO, IR
TIRE 1 1 211 NAI, All 1111
11 —SPIRIT To" "'T"T" AN ITT BE FINE I IIIIINSIll 1110 MIDI' 1171 1 1171
ITT 21 OF ALI
PE FER IUZER, o No/oR I ERo NBA. PER ACRE AN
DCATID ON To' FOODS SOAY' BE 0411
OU
ASHxLHAAEDEaN ISIDED AND MULOIIF T OFED AITT'ND s FGRIFFINErvcE snsAL rvsxLEA AGO E DtpiP vorvos. Avs]
TOIT'
T' (ION EI.
APRIL
CER NE A
T AL ITS ATABFIATON A ACHIIIA OR AFTER THE TEMPORA'C MEAAUREA
m1 NaUDE ALI T IANT P SIEMENT AND NFLTHATory/FL1 UPNreAO DGA Ns [AREAS REOV RNc LODSE
11 N l
LOT BENCHING DETAIL
NO SCALE
PIONEERengineering
I THE CON HE ACTOR TOR IT I PLEMEN TCON SHIFT' AN IT TATEFE BOUGED
EOTIiEIc�wNH ancs. sTrxfs, sIIcns. WAFENCE. EAci aNIFmE ofvELOIL
PMENT
BE
PERMANENTIL, FN TEMPOG AD L, 'EAED SO AN, P"T'N I THE HE AND OIL NOT EoME TO, � PERIOD
EN
IF BE LAE�A
-0 5 CONNECTED TO IF OLPFACE PAUEl MIT 1 7 GAIN TOE, PER, NILID PC
AIDE CORE, EPCFMED OIL AREA, GULF A FIVITTLIE ILVPE TO A CHIB AND IITTEI �'A
INLET, IIIIN�PIE PHIL, AFTER 111TE. THAT A111111EI TV A 111FIlE SPHEI
FOR RFT 1 4
5 IF I OUT LE TV SHE L BE PESO PER WHO CONNECT } TEMPORARY OR PERMANENT ENERDY MANDATED SOLID 2A HOIRS OF
VINNECT IN TO A ", FAIE PASTE,
AMENDED L`L`pE' 'To
S- AND/ RYAl 110 -ON THE ERDEIDN CDNTHOL PLAN_ MR olMPos SN�:EA.
DH STHEH APPIRIO METHOD
E, TOE TURNS OF IEDMENT CINTIOL PEACTCES MAF BE ADITUOTED TO ACCOMMODATE "'FET TERM ACT ITHEI
ACHATI IS NOT COMPLETE
ITIOS,
DINHEI
S N"AC OR MOST TA OR 'EMP". RY (IR PERMANEM) SEO NENTATIN BASKS OAERE TEN OR EDGE ACRES
C DAT FwATrnNRE AN�OS RRAfF TURA NAD `MON LDGT ON ANo/I, AS SIONM ON THE EROS ON CONTROL PLAIN,
WEAT IN SHOT BE P AITTAFFIED TV AN APPIOIED 'ED SENT PAN I IN To I IS A IE IT 'TE WHENEVE, A.. IT I
IF TIE PATER 1ANNEFT SE FININFRIOED TO A AGAIN PIIII TV ENTEIING FILE AFOIFAIE WATO IT SUIT BE
IDEA 0
I TOE CONTRACT OR MOST " OUT SOMEONE 10 NIPEIT THE IINITIEFUCTIN SHE VICE Ell' IE 'EN AS
I', EA IFEN1110AT I ANO SOLD CO HALF' AFTE, A 'A NFILL EENT AT SCALE, I, AN 0
REDUI REMEN SIN 21 00111 A(NOTE LL PLICAL JURISDICn DN MAv RIDEQUIRE A MDRE FREQUENT EDINTERVAL OF INSPECTFOB
Ns IrvcwEs
UNLENDESS ANOTHETHER'ET TIME FRAME IS SPIIII AT 'C LEIsco( RFITE MPGA NPDES P[RMnIFLDIVF Sjrvo lorvs x Ess EI PAT FEE
VARIE 10
o
s�
�=OPENING
FINISHED GROUND ELEVATION
PER PLAN
VARIES
PAD
GARAGE ELEVATION PER PLAN
a
A
V VARIES VARIES
A FIE FINISH GRADEIES
AT
09
HOLO
'oPsolL
dpi r
N
SUBGRADE
GRADING GRADE
7LSCA
SLAB -ON -GRADE
(TYPICAL SECTION NOT TO SCALE)
LLSTREETECTION
A
OF
11
PAD
W
VARIES 10'
3S 25
FINISH GRADE GAR GE ELEVATION PER PLAN
GRADING GRADE IF
IS' 10' VARIES VARIES
E
LOWEST OPENING 3Y PC TOPSOL
a
2,E'.
MN
'IF _ SUBGRADE
F
o a
GRADING GRADE
.� .....:' o-
C1
L PER PLAN
OWES' FLOOR 5'
BASEMf NT FLOOR
SEE TOP RAL
STREET SECTION
FIN SHED GROUND ELE NATION
PER PLAN
LOOKOUT
(TYPICAL SECTION NOT 70 SCALE)
VARIES 1G
A
PAD
2f
FINISN GRADD E GA AGf ELE VA' ON PER PLAN
GRADING GRADE
1f �iG�VARIES VARIES
FN SH GRADE
MIN.
OPSOLLOEW OWES�G I
PERSSUBGRADEw
XAN
RAD NGR GRADE SEE TYPICAL
rti-PV
11
WALKOUT
STREET SECTION
FINISHED GROUN
PLAN
(TYPICAL SECTION NOT ') SCALE)
I< A
FINISH GRADE
�� GRADING GRADE SELECT BACKFILL_
AL
MATERA
.,. T
DOWN O'OPSOL
�
TT
LECT x
�BACKFLL MA ERAL
/
SUBGRADE
�MATf RIAL ��-t \\ \.. \T \ \ \\/ \/\\//rn\%%���%//��////\//\�//////i\//:l
ti \ \ \ u j j
FISH OROOND ,T. .\ may\
:;;:;:;;:;• ):)::):):::
..: I. �
S`-°C4S"P UNSUITABLEMA�e RI
�
NON-SELECT CO.PACTED
PAC KFILL MATERIAL
SOIL
uNOlsruaeeo SOIL
yuNOISruRREo
i �.
o �ia SU B GRAD E
IN IN CORRECTION
(TYPICAL SECTION NOT 70 SCALE)
LOWOPENING STOOP ELEVATION
GRAD"k-
ELEVATION --SO
GRADING GRADE 1.T
BELOW LOW OPENING ELEVATION
GRADING GRADE
SL
CED VARIES
M --ABONTFRONT
GRADE ELEVATION
IMEIIENAY COO -CIA ICI
112
MAINT. NBENCH
INFILTRATION BASIN PONDING/TREATMENT BASIN (SEE CITY
µ 8' —15)
DETAIL STO PNIL'
WATER LEVEL
0 OUTLET ELEIS
V� 10
ENWI EV PER PLAN +A q,
r � [ ATR MUCH OUTLET ELEV
WL DU
2.0' ON—SITE CLAYEY MATERIAL THAT MEETS UNIFIED
HAVE AT CLASSIFICATION
309 PASSINGCTHE g200 SIEVANDEMU T
6 AIN LINER TO END OF AQUATIC BENCH
STORM WATER BASIN SECTION
(TYPICAL SECTION NOT TO SCALE)
'PAT' PER ARATE PER
IS" TALL "I IR TALL NO
.P=A OPENING
I
NV 916 P 1 36 E
INV�V. i9ED
ENING
PRECAST CONCRETE SLAB BASE
POND OUTLET CONTROL STRUCTURE
OCS-2DD
PIONEEReragineering
t�N5V_
NV XI�ASSD
V 89 �{
6.5o E
'�P'ICCAIT OCNI SLAB BASE
POND OUTLET CONTROL STRUCTURE
OCS-6DO
SEED WITH MN SEED MIX
NATIVE OPEN
DEPTHREQUIRED TO DRAIN SEED WITH 'MN SEED MIX 33-262
N 0
HOURSORLESSATDPMWATEP sou TH & WEST
UNDISTURBED, UNCOMPACTED�
INSITU SOIL
Vu859 O N S TE SAND z l 7 4 i
159 ORGANIC LEAF COMPOST IIA —III
SCARIFY BOTTOM 12 8' BEERIRE
PLACING AM NEE D SOILS
INFILTRATION FACILITY CROSS SECTION
INFILTRATION BASIN CONSTRUCII TEI
CONSTRUCTION SEQUENCING
1. INSTALL SILT FENCE AND/OR OTHER APPROPRIATE EROSION CONTROL DEVICES TO PREVENT
SEDIMENT FROM LEAVING OR ENTERING THE PRACTICE DU RINGU CONSTRUCTION.E BEFORE
IT
2 ALL
BE IN
AN' 11 GIAE ENT
OISTUMBN
CACTIVITY BEANS
3, PERFORM CONTINUOUS INSPECTION5OFEROSIONCONTROL PRACTICES.
4 INSTALL UTILITIES (WATER SANTARY SEWER —CTRc PHONE FIBER OPTCETC) PRIOR
TO SETING FINAL GRADE OF RETENTION DEVICE.
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 D STURBANCE.
UPON STAB L IAT IN IF CINTI BUTINO DIAINAIS AREA
120. I_ EENTMAND MULCH AT AND EA ANENT EROSION CONTROL PRACTICES
11, REICMOVE TEMPORARY EROSION CONTROL DEVICES AFTER THE CONTRIBUTING DRAINAGE AREA
IS ADEQUATELY VEGETATED.
GENERAL NOTES
I. IN THE EVENT THAT SEDIMENT IS INTRODUCED INTO THE BMP DURING OR IMMEDIATELY
FOLLOWING EXCAVATION. THIS MATERIAL SHALL BE REMOVED FROM THE PRACTICE PRIOR TO
CONTINUING CONSTRUCTION.
2 GRADINGOF RETENTION DEVICES SHALL BE ACCOMPLISHED USING LOW—COMPACTION
EAST IT 'M OUIPMENT TOPREVENT INDEILY NG 10 Ll
3 ALL SUB MATERIALS BELOW THE SPECIFIED BI ORETENTON DEPTH (ELEVATION] SHALL BE
4 STRQCTIQN TEST
s ON NFILTRATION BAST SHALL BE EOUIREO. BASIN SHALL
FILLED WITH WATER TO A MINIMUM DEPTH OF SIX INCHES (6') AND THE TIME TO DRAIN
MUST BE DOCUMENTED. THE RICE CREEK AND COON CREEK WATERSHED DISTRICTS MU57
BE NOTIFIED PRIOR TO TESTING TO OBSERVE THE RESULTS.
I, _...
DESSALK
wree e w ER n eLass s ONICIT SAL,
L MN(DjETO twusxFoj
ON
C TOP Sp A airv0 c 'S ryc) (mwElvoc]
IS—
S sTHP sues a'wEu+irvc wuresc (3,c) (mmw...
PAVEMENT '
E CT
s vaE mss " ' m rest (T. c) (mwE ;PI
A " class s wT'xEcn�E RISE T.1 OHIHIP uuESTINE)
M' F -F TYPICAL STREET SECTION
o� r
G
RIIN
ROUND
150
1;000
PROPOSED
GRADE
940
935
930
925
920
915
910
905
900
940
935
930
925
920
915
910
905
900
STREET C
PV STA: 1+6434
PVI ELEV: 919.61-
N: 72.42
LVC 9000LEC
IGH PT, STA 1+55.2
PVI STA 4410.11
PVI ELEV'. 919.10
K: 90.00
90.00
- IGH PT, ST -A 4+00.0
PVI STA: 6+30,09
PVI ELEV: 919.31
K: 85.82
LVC, 90,00
-- -
P
HIGH PT ILIO -All
._--
----o
HIGH PT ELEV. 918.9gV
0,
AGH-PT.STA''6+321
HIGH PT ELEV: 919.1
P
m
TA: 340
PV K 7: 91880
K: 22.17
s
> J.-.. -..-5
rn PVI STA: 5+00.00
Pv ELEv:
w 85.89
LEC. 90.00
--�
m
m
-
a
LVC 90.00
OW PT. STA: 372
LOW PT ELEV: 918.7
918
-
OW PT. SLA: 4+97. 94
o LOW PT ELEV: 918.70
_.. _._os0`e
iaw
�i...
_6:
is°•e
'aw
- os,_..
aw aw
055%
_.. 0
0'
.5 °e
PROPOSED
GROUND
GRADE
w
0400
STREET D
0450 1400 1450 2400
2450 3400 3450 4400 4450 5400 5450
E, w
6400 6450 7400
STREET E
ED
PV- o43o6T._.
PVI ELEV: 922,38
K: 80.00'
_ _.
_.. _._
PVl STA 0450W
PN ELEV, 922.74
K: 16.00
VC 00
HCH FIT,.sA os2o0
o� r
G
RIIN
ROUND
150
1;000
PROPOSED
GRADE
940
935
930
925
920
915
910
905
900
940
935
930
925
920
915
910
905
900
STEEL FENCE MOST (T -POST),
MINIMUM 5' LONG, 6'
— ATTACH FABRIC TO PoSTS
WITH MINIMUM 3 ZIP TIES
MAXIMUM SPACING.
(50 LB. TENSILE) PER MOST
/ IN TOP 8" OF FABRIC.
MONOFILAMENT GEOTEXTIIS
MOST NOTCHES —
3886-1 (MACH ME SLICED).
FROM FA RVICY �
NAEFUNE SLICE
/ 8"-12" DEPTH (PLUS A' HAP)
FROM FABRIC.
TRENCH MUST BE COMPACTED BY
LIGHT EQIPMENT PRIOR TO
PLACEMENTOF STEEL -
STS.24"MINIMUM
` BACKFILL WITH NATURAL
SOIL, AND COMPACT WITH
IF
IND.
/
PLACEMENT OF THE POSTS.
j LIGHTEQUIPMENTPRIORTO
DIRECTION OF
SURFACE FLOW _
"
Il' MINIMUM
POST EMBEDMEN
SHIN SLIC DDDICTI
Cottage M STANDAR SILTFENCE
GIOVe
�*•^^�,^p°"°u COTTAGE GROVE, MINNESOTA 'ON
ERO-1 ,
WOODEN LATIN SHALL BE 2" X 4" HORIZONTAL
EDSECURTLYM7HEE MEMUNOTOPTNUOU3
AROUND TOP AND BOTTOM.
POST MEMBER FASTENED IT) EAQI POST
FAARM USING 2-20D COMMON NAZIS
"
2X 4'RX 2.5'LONG / MONOFILAMENT GEOTEMILE
WOOD POSTS, 8 % FABRIC A5 PER MNDOTTABIE
REDD. 3886-1(MACHINESUCED).
ADDITIONAL 8-30"OF FABRIC
/ T\ FLAP AT BOTTOM OF BOX
8-30"FABRIC RAP BURY
PREVENT UNDERWA
1 1/2 W
ROCK L BEEP
11 WIDE
NO ES:
CONTRACTOR SHALL CONSTRUCT SILT BOX TO FIT
AROUND THE INLET -URE WITH 6" MINIMUM
CILEk CE TO EDGES OR OF S7 STRUCRIRE. SILT MO
To S;A
PLACED
EVEN "'A'STRUCTUs° eE1nw
REOPENING. TOP OF SILT Box TO
EXTEND 118" MINIMUM ABOVE EXISTING GRADE.
1/ I� Cott��DARD DETAILSFEll
zo e
`x®GrOVEage INLET PROTECTION SILT BOX
FOR BEEHIVE CASTING
COTTAGE GROVE, MINNESOTA °ah
ERO-10
PIONEERene-neer-ng
STEEL FENCE PoST(T-POST),
MINIMUM S'LONG,
MONOFIIAMENTGEOTEXTILE
FAB RIC PER MNOOTTABLE
6' MAXIMUM SPACING.
/ 3886-1 IN— INSTALLED).
�ATTALH FABRIC TO POST WITH
MI .
SOroLBPa°
TENIMUM R3ERPTI6(IN
/ rvsaE) PoST
OF FABRIC.
POST NOTCHES
TO FACE AWAY
/
FROM FABRIC.
% / TAY FABRIC IN THE TRENCH,
FTHE
OVERFLOW
OX 1111
` BACKFILL WITH NATURAL
SOIL, AND COMPACT WITH
IF
IND.
/
PLACEMENT OF THE POSTS.
j LIGHTEQUIPMENTPRIORTO
DIRECTION OF
SURFACE FLOW _
I
6
24" MINIMUM ro
EMBEDMENT
STANDARD DETAILS a"1
GQttagO HAND INSTALLED SILT FENCE J
GIDve
COTTAGE GROVE, MINNESOTA
ERO-2
GILT FENCE INBTULATI. NEIrF_
/ F �
eMOR
DLOW
T"STAMI
,IRI °MN OTHE TDAG NG DIMUM AT
FS
'VETH
AN ANG" OF 45
T / Q1. FILL a�„
INSTALL PLO MG.
IN1B11. LENS
RA.TE_.
�Cottag STANDARD DETAILS NY
G[OVe DITCHQIECKS FFEote 11
`^^^^•' LCOTTAGE GROVE, MINNESOTA ^�.E
ERtrll
ANCHOR TRENCH (SEE DETAIL
ANO NOTES BEL(W)
SILAPLE DENSTFF' SNA -1- BEA
M 'ULES lEl
SQUARE
YARD CTHISAMAY VARY AS
DIRECTED BYE aT�.
RNTR I'll) 3'
1 Nr
DIG 6 X 6' TRENOH
2. IAV BLANKET IN TRENCH
3. STAPLE AT 1.51NTERVALS 6
4. BACKFILL WITH NATURAL SOIL AND COMPACT ./
5. BLANKET LENGTH SHALL NOT EXCEED 100
WITHOUT AN ANCHOR TRENCH \, j
STANDARD DETAILS
Cottage ERosIONmN Ro01ANKEr
Grove LAS
COTTAGE GROVE, MINNESOTA
.A mcs.ro�c ER0N5
wood FDRSIR. MINIM DEIrtl �OPFH�U�G 8"?
WASHED ROCK OR J oC Jy
ooDGLIPSLIRM N a.�i
sP C[FICAnOrvs � flN�L1w
G O�
MINIMUM CUTOFF BERM
TO J
TO MINIMIZE RUNOFF FROM
SITE
I ZIP FABRIC SHALL BE PLACED UNDER ROCK
OR WODDCHIPS TO MUD MIGRATION
LHRM.H ROCK.
EN—CE MUST BE M—TAUNED
RED
PREVENT SEDIMENTATION TRACKINGTO
Cottage oNSTRNUI— NENT:,NaS
Gmve L RocKANDw000wlP
' COTTAGE GROVE,EMINNESOTA
ERO-12
CURB NG
OVERFLOW IS Y, OF
THECURB BOX
-tlE1GFT
NOTE: USE WIMCO ROAO DRAIN CG -2301
CG -3290 -VB (DEPENDING ON CASTING TYPE)
HIGH FLOW INLET PROTECTION CURB AND
GUTTER MODELS, OR CITY APPROVED EQUAL.
DEFLECTOR PLATE
FTHE
OVERFLOW
OX 1111
IF
IND.
OVERFLOWATTOP
LO
/ CRFEFFERASSEMENI
DMFE7ESSEMR,BLY I/ DIAMETE
SO"OATGLOWDPOINT
HIGH-FLOW FABRIC
Cottage
STANDARD DETASLSDOR
°-
GIOVC IEBAN INSERT�TCH y J
�"'m .• COTTAGE GROVE, MINNESOTA,
�eszw.o.o ERO-9
UNDISIURBEDVEODATON
l
TPACNED EQUIPMENT �(J�
TREADS CREATE GROOVES + ~
PERPENDICULAR TO SLOPE
DIRECTION.
NNOTE:
ALL SLOPES WITH A GRADE EQUAL TO OR STEEPER THAN 3:1
REQUIRE SLOPE TRACKING. SUDDIS WITH A GRADE MORE
GRADUAL THAN 3'.1 REQUIRE SLOPE TRACKING IF THE
STABILVATION METHOD IS EROSION CONTR0. BIANKEf OR
HVDROMULCH.
STBNERDDDE TRACKING
Grove l L
COTTAGE GROVE, MINNESOTA ` ERO-13
USE
�• USE 2 TIE BOLT
FASTENERS PER ]FROM
FRO
INSTALL AOR T 60° / `TGM OUTSIDE OF PIPE.
\ N STORM SEWER SHALL BE RCP
ANCHOR BOTH SIDES.
TRASH GUARD SIZING
PPARS H IP11 E 31ga 3..-0.BS
ISOMETRIC oe iii• g.
6" e• 3i
SEE CITY PLATE NO. STC -12 AND —3 DR RIPRAP PLACEMENT.
STANDARD DETAILS rmau�
GOttage FLARED END SECTION AND l
Grove TRASH GauaD �
COTTAGE GROVE, MINNESOTA L9211
RESIDENTIAL_28' F -F.
RAN R W
30'- 30'
GRAVEL BASE
(100% C...
rvBxnIRE(,C)
LIMESTONE)
zsPW�°33a�9.s�aNGOCJPSE
0" TYPE SP 9.5 WEARING COURSE MIXTURE (3, C)
(SPWEA330CJ
-8" CLASS S AGGREGATE BASE UN% CRUSHED LIMESTONE
SUBGRADE EXCAVATION AND AGGREGATE BACKFILL AS
THICKNESS REQUIRED) NEER (IF NECESSARY, 12 -MIN.
UIC DEIFNIll
oN
RfsIDNTUL(zei)
COTTAGE GROVE, MINNESOTA
STR�1
PIONEERengineering
RIPRAP AREA B-5
D Q R 5
12" 11' 15' T
36" 19' 15' 11'
59" 3'
98" 20' 16' 1 25' 22' 3'
(15 MEN.) ._...... .__ __.__.__._
D CY GLADEPTM
12"T029" 15 T020 CL.3 3'
2]" TO 33" 20 TO 25 CL.] 3'
36"T048" 25 T038 CL.3 3'
Z'' 54'• AND UP 22 AND UP CLA 4•
/ - (ONE ORBIC YARD IS APPROX. 2,800 LBS.J
%l 2' 3' til RIPRAP
EXTEND FA--j
SECTION A -A FABRIC TYPE IV
U ENDS -ION tilRIPRAP
�GEOTEXTILE
SECTION B FABRIC TYPE IV
STANDARD DETAILS
Cottage RIPRAP AT FLARED ENO SECTION
Grove
AL'
A"""^�^°•" em�^'v ��� COTTAGE GROVE, MINNESOTA
STO-12
0'��
fi0'
L
2�
T' TYPE
5�MEI
�j UPAry
oRTM�cH
rvoT
FXISISNG Sl1TE1 WIDTH.
CUL-DE1.
Cottage
N
TOM -RAR TDUDRN4RAouN
Gmve °
COTTAGE GROVE, MINNESOTA PahD' 1
STR J
BPWRTY/OOLOT LINE
SKIMMER
MAINTENANCE
BENCH SAFET'/ AQUATIC VEGETATION BFNCF
SIDE SLOPE PROFILE
SIDE
WITHIN HUGE S ONDER
OUTLET
PIPE 10;,'��
TYPICAL BE NCH DETAIL WITHIN POND BOTTOM.
10OF SKIMMER OUTLET
OPERTY/oULUOTLLNE
HWL
MAINTENANCE
eN01
SAFETY / AQUATIC VEGETATION BNCF
NOI—
U 1,
PONOBOTTOM
TYPICAL BENCH DETAIL
STANDARD DETAILS
Cottage TYPICAL BENCH DETAIL l
Grove auaa
COTTAGE GROVE, MINNESOTA STO-18
HYDRA III
9 .EES NAME/
LADE SIGN E fi •�� _
29 RADIUS
(TYPCAL)—
SIILSTOP SIGN
PERTY LUE,w C
3
R CL R
EJAdLS
ivPIcITY
ANDTRDLi K"'O
Co Cage
Grove NS
°'•re rne.."a+^�°""v"^' COTTAGE GROVE, MINNESOTA
.s :Tzze owc STR-28
E PROVIDE 4 -1/2" SS ANCHOR BOLTS` FIAT STEEL BATS @ 4" O.C.
NO PERPENDICULAR SUPPORT BARS
•) OUTER RING / 69-1 DR STRUCTURES LESS THAN
—DIPPED GALVANIZED GRATE IN 2
SECTION S WITH HEAVY DUTY HINGES
/ IETO SUPPORT 25D LBS/5F AND BE
AGE TO REMOVE ONE SECTION FOR
E TD STEPS BV —LNG NUTS
HIGH SIDE FROM TWO ANCHOR BOLTS SUBMIT
ID
SHOP DRAWINGS TO ENGINEER FOR
1 REVIEW PRIOR LL FABRICATION
MANHOLE — BE PLACED SO THAL
NTION IS RPNDINWi TO THE BPR
HOLE STEPS, NEENAH R398ll OR EQUAL,
16'• ON CENTER. ALUMINUM STEPS APPROVED.
E W)
ae• DIa.R TOP F s•uoa is•sD
>48" DIA. 12'• OR 24"
SEE / 0 SCHEDULE FOR E0.
SPECIFIC STRUCNBE.
ELEV_=MIXxr — —
NWL HOLE FOR -DIA.
ELEV.=X%l(.X 1' RCP
SKIMMER 15'
OPENING.DOGHOUSES MUST BE
GRO�DBOTHINSIDE
� 553 � 2' OUTSIDE OF
kI`�� AND ST.—.
6"
O �
AR E
AGGREGATE BAIXHLL
(MNCOTSPEC. 3149,11 MOD.)
STANDARD DETAILS
CGrottoveage STgrypARD SKIMMER STRUCTURE
COTTAGE GROVE, MINNESOTA STO.16 z�
DF ROADLo..X (. CUB, HEX.fBSQ.)
(DMcx GF_ eua:) 8'0' 1/2"X6"GPLVANIZ BOITS
PS
° }/IGARRWGE,HIX.ORSQ.)
x911 1
IX. GROUNI „,f J'�
1 1
1
NawNAL� /
^ 8•'x6'-0•
e• s ER
CHAD EL POSTS
—PAR"
WEIGNTHTO
3 L85/FT
NOTES:
1. THE PLACEMENT OF THE BARRICADE SHALL BE 1 -"FROM THE END OF
THE BITUMINOUS ROAD WITH THE BARRICADE CENTERED ON THE
ROADWAY FAQNG THE ROW OF TRAFFIC. BARRICADES SHALL BE PLACED
WITH MAXIMUM 6• SPACING AND SHALL SPAN ENTIRE ROPDWAY WIDTH.
2. ONLY ONE "END OF ROAD MARKER" REQUIRED PER STREET.
STANDARD DETAILS
PEaMANENT BA--E
COIta$e ,�
C� Gm We J
COTTAGE GROVE, MINNESOTA :U�rew
STR-32
SAVED
r1\
PLANT SCHEDULE
KEY
COMMON NAME/SLIE, name
ROOT
QUANTITY
INSTRUCTIONS
NORT
TMAPLE/A-1 —1 1EELFEE KENIEE/4111G lad Nolc-
25 BIB
1
}
EPE.M.N TAGKBERFI/Cllll= 011 1—Ift
GRNLESS HONEYLOCUSI/GlEdit Sia Niocalt—
25 BFB
23
NORTHERN PIN OAK/Ou c- palustris
2.1 BFB
NTRV LINDEN/Tllo -11-11 Se
BFB
I
0
SIENNA GLEN MAPLE/A s N.1.111 S1.11. GI.,
25 BIB
23
®SIGAI
MAPLE/A saccno ,-, out oin
25 BIB
24
RIVER I CH/Betula
12 BIB
28
QBLACK
HILLS SPFUCE/PlC
R&B
72
0
WHITE PINE/Pit AT—,'
G BIB
47
E- TREES
Q
SPRING SNOW CRAR/29
®S
FIFE AB/Mol
1.5' B&B
SUGARTYME CRAB/Md- 'S,g Tv
JAPANESE TREE LILAC/Sy,l,,
1 5 BIB
24
LANDSCAPE NOTES:
PROPOSED UNITS: 164
PROPOSED TREES: 417
OVERSTORY: 183
ORNAMENTAL:115
EVERGREEN: 119
EACH UNIT WILL HAVE A MINIMUM OF 5 SHRUBS
MITIGATION REQUIREMENTS: 96 CATEGORY B TREES
SEE TREE PRESERVATION PLAN FOR DETAILS
TOTAL CATEGORY B TREES PROPOSED: 302
�0
GRAPHIC SCALE IN FEET
PIONEEReV-neering
AREA A.I. 6 e 914
CONIFEROUS TREE PLANTING DETAIL
�;GdS
mwtt op',
DECIDUOUS TREE PLANTING DETAIL ..�
E1,14 C11,
M. .
Total qualifyingtrees: 218
e)
qualifying trees to be saved $ 13160'
*Trees noted as hazard,decoy, poor health, or partially dead a re excluded from calculations
r
Allowed removal: SOY. of 218 qualifyingtrees=109 trees
Tree,m6e removed131
TREE IDENTIFICATION PROVIDED BY:
Removal over threshold:22 trees
Remova:
KEN ARNDT. SR. FOREST ECOLOGIEST. CWD
MIDWEST NATURAL RESOURCES, INC.
Trees Removed:
SEE LANDSCAPE PLAN FOR PROPOSED TREES Conite rs 12-24':17
/J /
Conifers24-50':67
Hardwood 620": 10
Hardwood 20 30": 4
y1)
�� e t
III wool 11-24":22
x 2743 TO BE SAVED
/ vr, —
=TREE
Softwood 24"+: ]
X 2744 = TREE TO BE REMOVED Specimen (dec tree 30"+ or conifer 50'+):4
o
MitigaClC Requirementfor 22 removed Trees'
1. 41,e ment trees wil be mitigated with 6 Category B trees or 3 CategoryA trees per tree removed
Mitigation: 24 Category B trees or 12 Category A trees (or an equivalent combination)
�j
1. 18 Conifers over 24'will be mitigated with 4 Category B trees or 2 Category A trees per tree removed.
Mitigation: 72 Category Btrees or 36 Category A trees (or an equivalent combination)
f ,, L
Totalmitieatianreguired: 96CateeowBtreesor48CateeorvAtreesloreguivalentcambinatianl
Category A: Not less than or 12' conifer
2.5"deduous
Category B: Not less than 2.5"decidous or 6'conifer
TREE PROTECTION DETAIL
oma'' f� . _
1-1 11— EE 1Er1EI III
o NSN.r 1.aNIT o «�oN
To camcer°,N° w° ov°aNr�To,1c MnTTa1nls . as 1P�uncT
TREE PRESERVATION NOTES
\ \ p
�1 �✓ —
0
�� - - - ��
noRAARE . ANa .aEE PRo.« oNMEQ R6 s.
OE ao ,E
I 111 111 LINE 11E1 �r IN' TIEEI 11E T rE 111r)
• nn
��
o T�T�en1eeT< ae P-EMTNT o E-IM- s -ow IN TNTMTaTT
�11a eNare MED TNT TePre�seN er,NT roN rT�Ne Aeaea� aaNT aP N a
Nr 11E ar a w�rT a� � - ReM air s Te —1s Te
✓
/ ` ``/
WMM�.A
GRAPHIC SCALE IN FEETO - v�([xravn�oas Mu}
HnYf A NON Toric TREE MDUNo oREssNG YNTn THfN ON o[ LOPMEM s ES
f
PIONEEReneneering
(6F5.1)
)est-vta °"" RAVINE PAR -AY, Li.c WOODWARD PONDS
Ve o,a - TREE PRESERVATION PLAN Tl of 2
PIONEERengfneering
11wnimSPmame RE I.ignt REMOVE
'Hite sprue. ��n nmght
2711 1 wn-msPmCe mnmgnt
WM1Tesprua lmbeight
2711 10 Wh�lm sprnco 10 n netgnt
13 wi i
btesPmce beget
wmtespruLe mnelgnt
wh-msprum inn.ight REMOVE
blte spruce Helm
wh�0", 30 1h,,Rht
ght REMOVE
wnme sp'C'mne��ignt
Pn
1 Ell 011 SIR
SildviceraMaplce jor decRav along trunk P
273E R2 REMOVE
211 22 benan
ME Pino m ain night
sibcrian Elm
M1msPruce I. ELL -
-
Whire Spruce lin nelight ITLE
2741 11 WEmsprum in night
Wnite SPmce 1. ELL
M1te5prure negnr
1 1 FRROVI
Whim spruce lin night REMOVE
ELL
WM1ile Spruce lin helELL
White Spmce REin I. ELL REEMOVE
LL E
Rcd 1ZaP �in ncignt RE OVE
1713 17 Aed Pine in -1. ght
Rod Pi pc lin night REEMOVE
Rcd 1—in ncignt REMOVE
Rcd Pinc lin ncignt
2719 14Rcd Pinc in nci M1[
Red Pince 'in M1e ELL
ME Pine in night
11 RILL 1 301 1. ELL
2761 12 Red Pine n neigh[
ght
2. Ell-
p SAVE
oradopEleue Spruce g REMOVE
ztrd Ll C.Ilorad. Blue Spruce �IREMOVE
n netgnt
1 hlight REMOVE
REMOVE
orad. Elle RE,—orad. Elle Spruce
11
ELL .lad. Bl ue Spruce �����in 1-111
EMOVE
t, C.1—d. A- Sp,- 25 1, �Ight SAVE
t SAVE
orad. Elle S16
Pru
orad. Bl ue Spruce ��In ne�lgn[
.md. Bwapm� in n.ignc
men2716
2627
13,12,12
eederPlem
-
11
nsnle
REMOVE
Asn
12
M,
g
2632
34set
eri Elle l,
SAVE
VVE
32
—
REMOVE
whmospmc.
35 nneight
17
whims m
in nei nt
V.E
17
h.
REEE
n:nle
orad. Bete Sprue
h, ght
.ad.B-SPmc
mneigh<
ht
RedePmeb
h, ght
1155
11
oad. Blue Spru
inneignt
2556
22
oaao Bwo Sp
innoight
SAVE
—
15
2117
22
R'etleCed EEm
in neigM1t
26ER6
EELS 12 12
S. 11, MIP I
REMOVE
White Sprucc
in nci 1ht
SAVE
21
S.1— M.pl�
REMOVE
216
A
WM1i[c Sprucc
in ncignt
g
2.1
31
Ell
t, SpIll,
30 h� ght
SAVE
SbenanaElem
Whim Spruce
iWh
n nei ghL
Siberian Elm
WniteSpmce
inneignt
12
S. M -P
REMOVE
OTT
Wh t. SpIlL.
30 1 A, ght
REMOVE
Iver
2654
11
Iver
2568
13
White Spruce
in neigM1t
2115
17
Maple
Ivor a o
"61
16
White Sprucc
in neigM1t
Siberian ElmSAVE
2117
17,1112
M1lte Spmce
35 h. ght
SAVE
13
—MOPS
1h
hte Spce
30 n nei ght
SAVE
White Spruce
in hei ght
2663
11
. "I MIP �
SAVE
C.oad. Blue Sprue
in nei ght
REMOVE
d—, at base
ad. Bl
C.u e Spruce
in nei ghtEMOVE
11
ver
REMOVE
2661
12
sfl'M.pl�
III IFFE
21;3
26,12
Maple
S
-1
12
1led
P
3o lnbei ght
g
PREMOVE
Ceda—MIPle
SEE
REMOVE
25�36
1414 12 12 12
xElder
along trunk
Ell
—tl.rav
_SAVE
oadoEll e5 P
g
sibELL
Blu eS p
Retl Pltle
g
-3
11Black
Walnuta
21
S. M -P
2R
1 p a26SE
REMOVE
2
31
11 VEI MILE
2111
14,12
x
Eldcr
g—REMOVE
'2
MLp
2199
14171
111, ART
M -P e
14
xe1
bM
R MOVE
1,
xElder
S
2691
24
Wh12
-[c Fl -in
nci Rh[
Vle
2693
In
Whlt� P-
3S I ght
Asn
toral E1111 a[ bas.
REMOVE -POOR
2 .
12
g
HER
22
SIR" Ml
REMOVE
B'IavckeWalpnut
13
Ell-
26
in
R Cetlar1p
Rede6P3
gIAV
ELLin ncignt269S
oaao Ewe Sp�rm
g
-VTE
C'.I.ad.Bluc Sprucc
ED n h, ht
SASE
2616
1E
oad Elle Sp
oaE. Elle Spruru
P
g'
RE
S. IIIM.p
SP
I I. ght
SAVE
t.
1
h
to ppetl
21
in
Wite SPBluce
ip hei ght
2623
22,22
Ell— Ml
270)
RE
White Spruce
i 1M1t
ip ne26
REMOVE
12
Blackr
21
P
11 eight
WM1��ita Sppruce
in h21�
1711
1 RE
lWh,t. P
g ht
""" RAVINE PARKWAY, LLC WOODWARD MAFIJE —VIE MHESOTA 55369 COT—ROVE PONDS
'(6F5.1) 311
o,a - TREE PRESERVATION PLAN T2 of 2
OnIn BOLTON
& MENK
Real People. Real Solutions.
MEMORANDUM
Date: 11/14/2019
To: Ryan Burfeind, PE
From: Mike Boex, PE
Subject: Woodward Ponds Plan Review
City of Cottage Grove, MN
Project No.: N14.119528
2035 County Road D East
Maplewood, MN 55109-5314
Ph: (651) 704-9970
Fax: (651) 704-9971
Bolton-Menk.com
This memo summarizes the review of both grading documents and street & utility documents submitted
by Pioneer Engineering, dated 10/28/19 (received 10/30/19).
Sheet 1.10:
1. Identify any benchmarks and horizontal and the vertical datums used on the project.
2. Note that the City of Cottage Grove's Standard Specifications for Street and Utility Construction
shall govern for all improvements on the project.
Sheet 2.10:
The existing bituminous turnaround at Jocelyn Avenue Bay is not depicted. Please depict
anticipated removal items within the plan set. This turnaround area and existing barricades will
need to be removed. In addition, the temporary hydrants will need to be identified and
salvaged or removed as a part of the connection to the existing water system.
Sheet 4.10:
4. Military Road and associated driveways and drainage culverts should be removed from Joliet
Avenue to County Road 19. This section of Military Road should then be replaced with a
bituminous trail, consistent with the segment northwest of Joliet Avenue. The trail location
should be adjacent to the existing trunk sanitary sewer manholes in order to provide access.
The southbound right turn lane on CSAH 19 should be restriped to eliminate this
movement; Pioneer should coordinate with Washington County accordingly. The
northbound left on CSAH 19 should remain in place, and a small section of Military
should remain as a turnaround for vehicles to head south to the Cedarhurst Mansion.
5. The developer should work with the utility companies to remove existing overhead lines along
Military underground adjacent to the proposed plat.
The Street B island should be designated as an Outlot to be owned and maintained by the home
owner's association (HOA), and it should include a blanket drainage and utility easement over it.
a. The cul-de-sac should be generally consistent with City standard detail STR-4, including:
H:\C0TT\N14119689\1_Corres\C_To Others\119689 Plan Review 2019-11-14.docx
Bolton & Menk is an equal opportunity employer.
Woodward Ponds Review
Page: 2
i. A 28' face to face dimension shall be maintained around the island. The island
size should therefore be reduced.
ii. The right-of-way should have a 65' radius when landscape islands are present.
This should result in a 15' boulevard behind back of curb.
iii. B618 curb and gutter should be used on the center island.
7. Joliet Avenue should remain 36' face to face as it connects to Ravine Parkway, please modify the
existing intersection accordingly.
8. It is preferred that the permanent street section of Street A be constructed to the eastern plat
line and the temporary cul-de-sac be located on the adjacent property and encompassed by an
easement. In addition, public utilities (sewer and water) should be extended beyond the
permanent street section for future connection.
9. The private street between Joliet Avenue and Street A shall be a minimum width of 22' face to
face and signed for no -parking on both sides of the street.
10. The sidewalk connection from Street A to Jocelyn Avenue does not have a receiving ramp to the
north. Please propose a method to direct and receive pedestrians to the sidewalk on the north
side of Jocelyn Avenue.
11. Jocelyn Avenue should be stubbed east of Joliet Avenue for a future extension. Permanent
barricades and future street extension signs should be provided per City standard details STR-31
and STR-32.
a. Due to this street extension, east -west pedestrian ramps should be provided along the
north side of Jocelyn Avenue at Joliet Avenue.
12. Future Street extension signs per detail STR-31 should be added to the barricades at the end of
Street A.
13. Identify park/open space marker installations on the plans. The City's parks department will
provide locations.
14. Clarify if a monument sign for the development is proposed and where it will be located. If
desired, it should be located on HOA property.
15. Provide horizontal alignment/curve information for review.
Sheet 5.10:
16. Final plans will require plan and profiles of utilities to understand utility cover across the length
of pipe, crossings, and clearances between crossings. Plan sheets should be presented at a 50 -
scale or larger.
17. Please show service information on each lot (wye station, curb box elevation, sewer elevation at
upstream end of service, top of riser elevation if applicable).
18. PVC pipe classes for public sanitary sewer are listed in Note #1. Please determine the maximum
cover over each pipe run and label the proposed pipe class on the plans.
19. Note #2 should be revised as there is 12" watermain depicted on Joliet Avenue.
20. Please note that butterfly valves are required on 12" watermain per city standard detail WAT-4.
Valve locations will be reviewed when plans are submitted at a suitable scale and additional
notes call out all applicable watermain improvements.
Botton & Menk is an equal opportunity employer.
Woodward Ponds Review
Page: 3
21. If common areas are to be irrigated please identify where irrigation services will be necessary
per City standard detail SER -12. Additionally, please provide an irrigation plan such that conduit
crossings of the public streets, if required, can be identified (and minimized) on the plans.
22. Design the restrained length of the dead-end water main and label it on the plans.
23. Please pothole and provide documentation verifying the existing sanitary sewer pipe elevation
under Ravine Parkway to ensure the proposed sewer system will serve the area north of Ravine
Parkway.
24. 8" sanitary sewer and watermain stubs should be extended to the east at the Jocelyn/Joliet
intersection to pick up future development to the east. These utility stubs should extend
beyond the permanent pavement section and easement should be obtained beyond the plat if
necessary.
25. Add stationing to the utility plans for reference.
ShPPr 1; ?n.
26. Final plans will require plan and profiles of utilities to understand utility cover across the length
of pipe, crossings, and clearances between crossings. Pipe sizes and materials (including class of
pipe) shall be labeled. Plan sheets should be presented at a 50 -scale or larger.
27. Provide 3' minimum cover over storm pipe in the street and 2' min cover in greenspace. Profiles
with pipe sizes identified will clarify if cover requirements are met.
28. Minimize storm pipe behind the curb where possible. For example:
a. The pipe from CBMH-632 to CBMH-631 does not appear to be contained within right-of-
way.
If CBMH-539 is not needed for drainage (it's at a high point), consider converting it to a
storm manhole and repositioning sewer and water such that the storm sewer can be
primarily within the roadway.
29. The first storm structure upstream of a stormwater basin and within the street shall be a sump
structure per city detail STO-6 (e.g. CBMH-512).
30. Make STMH-501 an overflow structure per city standard detail STO-18. Revise the grading
around the structure such that the rim (low edge of grate) is at or just above the 100 -yr HWL of
Basin 500, and at least a foot below the 904.5 EOF.
a. Due to the adjacent boulevard grading along Ravine Parkway, it appears that the low
portion of the adjacent boulevard is approximately 905.5. Please revise Basin 500's
905.0 EOF over the trail to be 1 -foot below the boulevard (904.5). Sheet 6.11 should
therefore be updated accordingly and the trail removal and replacement limits may
need to be adjusted slightly to maintain a 5% maximum trail grade.
31. A storm sewer structure schedule shall be provided which identifies structure diameter, casting,
applicable City Detail Plate number, and special notes such as sump depth if applicable.
32. Identify the access route for Basin 200 on the plans, located over the pipe from CBMH-544 to
the pond. The maintenance bench on both Basin 200 and 500 should also be hatched or
otherwise identified.
33. Add stationing to the utility plans for reference.
Botton & Menk is an equal opportunity employer.
Woodward Ponds Review
Page: 4
ShPPt 53(1
34. A street lighting plan will be required with the final plans that depicts the following.
a. Residential lights should be approximately 200-250 feet apart located between multi-
family buildings and at street intersections.
b. Streetlights should be located along the sidewalk side of the street.
c. Feed point cabinet locations and source of power should be identified on the plan.
d. Identify wire sizes on the plan. Wire to be placed in conduit (1.5 -inch minimum NMC).
35. Make the following changes to the streetlight locations:
a. Add a streetlight at the back side of the Street B cul-de-sac/eyebrow.
Add an additional streetlight near the east plat line on Street A. Empty conduit from the
last light to the plat line should be provided for future extension.
Depict the existing streetlight at the Jocelyn Avenue Bay and 66th Street Intersection as
well as the existing light at the end of the existing temporary turnaround on Jocelyn
Avenue. Make a note to relocate the existing streetlight at the end of the temporary
turnaround to the Military Road trail crossing. Conduit should be extended from the
current streetlight location to the new location adjacent to the trail. The distance
between the Jocelyn Avenue Bay/661h Street streetlight and the new streetlight at the
trail will be approximately 300 -feet. Eliminate the proposed streetlight by lot #1. The
distance between the new streetlight at the trail and the proposed streetlight by lot #6
will be approximately 300 -feet.
d. Depict the existing streetlight at the Jocelyn Avenue and 66th Street Intersection as well
as the existing light at the end of Jocelyn Avenue. Make a note to relocate the existing
streetlight at the end of Jocelyn Avenue to the Military Road trail crossing. Conduit
should be extended from the current streetlight location to the new location adjacent to
the trail. The distance between the Jocelyn Avenue/66th Street streetlight and the new
streetlight at the trail will be approximately 300 -feet. Eliminate the proposed streetlight
behind lot #70. The distance between the new streetlight at the trail and the proposed
streetlight at the Street A/Jocelyn Avenue intersection will be approximately 250 -feet
e. Remove the proposed light at the southwest corner of Joliet Avenue and Ravine
Parkway since a street light is already present at the intersection.
36. In accordance with the City's sign policy, stop signs should be removed at the following
locations:
a. Street A at Jocelyn Avenue
b. Street Cat Jocelyn Avenue
c. Street C at Street A
37. Due to the extension of Joliet Avenue, a stop sign should be added on 66th Street for vehicles
traveling southeast approaching Joliet Avenue.
38. The mid -block pedestrian ramp location should be marked with both a W11-2 and W16-713 sign,
please make the appropriate addition to sign 3 in the signage legend.
Botton & Menk is an equal opportunity employer.
Woodward Ponds Review
Page: 5
a. Please move the pedestrian crosswalk signs immediately behind the crosswalk such that
signs don't block pedestrians for approaching traffic.
b. Revise the marked crosswalk to 12" white ground -in poly -preform crosswalk lines.
Sheet 6.11:
39. All EOF elevations should be labeled on the plan.
40. It is preferred to create an EOF between buildings at Jocelyn Avenue at the low point near
station 4+00. The EOF should be at an elevation of approximately 913.6 and direct stormwater
to Basin 500.
41. Some building pad elevations appear to be missing, for example at lots 10-12.
42. Additional spot elevations should be provided on the grading plan to clarify right-of-way
elevations near building pad corners and elevations adjacent to the public outlots where
applicable.
43. Intersection details to clarify drainage patterns and grades shall be submitted for all street
intersections.
44. It appears a 5% maximum longitudinal grade is planned on the trail to Ravine Parkway. Please
label the grade on the plans for clarity.
45. The berm width between Basin 500 and the infiltration basin should be a minimum of 10' for
access and should be labeled as such.
Sheet 6.12:
46. The minimum grade of greenspace areas is 2%. Please ensure areas meet the 2% minimum
requirement. In particular, the northwestern side of Basin 200 does not appear to be 2%
between the 920 and 918 contours.
47. Verify all lots have low opening and adjacent grades labeled, for example lot 136 is missing.
48. Lots 109-110 appear to be 6 -inches higher than lots 111-113, please confirm if this is the intent.
49. The developer should consider grading and drainage improvements along existing Military Road
such that the City can effective maintain the corridor. For example, the area of Military Road
adjacent to lots 141-164 is nearly flat. Please evaluate grading modifications and providing
additional storm leads and structures from CBMH's 635-637 to pick up drainage.
Sheet 6.30:
50. Identify the depth and type of material that will be placed in the Street B island (e.g. landscape
rock).
Sheet 6.41:
51. To avoid confusion, the outlet structure grate should specifically reference the grate on city
detail STO-16, and it would be preferred that the visual representation and notes from STO-16
be displayed on this sheet.
52. The existing section of Joliet Avenue between Military Avenue and 70th Street has B618 curb and
gutter. B618 curb and gutter should therefore be extended on Joliet Avenue north to Ravine
Parkway, except for the portion with direct driveway access. Therefore, D428 curb and gutter
Botton & Menk is an equal opportunity employer.
Woodward Ponds Review
Page: 6
should be provided from the catch basin near station 3+00 up to the parking lot radius north of
lot 109.
53. On Joliet Avnue, revise the pavement section to provide two lifts, 3" SPWEB330C and a future
1.5" SPWEA330C.
54. The existing portion of Jocelyn Avenue north of 66th Street has B618 Curb and gutter. When the
temporary turnaround is removed, B618 curb and gutter should be extended to the Military
Road trail crossing. Once north of the trail, the typical curb can transition to D428. An
additional typical section should be provided showing the station ranges of each curb type, and
curb changes should be labeled in plan view somewhere within the plans.
55. In general note #4, remove the references to Rice Creek and Coon Creek watersheds and replace
with "the City of Cottage Grove."
Sheet C7.10-7.12:
56. Vertical curves should be designed for stopping sight distance. Minimum K values of 19 (crest)
and 37 (sag) should be evaluated.
Sheet C8.10-8.11:
57. Add the following city detail plates to the plans:
a. Sanitary sewer manholes (SAN -1 and SAN -2)
b. Concrete hydrant pad (WAT-9).
c. Hydrant (WAT-1)
d. Gate valve (WAT-3) and butterfly valve (WAT-4)
e. Dead end water line (WAT-8)
f. Services (SER -1)
g. Irrigation service, if applicable (SER -12)
h. Storm sewer structures (STO-4, STO-5, STO-6, STO-7, STO-9)
i. Pond benching detail (STO-15)
j. Overflow structure (STO-18)
k. Future Road Extension Sign (STR-31)
I. Permanent barricade (STR-32)
m. Streetlight (LGT-2) and concrete base (LGT-7).
The need for additional details will be reviewed during final plan submittal/detailed design.
58. Curb ramps in the public right-of-way shall be constructed per MnDOT standard plan 5-297.250.
Consider adding these documents to the plans.
Sheet L1:
59. The City Forester will review the landscape plan for details related to tree species and planting
locations. In general, the following restrictions should be applied to the plan:
a. Deciduous trees should be located a minimum of 5' off any utility pipe
Botton & Menk is an equal opportunity employer.
Woodward Ponds Review
Page: 7
b. Coniferous trees should be located a minimum of 15' off any utility pipe
c. No trees should be located within a storm pond HWL
d. No trees should be located within a storm pond's 20' access route
i. Due to the proposed pond access, the tree near CBMH-544 should be removed.
ii. Trees should not be planted on the berm/access route between Basin 500 and
the infiltration cell.
60. Please depict all surface features such as traffic signs and streetlights on the landscape plan to
help identify potential conflicts.
a. Some trees are currently shown directly over hydrants and will need to be relocated.
Stormwater:
61. HydroCAD:
a. The HydroCAD simulations of existing and proposed conditions include existing ponds
10013, 200P, 300P and 400P and proposed ponds 10013 and 300P that all are simulated to
start empty at elevations ranging from about 2 feet to 5 feet below the outlet structure
crests. To be conservative, the 100 -year 24-hour precipitation event should be
reanalyzed with these ponds starting at a pool level equal to the outlet structure crests
so that the 100 -year highwater elevations and outflow rates not under predicted due to
an assumption that these depressions will be dry before a simulated flood
b. Please note that digital copies of the final version stormwater models and shapefiles or
CAD drawings of existing and proposed drainage areas are to be submitted to the City
once the review and revision process is complete.
62. Rational Storm Sewer Design:
a. Storm sewer should be sized to a 5 -year rational method design. Submit rational
method design calculations for the storm sewer system. Please submit a drainage map
for each catchment. Include individual pipe segment velocities with calculations for
review.
The City Surface Water Management Plan requires that: "Trunk facilities should be
analyzed and designed to accommodate the 100 -year ponded discharges plus 5 -year
rational flows from areas that enter the trunk to be carried to the next storage area
downstream.."
The storm drain design downstream from OCS 200 will need to be sized to carry
the 100 -year discharge from Pond 200P (10.2 cfs). Update these pipes in the
rational table.
The storm drain downstream from OCS 500 will need to be sized to carry the
100 -year discharge from Pond 500P (13.1 cfs). Include this pipe segment in the
rational table.
iii. Extend the Storm Drain from CB -637 to the property line for future connection
to storm near off-site pond 100P. Size this pipe and those downstream to carry
the 100 -year discharge from off site pond 10013 of about 11 cfs. Include this pipe
in the rational table.
Botton & Menk is an equal opportunity employer.
Woodward Ponds Review
Page: 8
iv. Include the future 100 -year discharge of about 10 cfs from the Off-site Pond
300P in the storm drain capacity at CB -568 and downstream. Update these
pipes in the rational table.
63. Volume Control:
a. A design infiltration rate of 0.8 inches/hour has been recommended in the geotechnical
report and is consistent with the MPCA Stormwater manual design rate for SP soils. A
note on Sheet 6.41 states: "Post construction test on infiltration basin shall be
required...."
i. The Surface Water Management Plan indicates: At the discretion of the City
Engineer, post -construction testing of infiltration/filtration rates within
stormwater basins will be required, or post -construction records of water level
measurements within stormwater basins will be required, to verify that design
infiltration/filtration rates and drawdown periods will be met."
b. Pipe sizes and elevations are not shown between the NURP Pond 500P and the
Infiltration Basin. Please add the pipe sizes and elevations to the plans.
c. A skimmer structure should be installed at the outlet from NURP 500P pond to the
infiltration basin to prevent debris, organics, trash, hydrocarbons, oil & grease from
entering the infiltration basin.
Skimmer structures are proposed at the outlets of the NURP ponds (200P and
500P).
d. Clay Liner. Sheet 6.41 indicates 2 feet of on-site clayey material that meets unified soil
classification GC, SC, CH, or CL and Must have at least 30% passing the #200 sieve.
i. The City standard is to place a 1 -foot minimum clay liner along pond bottom up
to pond NWL. Liner shall have a maximum permeability of 1x10-6 cm/s with a
minimum 15% passing the #200 sieve.
e. The infiltration basin detail on Sheet 6.41 includes a 1 -foot thickness of soil media with a
composition listed as 15% Organic Leaf Compost, 85% Onsite Sand. For a more
successful vegetation establishment, the City recommends providing a Filter Topsoil
Borrow (MnDOT 3877.2G) consisting of 70% sand (meeting the gradation requirements
of 3126 "Fine Aggregate for Portland Cement Concrete") and 30% Grade 2 Compost
(MnDOT 3890). Lower compost levels have typically proved difficult when establishing
vegetation in basins.
64. Rate Control
a. The HydroCAD models have starting pool elevation issues to resolve, so please revise
and update the rate control analyses when the models are updated.
65. Freeboard:
a. For backyard and side -yard conveyance and temporary ponding areas, there must be at
least 1 foot between the overland overflow elevation and the low adjacent grade
elevation of the adjacent structure.
Botton & Menk is an equal opportunity employer.
Woodward Ponds Review
Page: 9
b. Pond Freeboard standards: For stormwater facilities with emergency overflows, the low
adjacent grade elevation for all new structures must be a minimum of 3 feet above both
the peak surface water elevation for the 100 -year precipitation event and 2 feet above
the emergency overflow elevation of any immediately adjacent new stormwater basin.
i. Adequate freeboard is not provided from the Pond 500P (not 2 feet above 500P
EOF).
ii. Adequate freeboard is not provided from the Pond 200P (not 2 feet above 200P
EOF).
66. NPDES Construction Stormwater Permit: As this project disturbs more than 1 acre, an NPDES
Construction Stormwater Permit and SWPPP will be required.
Botton & Menk is an equal opportunity employer.