HomeMy WebLinkAbout11A Sullivan Pines
City Council
Action Request Form
March 18, 2020
Community Development
Regular Agenda
Sullivan Pines
1. Adopt Ordinance No. 1022 approving a zoning amendment to change the zoning of property
located north of 65th Street South and East of Geneva/Century Avenue from AG-2, Agricultural and
R-2.5, Residential Single Family, to R-3, Single Family Residential with a Planned Unit Development
(PUD).
2. Adopt Resolution 2020-042 approving the preliminary plat for Sullivan Pines, which will consist of
247 lots for single-family homes.
CC Memo
Site Plan dated 3/5/20
Plan Review Letter dated 2/21/20
Planning Commission Minutes Excerpt
Zoning Amendment Ordinance
Preliminary Plat Resolution
TO: Honorable Mayor and City Council
Jennifer Levitt, City Administrator
FROM: Emily Schmitz, Senior Planner
DATE: March 12, 2020
RE: Sullivan Pines – Zoning Amendment & Preliminary Plat
Proposal
TEG Holdings (The Excelsior Group) is requesting approval for a zoning amendment and prelim-
inary plat on a total of 121.16 acres of land located north of 65th Street and east of Geneva/
Century Avenue. The current zoning of the parcels is AG-2, Agricultural, and R-2.5, Residential
Single Family; the Developer is proposing a zoning change to R-3, Single Family Residential, with
a PUD, Planned Unit Development, allowing for flexibility in development requirements. The plat
for this residential subdivision is proposed to be called Sullivan Pines and will consist of 247
residential lots for single family homes.
Location Map
Honorable Mayor, City Council, and Jennifer Levitt
Sullivan Pines – Zoning Amendment & Preliminary Plat
March 12, 2020
Page 2 of 20
Review Schedule
Application Received: January 30, 2020
Application Accepted: January 30, 2020
Planning Commission Meeting: February 24, 2020
City Council Meeting: March 18, 2020
60-Day Review Deadline: March 30, 2020
Background
Site Conditions
The entire project site is mainly tilled fields while the northeast corner is covered with dense
deciduous and coniferous tree canopy. This unique natural area (approximately 33 acres) also
maintains an approximate 10-acre wetland area.
Existing Property Conditions
The proposed site abuts the recently approved Bailey Woods development (41 single family lots)
to the southeast and the Highland Hills neighborhood in the northeast corner. The project area
also borders the City of Newport to the west and the City of Woodbury to the north. The 1.89-acre
farmstead on the south side of the project parcel (residence and out-buildings) is proposed to be
a part of the development and the existing structures are planned to be removed as a part of this
development.
Honorable Mayor, City Council, and Jennifer Levitt
Sullivan Pines – Zoning Amendment & Preliminary Plat
March 12, 2020
Page 3 of 20
Council Workshop
The Developer met with City Council at a workshop on January 15, 2020. The Developer pre-
sented their preliminary plans for development of the site and welcomed Council’s feedback at
the preliminary stage of development planning. The Council, overall, welcomed the preliminary
development design but did provide the following feedback to the Developer:
Requested removal of proposed lots along the future park area opening the view of the open
space as residents travel through the neighborhood.
Indicated parking should be proposed as bump out on street parking as opposed to a parking
lot area within the park.
Neighborhood Meeting
The Developer (The Excelsior Group) held a neighborhood meeting on February 13, 2020. Notice
of the neighborhood meeting was sent to surrounding property owners within 500 feet of the pro-
ject 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.
Three residents and a representative of the landowner attended the neighborhood meeting. Below
is a summary of the comments, questions, and concerns that were received:
Two residents attended, whose properties abut the proposed future park area in the northeast
corner of the site, were interested to know how far the future trail would be spaced from their
property lines and the timing of the trail installation.
o Staff indicated the park master plans are very preliminary and that level of detail has
not been verified. Staff provided them with the City’s Parks Director contact information
to keep them informed of the timeline and trail location as the park planning process
continues.
Planning Commission Meeting
The Planning Commission heard the applicant’s request at their February 24, 2020 meeting. No
residents spoke for or against the request at the public hearing. The Commission made note of
the importance of the open view to the park area and preserving the natural existing features of
the property as a part of the proposed development. The Commission recommended approval to
the City Council with a 6-0 vote.
Plan Review
The dates of the full plan set utilized for this review were submitted by Alliant Engineering and are
dated 1/29/2020. The applicant has since submitted an updated site plan dated: 3/05/20, which
addresses the following comments that have surfaced during the plan review process:
Lots have been removed along the park area allowing for 12 bump-out parking stalls for
the future park.
Lots have been adjusted within the cul-de-sac of “Road B” to allow a 30-foot trail corridor
between the parcel property lines and the wetland buffer.
Cul-de-sac islands are shown within the cul-de-sacs throughout the development.
Honorable Mayor, City Council, and Jennifer Levitt
Sullivan Pines – Zoning Amendment & Preliminary Plat
March 12, 2020
Page 4 of 20
Sidewalks have been provided on both sides of Goodview Avenue.
The 1.89-acre parcel has been included in the development site plan.
The updated site plan dated 3/05/20 will require a full set of plans to be submitted for formal review
and approval of the final plat.
Planning Considerations
Land Use and Zoning
The property is guided for Low Density Residential in the current 2030 Comprehensive Plan and
the proposed 2040 Comprehensive Plan. No changes in land use are proposed with the develop-
ment.
2040 Land Use Map
The property is currently zoned AG-2, Agriculture, and R-2.5, Residential Single Family. The re-
quested rezoning from AG-2 to R-3, Single Family Residential, with a Planned Unit Development
(PUD) Overlay, would be in accordance with the long-term growth plan for the parcels. Low Den-
sity Residential allows for 1 to 4 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 low density residential land uses. The de-
veloper is proposing single-family lots for the property, which is consistent with the City’s Future
Vision 2040 Comprehensive Plan.
Honorable Mayor, City Council, and Jennifer Levitt
Sullivan Pines – Zoning Amendment & Preliminary Plat
March 12, 2020
Page 5 of 20
Trail and sidewalk connections are proposed and acceptable to the City.
The proposed preliminary plat and grading plan are consistent with the low-density residential
land use designation for this area.
Preliminary Plat
The preliminary plat, as proposed, depicts a logical development given the performance standards
of the zoning district. The plat consists of 247 units, which equates to a density of 2.03 units per
acre, aligning with the Comprehensive Plan guidance of 1-to-4 units per acre.
Preliminary Site Plan (dated: 3/05/20)
Honorable Mayor, City Council, and Jennifer Levitt
Sullivan Pines – Zoning Amendment & Preliminary Plat
March 12, 2020
Page 6 of 20
Zoning Development Standards
The development performance standards of the requested zoning district classifications are
detailed below:
Lot Development Performance Standards
Proposed Zoning Sullivan Pines
R-3 R-3/PUD
Standard
Minimum Lot Area 10,000 sf 6,300 sf
Minimum lot width 75 feet 55-65 feet
Minimum side yard setback House 7.5 feet 7.5 feet
Minimum front yard setback 30 feet 25 feet
Lots 2-8, Block 1: 30 feet
Minimum rear yard setback 35 feet 35 feet
Corner lot setback 20 feet 20 feet
Maximum Principal structure height 30 feet 35 feet
Lot widths range between 55 feet and 65 feet wide and an average lot area between 16,500
square feet (0.34 acres) and 6,300 square feet (0.14 acres). A reduced front yard setback will
allow for greater rear yard green space and will align the proposed development with recently
approved developments in the area. Lots 2 to 8, Block 1, along Highland Hills Lane will be required
to maintain the 30-foot front yard setback that was also required in the Highland Hills and Bailey
Woods neighborhoods to the east. With the continuation of Highland Hills Lane into the proposed
development, maintaining the 30-foot front setback on these lots abutting Highland Hills Lane will
create uniformity throughout the street corridor.
30-foot Front Yard Setback Lots
Honorable Mayor, City Council, and Jennifer Levitt
Sullivan Pines – Zoning Amendment & Preliminary Plat
March 12, 2020
Page 7 of 20
Homeowners Association
A homeowners association (HOA) will be created for the Sullivan Pines development. This HOA
will be responsible for implementation and enforcement of required covenants for the develop-
ment. These covenants must include private regulations regarding maintenance of common areas
and HOA-owned outlots (outlots that do not include storm infrastructure) within the development
including cul-de-sac islands and monument sign outlots.
Density
The density of the proposed Sullivan Pines development is 2.03 units per acre. The density range
for the Low-Density Residential Land Use District is 1-4 dwelling units per acre. The proposed
development meets the Comprehensive Plan standards.
Transportation
Access is proposed to the development through the extension of Goodview Avenue at the 65th
Street roundabout into the site from the south as well as through the extension of Highland Hills
Lane from the Bailey Woods development to the east.
Site Access Points
With the proposed development layout, traffic that currently utilizes Geneva/Century Avenue, an
unimproved gravel local street, will route onto the neighborhood collector (Goodview Avenue)
which will extend through the new development from 65th Street to the northwest corner of the
Honorable Mayor, City Council, and Jennifer Levitt
Sullivan Pines – Zoning Amendment & Preliminary Plat
March 12, 2020
Page 8 of 20
property (Woodbury). By “rerouting” Geneva/Century to connect to 65th Street at the newly in-
stalled roundabout, the traffic trips at the 65th Street and Geneva/Century intersection will be
significantly reduced. This reduction in the number of trips at this intersection would be ideal con-
sidering the unsafe grades and sight lines that currently exist at this intersection. Given the City
boundary between the Cities of Newport and Cottage Grove (at the westerly property line) is at
the center line of Geneva/Century, discussions are taking place to determine the future of this
section of unimproved roadway between the two communities. A potential option might be
removal of the northern connection of Geneva/Century to 65th Street.
This option would significantly reduce the amount of traffic on the roadway as well as a reduction
in future road maintenance costs as only four Newport properties would directly access this sec-
tion of roadway. The City of Cottage Grove continues to work closely with the City of Newport to
determine the future of this segment of road.
65th Street Roundabout Improvements
The Developer will also be responsible for upgrading the northern leg of the 65th Street round-
about as part of the development. With the improvements, the trail along 65th Street will also be
required to be extended to the western city boundary. The existing pedestrian crossing at the west
end of the roundabout will be required to be removed and a pedestrian ramp constructed at the
permanent pedestrian crossing location at the roundabout further to the east, as indicated above.
The existing pedestrian ramps were installed as a temporary measure until such time develop-
ment continued in the area. The same pedestrian crossing modifications will be required as a part
of the High Pointe development in the southwest corner of the roundabout as well.
Goodview Avenue will be constructed as a 36-foot face-to-face roadway, with a 66-foot right-of-
way. The remainder of the streets are proposed to be 28-foot wide public streets face-to-face with
a minimum of 60 feet of public right-of-way. The applicant has conducted a traffic evaluation,
which indicates the proposed development would have a minimal operational impact on the sur-
rounding roadway network and neighborhoods.
Honorable Mayor, City Council, and Jennifer Levitt
Sullivan Pines – Zoning Amendment & Preliminary Plat
March 12, 2020
Page 9 of 20
Street names have been designated per Washington County’s uniform street naming guide. The
proposed street names have been reviewed and approved by the City’s Public Safety Department
to ensure the most efficient emergency response to the area. All street names must be labeled
on the final plat.
Proposed Street Names
All proposed cul-de-sacs are required to have a centered landscape island constructed to the
City’s standard detail and to be maintained by the HOA. These cul-de-sac islands, the entrance
median, and the proposed monument sign must be platted as outlots to be owned and maintained
by the HOA.
Honorable Mayor, City Council, and Jennifer Levitt
Sullivan Pines – Zoning Amendment & Preliminary Plat
March 12, 2020
Page 10 of 20
Cul-De-Sacs Requiring Landscape Islands
All assessment waiver conditions from the 65th Street assessment must be met and fees paid
prior to the release of the final plat for recording.
Trails and Sidewalks
The 16-foot boulevard between the back of the curb and the property lines for each parcel will
allow for the required sidewalk along each local street within the development. A sidewalk will be
required to extend from the sidewalk stubbed at the east property line abutting the Bailey Woods
development and continue along the extended Highland Hills Lane. A sidewalk will extend to the
northerly property boundary along both sides of Goodview Avenue allowing for safe pedestrian
travel to the middle school. At the southerly connection of Goodview to 65th Street, a sidewalk
will connect pedestrian traffic to the trail system that extends east and west along 65th Street on
the north and south sides of the street.
The Developer will be responsible for construction/extension of the trail along 65th Street to the
west, terminating at Geneva Avenue during the first phase of development. A future trail
Honorable Mayor, City Council, and Jennifer Levitt
Sullivan Pines – Zoning Amendment & Preliminary Plat
March 12, 2020
Page 11 of 20
connection will be made to the sidewalk along Goodview Avenue allowing access for pedestrians
into the passive park area and trail system.
Proposed Sidewalk and Trail Connections
Stormwater Management Plan
Storm sewer will be extended from all streets to the stormwater basins proposed throughout the
development. 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. The Developer has depicted
these required pond access routes to all proposed ponding areas and will be required to dedicate
the accesses as an easement to the City. These property owners on either side of these access
routes will be required to maintain the vegetation to the centerline of the access.
Honorable Mayor, City Council, and Jennifer Levitt
Sullivan Pines – Zoning Amendment & Preliminary Plat
March 12, 2020
Page 12 of 20
Stormwater Infrastructure
Outlots that do not contain ponding will be required to be owned and maintained by the HOA.
Outlots to be maintained by the HOA include, F and H. Outlot J shall be deeded to the City for
future 65th Street improvement right-of-way and Outlots A-E, G, and I will be dedicated to the City
for maintenance of storm infrastructure and for future City park area.
The preliminary stormwater management plan and wetland delineation, dated September 20,
2019, was submitted and reviewed by the City’s engineering staff, and their comments are in-
cluded in a plan review letter dated February 21, 2020. The Developer’s engineering consultant
will continue to work with the City Engineer and SWWD to address stormwater requirements.
Honorable Mayor, City Council, and Jennifer Levitt
Sullivan Pines – Zoning Amendment & Preliminary Plat
March 12, 2020
Page 13 of 20
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 include 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 (dated: 1/29/20) was reviewed by the City’s engineering staff, and
their review comments are included in the February 21, 2020, memorandum. Additional grading
review will be required upon submittal of an updated plan set. These plans are required to be
submitted and approved prior to issuance of a grading permit.
Utilities
The development parcel is located within the Metropolitan Urban Service Area (MUSA) and have
public utilities available at Highland Hills Lane at the east property line. This location is a stub from
the Bailey Woods development. Water will be connected from the available pipe at Goodview
Avenue and 65th Street and Highland Hills Lane while sewer will be connected at Highland Hills
Lane.
The City’s engineering staff is reviewing the need and the ability to stub utilities for future devel-
opment within the Cities of Newport and Woodbury. Woodbury has indicated the parcels along
their southerly border with Cottage Grove are guided as rural lots, which would be greater than
one acre in size and would not require public utilities for development.
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 February 21,
2020, addresses the connections for the project. Drainage and utility easements are required over
all utility connections and infrastructure, allowing the City access to public infrastructure.
Tree Preservation
City Code Title 11-6-19 requires completion of a tree inventory (all qualifying trees) for the entire
project area of a proposed development. Inventories can be completed as an individual tree in-
ventory and/or large woodland tract inventory. An individual inventory provides the tree species,
diameter inches, and health of each individual qualifying tree on site. A large woodland tract (con-
tiguous canopy equal to 7,500 square feet or greater), can be utilized to get an average of the
qualifying inches within preserved canopy areas without inventorying each individual qualifying
tree.
The Developer is proposing to dedicate approximately 33 acres of densely wooded open space
(yellow shaded area below). A large woodland tract inventory method was used for this area and
identified approximately 157,635 significant inches of qualifying trees within the woodland areas,
utilizing the proxy calculation within the zoning code. The remainder of the 119-acre parcel was
inventoried individually indicating approximately 18,105 significant qualifying inches. The devel-
oper is permitted to remove 35 percent of the qualifying inches from the site, which would be
approximately 61,509 significant inches. The developer is proposing to remove approximately
Honorable Mayor, City Council, and Jennifer Levitt
Sullivan Pines – Zoning Amendment & Preliminary Plat
March 12, 2020
Page 14 of 20
16,656 qualifying inches or 9.48 percent of the total significant inches on the site while preserving
the large woodland tract areas within the northeast corner as well as mature trees along the east-
erly property line abutting the Bailey Woods development; therefore, no mitigation is required.
Tree Inventory Areas
The initial tree inventory submittal for the Sullivan Pines development did not include the 1.89-
acre exception parcel with the existing farmstead and outbuildings. The parcel will now be in-
cluded in the overall development and therefore, an inventory of the trees on the parcel will be
required to be submitted prior to final plat approval. The woodland tract method can be utilized
for the dense wooded areas within this 1.89-acre site.
Landscaping
City Code requires a minimum amount of landscape plantings be installed as a part of single-
family development projects within the City. Required plantings include boulevard trees (one per
lot, two per corner lot), and individual lot landscaping as indicated in the below table:
Honorable Mayor, City Council, and Jennifer Levitt
Sullivan Pines – Zoning Amendment & Preliminary Plat
March 12, 2020
Page 15 of 20
Required Landscape Calculation
The Developer has provided a landscape plan indicating the proposed locations of the required
boulevard trees (one for each lot). The City Forester has reviewed the location and species of
each boulevard tree to ensure tree locations do not interfere with utility infrastructure, pond access
routes, hydrants, traffic signage, and street lighting. The City Forester’s comments have been
included in the engineer review memo dated January 21, 2020 and will be required to be complied
with. A landscape escrow will be required to be submitted prior to issuance of a building permit
in the amount of 150 percent of the landscape cost for the boulevard trees.
City Code Title 10-5-3 requires an additional four trees (one coniferous and three deciduous) and
ten shrubs be planted at each single-family lot. These required plantings are typically installed
after construction of the residence and can be placed anywhere within the single-family lot. The
Developer must work with the builder and property owner to ensure the appropriate plantings are
installed prior to the issuance of a certificate of occupancy. Proposed lots with proposed villa
products shall be permitted to install two trees in addition to the required boulevard tree on the
lot. These trees can be either a deciduous or coniferous tree. The additional two trees per lot are
required to be planted elsewhere within the development; 25% of the total required trees to be
planted must be a coniferous species to create variety within the development. An updated land-
scape plan indicating proposed tree locations on the villa lots and throughout the development
shall be submitted for review and approval as a part of the final plat.
The Developer is proposing ponding along the extent of the development parcel along 65th Street.
This ponding will create a natural buffer of the single-family lots from the 65th Street ROW and
maintain the buffer that has been continued within development to the east of this proposed pro-
ject. In order to streamline the 65th Street corridor, landscape plantings will be required along
Honorable Mayor, City Council, and Jennifer Levitt
Sullivan Pines – Zoning Amendment & Preliminary Plat
March 12, 2020
Page 16 of 20
65th Street above the high-water level of the proposed ponding areas and will be required to be
installed with the first phase of the development. All landscape areas throughout the project will
be required to be irrigated and a landscape plan submitted with final plat application. These areas
will be required to be maintained and mowed by the HOA.
Park Land and Open Space
A minimum of 10 percent of developable area shall be required to be dedicated as park or open
space for new developments to provide residents with public recreation facilities per City Code
Title 10-4-3. The City’s Comprehensive Plan guides the northeast corner of this parcel for future
passive park and open space area. The Developer would be required to dedicate the park lands
as required. The Developer is proposing to dedicate approximately 11.45 acres of open space,
which meets the City’s Zoning Code minimum requirement therefore, no park dedication fee is
required.
Planned Parks and Open Space – 2040 Comprehensive Plan
Honorable Mayor, City Council, and Jennifer Levitt
Sullivan Pines – Zoning Amendment & Preliminary Plat
March 12, 2020
Page 17 of 20
Prior to the development interest in the parcel, a master plan had not yet been approved for the
2040 future park area. A passive park master plan was created by the City’s consulting engineer
and proposed to the Parks Commission at their February 11, 2020 meeting. Their comments
included:
Bump out parking should be required along Goodview Avenue.
The six lots proposed along the park entrance should be removed to provide a park vista view
when traveling through the development.
o The Developer has provided an updated plan since the approval of the park master plan.
The proposed site plan, indicated throughout this report, has removed the six lots along
the park area and provided 12 bump-out parking spaces along Goodview Avenue.
Approved Planned Passive Park Master Plan
The proposed development would provide for pedestrian connections to the park area via side-
walks and trails. The park would also have access from neighboring developments through the
City’s expansive trail system. Future park infrastructure will include a trail throughout the wetland
area. Potential future park amenities include park benches, passive play areas, boardwalk, and
overlook areas. Park land markers are required to be installed at the corners of properties abutting
all City owned outlots (ponds and park lands).
Honorable Mayor, City Council, and Jennifer Levitt
Sullivan Pines – Zoning Amendment & Preliminary Plat
March 12, 2020
Page 18 of 20
Park Land Marker Locations
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 (not including the 1.89-acre exception parcel). 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 Devel-
oper.
Honorable Mayor, City Council, and Jennifer Levitt
Sullivan Pines – Zoning Amendment & Preliminary Plat
March 12, 2020
Page 19 of 20
Development
Excelsior Group has indicated they would like to see a variation of three to four different builders
within the development. They have not yet solidified the builders that would be involved within the
development but have noted the phasing of the project would allow for a wide variation of product
types including a potential villa product on the proposed 55-foot wide lots in the southwest portion
of the development.
Note: the site plan below does not align with the most up-to-date site plan, although it continues
to indicate the location of the smaller lot sizes (55-foot wide lots) versus the larger lot sizes (65-
foot wide lots) as well as a preliminary phasing of the project:
Development Phasing
Honorable Mayor, City Council, and Jennifer Levitt
Sullivan Pines – Zoning Amendment & Preliminary Plat
March 12, 2020
Page 20 of 20
Fencing
Any fencing proposed on lots along 65th Street will be required to be uniformly designed with
uniform color. The developer should communicate that all new property owners of Lots 1 to 8,
Block 1; Lots 1 to 3, Block 7; and Lots 28 to 42, Block 10, should plan for installation of fencing
with uniform design and color. This shall be included in the HOA covenants.
Public Hearing Notices
Public hearing notices were mailed to 54 property owners who are within 500 feet of the proposed
subdivision and published in The Bulletin on February 12, 2020.
Recommendation
That the City Council approve:
1. A zoning amendment to change the zoning of property located north of 65th Street South and
East of Geneva/Century Avenue from AG-2, Agricultural and R-2.5, Residential Single Family,
to R-3, Single Family Residential with a Planned Unit Development (PUD).
2. A preliminary plat for a residential subdivision to be called Sullivan Pines, which will consist of
247 lots for single-family homes.
Attachments:
– Site Plan 03/05/2020
– Engineering Review Memorandum 02/21/2020
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UNSX835308391,LCSX835308391,loohcS_ONSX835308391,TXSX835308391,REDROB_835308391,ONSX835308391,VNSX835308391,VXSX835308391,:sferX
.NEDDIBROFSICETNATSYBDEZIROHTUATAHTNAHTREHTOESOPRUPYNAROFESURO
gwd.406C_835308391\\steehsnalP\\gwD\\DAC\\835308391\\evitca\\8391\\puorgkrow\\10f-1921su\\\\:emangniwarD
NOITCUDORPER.CETNATSFOYTREPORPEHTERASGNIWARDDNASNGISEDLLAOTSTHGIRYPOCEHT
mp13:2-8102/50/30:etaDtolP
.YALEDTUOHTIWCETNATSOTDETROPEREBLLAHSSNOISSIMOROSRORREYNA-GNIWARD
EHTELACSTONOD.SNOISNEMIDLLAROFELBISNOPSEREBDNAYFIREVLLAHSROTCARTNOCEHT
44+521ENILHCTAM44+521ENILHCTAM
OF
SHEET
4
555555
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4
444444
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1
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4
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4
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999999
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1
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1
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888888
111111
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78+711ENILHCTAM78+711ENILHCTAM
FERXTNEMNGILA_835308391,LCSX835308391,ONSX835308391,VXSX835308391,VNSX835308391,TXSX835308391,YPOC-TXSX835308391,REDROB_835308391,YPOC-VNSX835308391,YPOC-VXSX835308391,:sferX
.NEDDIBROFSICETNATSYBDEZIROHTUATAHTNAHTREHTOESOPRUPYNAROFESURO
gwd.109C_835308391\\steehsnalP\\gwD\\DAC\\835308391\\evitca\\8391\\puorgkrow\\10f-1921su\\\\:emangniwarD
NOITCUDORPER.CETNATSFOYTREPORPEHTERASGNIWARDDNASNGISEDLLAOTSTHGIRYPOCEHT
mp44:3-8102/50/30:etaDtolP
.YALEDTUOHTIWCETNATSOTDETROPEREBLLAHSSNOISSIMOROSRORREYNA-GNIWARD
EHTELACSTONOD.SNOISNEMIDLLAROFELBISNOPSEREBDNAYFIREVLLAHSROTCARTNOCEHT
NN
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.NEDDIBROFSICETNATSYBDEZIROHTUATAHTNAHTREHTOESOPRUPYNAROFESURO
gwd.109C_835308391\\steehsnalP\\gwD\\DAC\\835308391\\evitca\\8391\\puorgkrow\\10f-1921su\\\\:emangniwarD
NOITCUDORPER.CETNATSFOYTREPORPEHTERASGNIWARDDNASNGISEDLLAOTSTHGIRYPOCEHT
mp54:3-8102/50/30:etaDtolP
.YALEDTUOHTIWCETNATSOTDETROPEREBLLAHSSNOISSIMOROSRORREYNA-GNIWARD
EHTELACSTONOD.SNOISNEMIDLLAROFELBISNOPSEREBDNAYFIREVLLAHSROTCARTNOCEHT
1
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.NEDDIBROFSICETNATSYBDEZIROHTUATAHTNAHTREHTOESOPRUPYNAROFESURO
gwd.209C_835308391\\steehsnalP\\gwD\\DAC\\835308391\\evitca\\8391\\puorgkrow\\10f-1921su\\\\:emangniwarD
NOITCUDORPER.CETNATSFOYTREPORPEHTERASGNIWARDDNASNGISEDLLAOTSTHGIRYPOCEHT
ma85:8-8102/50/30:etaDtolP
.YALEDTUOHTIWCETNATSOTDETROPEREBLLAHSSNOISSIMOROSRORREYNA-GNIWARD
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LCSX835308391,UNSX835308391,UXSX835308391,LNSX835308391,TXSX835308391,REDROB_835308391,ONSX835308391,VNSX835308391,VXSX835308391,:sferX
.NEDDIBROFSICETNATSYBDEZIROHTUATAHTNAHTREHTOESOPRUPYNAROFESURO
gwd.101E_835308391\\steehsnalP\\gwD\\DAC\\835308391\\evitca\\8391\\puorgkrow\\10f-1921su\\\\:emangniwarD
NOITCUDORPER.CETNATSFOYTREPORPEHTERASGNIWARDDNASNGISEDLLAOTSTHGIRYPOCEHT
ma82:01-8102/50/30:etaDtolP
.YALEDTUOHTIWCETNATSOTDETROPEREBLLAHSSNOISSIMOROSRORREYNA-GNIWARD
EHTELACSTONOD.SNOISNEMIDLLAROFELBISNOPSEREBDNAYFIREVLLAHSROTCARTNOCEHT
POT@
.APS"3
.APS"3
SRAB
SRAB
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"2"0-'5
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gwd.106E_835308391\\steehsnalP\\gwD\\DAC\\835308391\\evitca\\8391\\puorgkrow\\10f-1921su\\\\:emangniwarD
NOITCUDORPER.CETNATSFOYTREPORPEHTERASGNIWARDDNASNGISEDLLAOTSTHGIRYPOCEHT
ma04:01-8102/50/30:etaDtolP
.YALEDTUOHTIWCETNATSOTDETROPEREBLLAHSSNOISSIMOROSRORREYNA-GNIWARD
EHTELACSTONOD.SNOISNEMIDLLAROFELBISNOPSEREBDNAYFIREVLLAHSROTCARTNOCEHT
OF
SHEET
"6-'2
"41
"11
"42
1ETONEES,ELBAIRAV
TEKCOS
RETEM
"0-'5
PLATE NO.PLATE NO.
LAST REVISION:
LAST REVISION:
.NIM"2/1-82
.NIM"2/1-12
COTTAGE GROVE, MINNESOTA
COTTAGE GROVE, MINNESOTA
"42"8"81"84
.NIM"42
"27
48_LGT25.DWG
48_LGT26.DWG
REDROB_835308391,:sferX
.NEDDIBROFSICETNATSYBDEZIROHTUATAHTNAHTREHTOESOPRUPYNAROFESURO
gwd.106E_835308391\\steehsnalP\\gwD\\DAC\\835308391\\evitca\\8391\\puorgkrow\\10f-1921su\\\\:emangniwarD
NOITCUDORPER.CETNATSFOYTREPORPEHTERASGNIWARDDNASNGISEDLLAOTSTHGIRYPOCEHT
ma14:01-8102/50/30:etaDtolP
.YALEDTUOHTIWCETNATSOTDETROPEREBLLAHSSNOISSIMOROSRORREYNA-GNIWARD
EHTELACSTONOD.SNOISNEMIDLLAROFELBISNOPSEREBDNAYFIREVLLAHSROTCARTNOCEHT
OF
SHEET
"0-'03
REDROB_835308391,:sferX
.NEDDIBROFSICETNATSYBDEZIROHTUATAHTNAHTREHTOESOPRUPYNAROFESURO
gwd.107E_835308391\\steehsnalP\\gwD\\DAC\\835308391\\evitca\\8391\\puorgkrow\\10f-1921su\\\\:emangniwarD
NOITCUDORPER.CETNATSFOYTREPORPEHTERASGNIWARDDNASNGISEDLLAOTSTHGIRYPOCEHT
ma74:01-8102/50/30:etaDtolP
.YALEDTUOHTIWCETNATSOTDETROPEREBLLAHSSNOISSIMOROSRORREYNA-GNIWARD
EHTELACSTONOD.SNOISNEMIDLLAROFELBISNOPSEREBDNAYFIREVLLAHSROTCARTNOCEHT
BAILEY WOODS
11
150'
OF
08/15/17 GD25
Common Ground Alliance
LAST REVISED:08/09/19
100'
2
Call 48 Hours before digging:
811 or call811.com
DATE:
SHEET NUMBER:
50'
WALKOUT/LOOKOUT (0.7'AT GARAGE DOOR
LOT CORNER ELEVATIONREAR GROUND GRADE ATBELOW BASEMENT FLOORELEVATION FOR WALKOUT)MINIMUM BASEMENTFLOOR ELEVATIONLOT NUMBERFRONT GROUND GRADE
INLET PROTECTION
EROSION CONTROL CHECKS/BIOROLLS
SOIL BORING LOCATIONINDEX CONTOURINTERVAL CONTOURSPOT ELEVATIONCL-CL ELEVATIONTOP AND BOTTOM OF RETAINING WALLSTORM SEWERTREE LINEROCK CONSTRUCTION ENTRANCEEROSION CONTROL BLANKET
PROPERTY LINEHIGH/LOW POINTPROPOSED GRADEEMERGENCY OVERFLOWPROPOSED STREET PROFILE GRADEPOND NORMAL WATER LEVELSILT FENCESILT FENCE-POST GRADING
0021715.00
0'
989.6
980.6
DRIVEWAY
G
TYPICAL LOT
02
88
TW=XXX.XX
900.00HP/LP900.00CL-CL900.00BW=XXX.XX
99
99
983.0983.0991.0
X.XX%
0.00%
VARIES
PROPOSED
E.O.F.
980.0
989.2
PROJECT NUMBER:
TO PROPOSED GRADE. ELEVATIONS AND HOUSE STYLES SHOWN ARE ENGINEERS SUGGESTED
INDICATES A CUSTOM HOUSE PAD WHICH HAS NOT BEEN COMPLETELY GRADED OR PREPAREDDESIGN FOR CUSTOM LOTS AND SHOULD BE VERIFIED WITH THE DEVELOPER.
02
TO FRONT GROUND GRADE AT GARAGE DOOR.
88R = RAMBLER, GRADED FOR 8.0' OF DIFFERENCE FROM BASEMENT FLOOR ELEVATION TO FRONT GROUND GRADE AT GARAGE DOOR. GRADE AT THE LOOKOUT TO THE FRONT GROUND GRADE AT THE
GARAGE DOOR.WO = FULL BASEMENT WALKOUT, GRADED FOR 8.0' OF DIFFERENCE FROM THE REAR GROUND GRADE AT THE WALKOUT TO FRONT GROUND AT GARAGE DOOR.
R(1) = RAMBLER, GRADED FOR 7.3' OF DIFFERENCE FROM BASEMENT FLOOR ELEVATIONLO = FULL BASEMENT LOOKOUT GRADED FOR 5.0' OF DIFFERENCE FROM THE REAR GROUNDSOG = SLAB ON GRADE UNIT.
900.00
99
TWO ROWS OF SILT FENCE (SEPARATED BY 8 FEET); ORSILT FENCE AND A TOPSOIL BERM (STABILIZE BERM WITH MULCH); ORSILT FENCE AND FIBER LOGS; ORTOPSOIL BERM AND FIBER LOGS (STABILIZE BERM
WITH MULCH).
DRAINAGE ARROW
EXISTING
3.1.3.2.3.3.3.4.
ALL SILT FENCE AND OTHER EROSION CONTROL FEATURES SHALL BE IN-PLACE PRIOR TO ANYAND SHALL BE CONSIDERED INCIDENTAL TO THE GRADING CONTRACT. IT IS OF EXTREMEIMPORTANCE TO BE AWARE OF
CURRENT FIELD CONDITIONS WITH RESPECT TO EROSION CONTROL.TEMPORARY PONDING, DIKES, HAY BALES, ETC., REQUIRED BY THE CITY SHALL BE INCIDENTAL TO THEGRADING CONTRACT.ALL STREETS DISTURBED
DURING WORKING HOURS MUST BE CLEANED AT THE END OF EACHWORKING DAY. A ROCK ENTRANCE TO THE SITE MUST BE PROVIDED ACCORDING TO DETAILS TOTHE SURFACE WATER.
EXCAVATION/CONSTRUCTION AND SHALL BE MAINTAINED UNTIL VIABLE TURF OR GROUND COVERHAS BEEN ESTABLISHED. EXISTING SILT FENCE ON-SITE SHALL BE MAINTAINED AND OR REMOVEDREDUCE TRACKING
OF DIRT ONTO PUBLIC STREETS.REDUNDANT PERIMETER SEDIMENT CONTROLS ARE NECESSARY WHEN SOIL DISTURBANCE IS WITHIN50 FEET OF SURFACE WATERS. REDUNDANT SEDIMENT CONTROLS COULD INCLUDE:REDUNDANT
SEDIMENT CONTROLS MUST BE INSTALLED PRIOR TO DISTURBING WITHIN 50 FEET OF
GRADING AND EROSIONCONTROL LEGEND
4.
1.2.3.
GENERAL EROSION CONTROL NOTES
CM/S WITH
12701 Whitewater Drive, Suite #300Minnetonka, MN 55343
(952) 937-5150(952) 937-5822(888) 937-5150
Fax
Phone
ALL CONTOURS AND SPOT ELEVATIONS ARE SHOWN TO FINISHED SURFACE/GUTTER GRADESAND LAYOUT.THE CONTRACTOR SHALL VERIFY THE LOCATION AND ELEVATION OF EXISTING UTILITIES ANDTOPOGRAPHICAL FEATURES
WITH THE OWNERS AND FIELD-VERIFY PRIOR TO CONSTRUCTION.THE CONTRACTOR SHALL IMMEDIATELY NOTIFY THE ENGINEER OF ANY DISCREPANCIES ORVARIATIONS FROM PLAN.ALL CONSTRUCTION SHALL CONFORM
TO LOCAL RULES.CLAY LINER IN WET POND CELL SHALL HAVE A MAXIMUM PERMEABILITY OF 1x10A MINIMUM OF 15% PASSING THE #200 SEIVE.
UNLESS OTHERWISE NOTED.REFER TO THE SITE PLAN/RECORD PLAT FOR MOST CURRENT HORIZONTAL SITE DIMENSIONSPOSITIVE DRAINAGE FROM THE SITE MUST BE PROVIDED AT ALL TIMES.
2.4.
GRADING & DRAINAGE NOTES 1.3.5.6.
BAILEY WOODS
COTTAGE GROVE, MINNESOTA
AS NEEDED
EXISTING DRIVEWAYS
LICENSE NO.
RESTORE BOULEVARDS
REMOVE AND REPLACE
RYAN M. BLUHMDATE:
SILT FENCE (TYP)
INLET SEDIMENT CONTROL (TYP)
EDEN PRAIRIE, MINNESOTA 55344
7500 FLYING CLOUD DRIVE, SUITE 670
PULTE HOMES OF MINNESOTA
POST GRADING SILT FENCE (TYP)
TREE CLEARING LIMITS (TYP)
CITY COMMENT REVISIONSCITY COMMENT REVISIONSCITY COMMENT REVISIONSCITY COMMENT REVISIONSL9B2 GRADING AND STORM REVISION
SILT FENCE (TYP)
07/03/201907/25/201908/09/201908/26/201909/10/2019
INITIAL ISSUE:REVISIONS:
CHF
RMB
DWR
WETLAND BUFFER (TYP)
ONSITE MATERIALS
INSTALL 1' CLAY LINER UP TODESIGNED:CHECKED:DRAWN:
NORMAL WATER LEVEL USING
N:\\0021715.00\\DWG\\CIVIL\\GRADING\\0021715.00S-GD01.DWG
BAILEY WOODS
940935930925920
14
5
L
OF
C
P
C
R
150'
10/30/19
GUTTER ELEVATION
TOP-924.94
Common Ground Alliance
5
WM CROSSING
Call 48 Hours before digging:
811 or call811.com
DATE:
SHEET NUMBER:
%
100'
900.006
3
.
0
50'
, UNLESS OTHERWISE NOTED.
@
PROPOSED
5
5
L
1" =
C
P
0021715.00
C
" AND GATE/BUTTERFLY VALVE BOXES SHALL BE
50'
R
"
5
1
-
F
" TO
"
L
7
5
900.00
1
0'
EXISTING
ALL RCP SHALL BE CLASS
RADIUS TO BE B618 CURB & GUTTER WITH 10' TRANSITIONSFROM SURMOUNTABLE CURB & GUTTER.20'-4" DRAINTILE NEEDED EACH SIDE OF CATCH BASIN AT LOWPOINTSPER CITY STANDARDS, CATCH BASIN CASTINGS
SHALL BESUMPED 1" BELOW GUTTER LINE, MANHOLE CASTINGS SHALL BESUMPED SUMPED PLACE FLARED ENDS IN THE SLOPE AT A POINT HALF THEDIAMETER OF THE PIPE.
GENERAL NOTES 2.3.4.5.
LEGEND 1.
PROJECT NUMBER:
2
%
5
3
.
0
@
5
L
C
2
P
C
CBMH-15A
RRE=931.00IE=12" (S) 928.00
"
5
1
-
%
F
0
L
5
.
9
0
9
1
@
5
L
C
P
C
R
"
2
1
-
F
1
L
5
3
1
ADJUST/RECONSTRUCT
PED. RAMP (TYP.)
RELOCATE HYDRANT2' BEHIND PROPOSEDSIDEWALK
12701 Whitewater Drive, Suite #300Minnetonka, MN 55343
CBMH-15B
RE=931.00IE=12" (N) 927.33IE=12" (S) 927.33
ADD PED RAMP
FOR EAST-WESTPEDESTRIAN TRAFFIC
%
%
2
0
0
5
.
.
1
0
(952) 937-5150(952) 937-5822(888) 937-5150
@
@
5
L
C
0
P
C
Fax
Phone
R
"
2
1
-
F
L
TOP-925.39
6
9
1
WM CROSSING
CBMH-15
RE=932.56IE=12" (N) 927.02IE=24" (W) 926.81IE=27" (E) 926.81
APRONS AND DRIVEWAYS. SEE GRADINGAPRONS TO ACHIEVE ADA COMPLIANCE
REMOVE AND REPLACE EX. CONCRETEPLAN. REMOVE AND REPLACE CURB AT
ADJACENT TO CURBADDITIONAL DETAIL
5' CONCRETE SIDEWALK (TYP.)SEE GRADING PLAN FOR
TREES AS NEEDED
RESTORE SOD, REPAIRIRRIGATION, AND TRIMFOLLOWING SIDEWALKCONSTRUCTION
CONNECTIONS
REMOVE AND REPLACEPAVEMENT AS SHOWNFOLLOWING UTILITY
RELOCATE STREETLIGHT2' BEHIND PROPOSEDSIDEWALK. INSTALLHANDHOLE BEHINDSIDEWALK IF NEEDED
REMOVE EXISTING GRAVELFIELD ACCESS DRIVEWAY ANDRESTORE WITH TOPSOIL AND SEED
935925
940930920
TRAFFIC BARRICADES
REMOVE EXISTING BAILEY WOODS
REMOVE TEMPORARYSTRUCTURE AND 8"PVC PIPING. EXTENDEXISTING RCP TOCBMH-15
COTTAGE GROVE, MINNESOTA
950945940935930925920915910
8
2
10
7
8
9
43 LF-27" RCP8
CL 3 @ 0.23%
CBMH-17
CL 5 @ 0.52%
50 LF-12" RCP
PVI STA = 7+61.31PVI ELEV = 933.28
32' F-F ROAD SECTIONSTA-6+32
BEGIN TRANSITION TO
CBMH-15 STA: 7+51RE=932.56IE=12" (N) 927.02IE=24" (W) 926.81IE=27" (E) 926.81
PED. RAMP (TYP.)
20' RAD. (TYP.)
933.11
6
TEEHS
EES
9 4
STA-7+61
932.3
E
VRUC
SLLIH D
NALH
GIH
%
0
5
.
CL 5 @ 0.48%
27 LF-12" RCP
A.D. = 2.41%TOP-925.89
89.12' VC
L.P ELEV = 932.67L.P. STA = 6+93.06PVI STA = 7+04.00PVI ELEV = 932.42K = 37.00PVC = 6+59.44ELEV = 932.83PVT = 7+48.56ELEV = 933.09
1
LICENSE NO.
WM CROSSING
21 STMH-EX
RE=932.88
13
CBMH-25
RE=934.06IE=12" (W) 928.91IE=12" (S) 928.91
32' F-F ROAD SECTION
932.68
6
CONNECT TO EXISTING
AT LOWPOINTS (TYP.)
INSTALL 4" DRAINTILE932.2
7
8
CL 3 @ 1.03%
61 LF-24" RCP
TOP-926.81
RYAN M. BLUHMDATE:
WM CROSSING
932.91
932.3
IE=15" (S) 927.44
IE=12" (N) 927.92
CBMH-16 STA: 6+90
RE=932.14IE=24" (W) 927.44IE=24" (E) 927.44
CBMH-26
RE=934.06IE=12" (SW) 929.04IE=12" (E) 929.04
7
CL 5 @ 0.50%
30 LF-12" RCP
933.37
5
CB-27 RE=933.19IE=12" (NE) 929.19
0'
3
932.4
TOP-926.016
10
11
PED. RAMP (TYP.)
B
B-
WM CROSSING
'
0
6
CURB & GUTTER (TYP.)
W
O
INSTALL 4"DRAINTILE R
CL 3 @ 0.67%%
68 LF-24" RCP
IE=12" (N) 928.657
CBMH-17 STA: 6+22RE=932.65IE=21" (W) 927.90IE=24" (E) 927.90
6
SURMOUNTABLE CONCRETE
933.829
.
0
932.7
@
4
FILL ABANDONDED PIPE WITH SAND
REMOVE EXISTING FLARED END ANDL
C
P
C
BULKHEAD EXISTING PIPE AT BOTH SIDES.
R
3
"
934.27
4
WM CROSSINGTOP-928.60
1
CBMH-19
2
933.2
5
-
5
F
L
P
1
%
9C
6
1
R
8
2.
"
0
2
1
1
EDEN PRAIRIE, MINNESOTA 55344
-
@
F
934.737500 FLYING CLOUD DRIVE, SUITE 670
L5
L
933.64
5C
20' RAD. (TYP.)
ADJUST G.V. (TYP.)
CBMH-28 RE=936.72IE=12" (W) 932.03IE=12" (SE) 932.03
4
PED. RAMP (TYP.)
5' CONCRETE SIDEWALK (TYP.)
1' INSIDE PROPERTY LINE (TYP.)
PULTE HOMES OF MINNESOTA
3935.18
934.3
4
STMH-18 STA: 4+29
RE=934.61IE=21" (W) 929.76IE=21" (E) 929.76
TOP-929.51
3CL 5 @ 0.85%
27 LF-12" RCP
2
1DRAINAGE & UTILITYEASEMENT (TYP.)
3
WM CROSSING
935.64
CBMH-29
RE=936.77IE=12" (SW) 932.26IE=12" (E) 932.26
937.0
6 TEEHS
EES
CL 5 @ 0.74%
30 LF-12" RCP
E
VRUC
SLLIH
DNALH
GIH
HIGHLAND HILLS LANE
CB-30
RE=936.48IE=12" (NE) 932.48
IE=21" (W) 930.82
CBMH-19 STA: 3+01
RE=935.57IE=12" (NW) 931.57IE=21" (E) 930.82
TOP-929.24
2936.09
937.6
3
2
CONSTRUCTION STATEACCESS ROADWM CROSSING
RESTORE TRAIL TO PREIF DAMAGED FROM SITE
4
11
10
936.63
PED. RAMP (TYP.)
ADJUST MH (TYP.)
938.9
1
1
A.D. = 4.09%
L.P ELEV = 936.31L.P. STA = 2+75.69PVI STA = 2+00.00PVI ELEV = 937.00K = 37.00151.38' VCPVC = 1+24.31ELEV = 940.78PVT = 2+75.69ELEV = 936.31
%
6
1937.77
4
.
940.2 STMH-20 0
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CITY COMMENT REVISIONSCITY COMMENT REVISIONSCITY COMMENT REVISIONSCITY COMMENT REVISIONSL9B2 GRADING AND STORM REVISION
@
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HYDRANT PAD(TYP.)
1
PVI STA = 1+00.00PVI ELEV = 942.00
%
0
CONSTRUCT CONCRETE
SIDEWALK
0
.
942.06
5
-
1
CHF
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REQUIREMENTS
RESTORE WITH TOPSOIL AND SEED
CBMH-21
RE=938.00IE=12" (S) 934.00
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REMOVE EXISTING GRAVEL/BITUMINOUS
APRON. REMOVE DEPRESSED CURB AND
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FIELD ACCESS DRIVEWAY AND CONCRETE
TEMPORARY CDS PER CITY
0
TURNAROUND AND AT END OF
INSTALL TRAFFIC BARRICADES 10'
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INSTALL FUTURE
ROADWAY SIGN
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950945940935930925920915910
DESIGNED:CHECKED:DRAWN:
N:\\0021715.00\\DWG\\CIVIL\\UTIL\\0021715.00S-ST01.DWG
BAILEY WOODS
14
OF
150'
10/30/19
Common Ground Alliance
Call 48 Hours before digging:13
811 or call811.com
DATE:
SHEET NUMBER:
100'
4" PVC SCHEDULE 40 CONDUIT CROSSINGS
STREET LIGHTUNDERGROUND CONDUITELECTRICAL TRANSFORMERHANDHOLE
0021715.00
50'
0'
PROPOSED
PROJECT NUMBER:
EXISTING
CONDUCTORS IN CONDUIT SHALL BE BURIED AT A DEPTH OF 24" FROM GRADE TO TOP OFCONDUIT.THE CALCULATED (WORST-CASE) VOLTAGE DROP ASSOCIATED WITH BRANCH CIRCUITSVOLTAGE DROP CALCULATION BASED
ON INSTALLATION OF 55W, 240V LED HOLOPHANE SERIESCONDUCTORS AND ONE (1) #8 AWG COPPER GROUND CONDUCTOR WITHIN 1.5" SCH 80 PVCCONDUIT TO EACH LIGHT POLE, TERMINATE ON FUSE HOLDER ON
EACH POLE. INSTALL TWOCONDUCTOR FROM FUSE HOLDER TO POLE-MOUNTED LUMINAIRE. WIRING, FUSING,GROUNDING, AND GROUNDING ELECTRODE PER DETAIL LGT-7 ON SHEET 9.CIRCUIT RATING.
SEE SHEET 9 FOR MORE INFORMATION ON LIGHT POLE AND LUMINAIREFEEDING PROJECT STREET LIGHTING LOADS IS 0.52%. THIS VALUE IS BELOW THE 3% MAXIMUMRECOMMENDED VOLTAGE DROP PER NEC FINE
PRINT NOTE (NEC 210.19 AND NEC 215.2).PTUE2-P20 SERIES FIXTURES.PROVIDE PHASE CONDUCTORS CONSISTING OF TWO (2) - #6 AWG, XHHW-2, COPPER(2) - #12 AWG THHN/THWN CONDUCTORS AND #12 AWG
EQUIPMENT GROUNDINGSTREET LIGHT METERING PEDESTAL AND METER SOCKETS TO BE PROVIDED PER EXCELSTANDARDS. PER EXCEL ENERGY CONSTRUCTION INSTALLATION STANDARD TABLE 1B, FOR50KVA EXCEL
TRANSFORMER, PROVIDE A SERVICE METER PEDESTAL WITH 22KAIC (MIN) SHORT
4.
1.2.3.5.
LIGHTING LEGENDLIGHTING NOTES:
12701 Whitewater Drive, Suite #300Minnetonka, MN 55343
(952) 937-5150(952) 937-5822(888) 937-5150
Fax
Phone
BAILEY WOODS
COTTAGE GROVE, MINNESOTA
LICENSE NO.
RYAN M. BLUHMDATE:
EDEN PRAIRIE, MINNESOTA 55344
7500 FLYING CLOUD DRIVE, SUITE 670
PULTE HOMES OF MINNESOTA
CITY COMMENT REVISIONSCITY COMMENT REVISIONSCITY COMMENT REVISIONSL9B2 GRADING AND STORM REVISIONREVISE STREET LIGHTING PLAN
07/25/201908/09/201908/26/201909/12/201910/25/2019
INITIAL ISSUE:REVISIONS:
CHF
DJW
RMB
DESIGNED:CHECKED:DRAWN:
N:\\0021715.00\\DWG\\CIVIL\\UTIL\\0021715.00S-LP01.DWG
EXCERPT FROM UNAPPROVED MINUTES OF THE
FEBRUARY 24, 2020, PLANNING COMMISSION MEETING
6.4 Sullivan Pines – Cases ZA2020-007 & PP2020-008
TEG Land Holdings, LLC has applied for a zoning amendment to rezone
approximately 119 acres of land generally located on the northeast corner of 65th
Street and Geneva Avenue from AG-2, Agricultural, and R-2.5, Residential, to R-3,
Single Family Residential, with a PUD, Planned Unit Development. TEG Land
Holdings also applied for a preliminary plat to be called Sullivan Pines that would
create 235 lots for detached single-family homes and 12 outlots.
Schmitz summarized the staff report and recommended approval subject to the
conditions stipulated in the staff report.
Ben Schmidt, The Excelsior Group, stated that they are the developer but not a home
builder so they do not have specific elevations at this point, but they anticipate having
a national builder and several local builders, which will provide varied architecture in
the neighborhood.
Khambata opened the public hearing. No one spoke. Khambata closed the
public hearing.
Khambata stated that he likes the greenspace and how the infrastructure lays out. He
asked if there will be a parking lot for the park. Schmitz responded that at the City
Council workshop and the Parks Commission meeting, the biggest comment made
was wanting to see some bump-out parking on the street as opposed to a parking lot,
which could potentially obstruct more of the park area, so the City is requiring on-
street bump-out parking for the park as part of this development.
Khambata made a motion to approve the zoning amendment and preliminary
plat for Sullivan Pines, subject to the conditions in the staff report. Bigham
seconded. Motion passed unanimously (6-to-0 vote).
CITY OF COTTAGE GROVE, MINNESOTA
ORDINANCE NO. 1022
AN ORDINANCE FOR THE CITY OF COTTAGE GROVE, MINNESOTA
AMENDING CITY CODE TITLE 11-1-6, ZONING MAP, VIA REZONING
CERTAIN PROPERTY IN SECTION 6 FROM AG-2, ACRICULTURAL, AND R-2.5,
RESIDENTIAL SINGLE FAMILY, TO R-3, SINGLE FAMILY RESIDENTIAL DISTRICT,
WITH A PUD, PLANNED UNIT DEVELOPMENT
The City Council of the City of Cottage Grove, Washington County, Minnesota, does ordain as
follows:
SECTION 1. AMENDMENT. The City of Cottage Grove’s Official Zoning Map as refer-
enced in Section 11-1-6 of the “Code of the City of Cottage Grove,” County of Washington, State
of Minnesota, shall be amended by rezoning 119.27 acres of land legally described below from
AG-2, Agricultural, and R-2.5, Residential Single Family, to R-3, Single Family Residential, with a
PUD, Planned Unit Development,:
The North 1/2 of Northwest 1/4; the Southwest 1/4 of the Northwest 1/4; the West 1/2
of the Southeast 1/4 of the Northwest 1/4; all in Section 6, Township 27, Range 21,
Washington County, Minnesota;
Except therefrom all that part of the Southwest 1/4 of the Northwest 1/4 of Section 6,
Township 27, Range 21, described as follows: Commencing at the Southwest corner
of said Southwest 1/4 of the Northwest 1/4; thence East on a South line of said
Southwest 1/4 of the Northwest 1/4 742.2 feet to the point of beginning; thence North 1
degree 15 minutes East, 413.5 feet to an iron stake; thence East parallel to said South
line 200 feet to an iron stake; thence South 1 degree 15 minutes West, 413.5 feet to
said South line; thence West 200 feet to the point of beginning.
Abstract Property
SECTION 2. REZONING. The Official Zoning Map shall be amended by changing the
zoning classification of the 119.27 acres of land legally described above from AG-2, Agricultural,
and R-2.5, Residential Single Family, to R-3, Single Family Residential, with a PUD, Planned Unit
Development, based on the following findings:
A. The proposed requested R-3, Single Family Residential District and its development
standards with the Planned Unit Development designation is consistent with the low
density residential land use designation in the Future Land Use Map of the City’s Future
Vision 2030 Comprehensive Plan (March 2011) and the 2040 Comprehensive Plan.
B. The density of the proposed Sullivan Pines development is 1.9 units per acre. The
density range for the Low-Density Residential Land Use District is 1-4 dwelling units
per acre. The proposed development meets the Comprehensive Plan standards.
C. The request to rezone the property from AG-2, Agricultural, and R-2.5, Residential
Single Family, to R-3, Single Family Residential, with a PUD, Planned Unit
Development, is consistent with the development densities identified in the City’s
Comprehensive Plan.
City of Cottage Grove, Minnesota
Ordinance No. 1022
Page 2 of 2
D. The proposed variation of lot sizes, lot widths, minimum front yard, and side yard set-
backs are similar in function to the proposed PUD plan and will equal or be better than
those achieved by the applicable zoning standard.
E. The property is within the MUSA and can be properly served by public utilities.
SECTION 3. SUMMARY PUBLICATION. Pursuant to Minnesota Statutes Section
412.191, in the case of a lengthy ordinance, a summary may be published. While a copy of the
entire ordinance is available without cost at the office of the City Clerk, the following summary is
approved by the City Council and shall be published in lieu of publishing the entire Official Zoning
ordinance:
“The City of Cottage Grove’s Official Zoning Map (City Code Title 11-1-6) shall be
amended by rezoning 119.27 acres of land generally north of 65th Street and east of
Geneva/Century Avenue, from AG-2, Agricultural, and R-2.5, Residential Single Family,
to R-3, Single Family Residential, with a PUD, Planned Unit Development.”
SECTION 4. EFFECTIVE DATE. This ordinance amendment shall be in full force and
effective from and after adoption and publication according to law.
Passed this 18th day of March, 2020.
Myron Bailey, Mayor
Attest:
Joe Fischbach, City Clerk
CITY OF COTTAGE GROVE
CITY COUNCIL
RESOLUTION NO. 2020-XXX
RESOLUTION APPROVING THE PRELIMINARY PLAT
NAMED SULLIVAN PINES
WHEREAS, TEG Land Holdings, LLC has applied for a preliminary plat for a residential
subdivision to be called Sullivan Pines, which subdivides 121.15 acres into 247 residential lots
and 10 outlots, to be located on property legally described as:
The North 1/2 of Northwest 1/4; the Southwest 1/4 of the Northwest 1/4; the West 1/2
of the Southeast 1/4 of the Northwest 1/4; all in Section 6, Township 27, Range 21,
Washington County, Minnesota;
Except therefrom all that part of the Southwest 1/4 of the Northwest 1/4 of Section 6,
Township 27, Range 21, described as follows: Commencing at the Southwest corner
of said Southwest 1/4 of the Northwest 1/4; thence East on a South line of said
Southwest 1/4 of the Northwest 1/4 742.2 feet to the point of beginning; thence North 1
degree 15 minutes East, 413.5 feet to an iron stake; thence East parallel to said South
line 200 feet to an iron stake; thence South 1 degree 15 minutes West, 413.5 feet to
said South line; thence West 200 feet to the point of beginning.
Abstract Property
WHEREAS, public hearing notices were mailed to surrounding property owners within 500
feet of the proposed development site and a public hearing notice was published in the South
Washington County Bulletin; and
WHEREAS, the Planning Commission held the public hearing on this application on February
24, 2020; and
WHEREAS, the applicant was present at the meeting and no one from the public spoke for
or against the permit application; and
WHEREAS, the Planning Commission unanimously (6-to-0 vote) recommended approval
of the preliminary plat to be called Sullivan Pines, subject to certain conditions.
NOW, THEREFORE, BE IT RESOLVED, that the City Council of the City of Cottage Grove,
Washington County, Minnesota, hereby approves the preliminary plat for a residential subdivision
to be called Sullivan Pines, which subdivides 121.15 acres into a total of 247 residential lots and
10 outlots, to be located on property legally described above. The approval of the preliminary plat
is subject to the following conditions:
General Development
1. The Developer and builders must comply with all city ordinances and policies except as
may be modified by agreement of the Developer and City staff.
2. All grading, drainage, erosion control, and utilities must conform to the final plans approved
by the City Engineer.
City of Cottage Grove
City Council Resolution No. 2020-XXX
Page 2 of 10
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, and Washington County.
4. The Developer shall incorporate into the final plat the recommendations, requirements, and
evaluations noted in the Bolton & Menk memorandum dated February 21, 2020, subject to
modifications that are agreed to by the developer and City Engineer.
5. All conditions of the 65th Street assessment must be addressed at time of sale of the prop-
erty and prior to the recording of a final plat.
6. The Developer shall install the remaining trail segment along 65th Street to the City’s west-
erly boarder, remove existing pedestrian ramp at the 65th Street roundabout, and install
the trail connection to the permanent roundabout pedestrian crossing location. This shall
be completed as a part of the first phase of the development.
Platting, Land Dedication, and Easements
7. 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.
8. 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.
9. The final plat must be recorded with the Washington County Recorder’s Office before any
building permit can be issued.
10. Common mailboxes meeting the approval of the local postmaster are required.
11. No lots shall be platted along Goodview Avenue adjacent to the park area. The section
between 63rd Street and Goodwin Avenue will remain open park area with bump out on
street parking.
12. All center islands and medians within the development must be platted as outlots and
owned and maintained by the HOA.
Construction and Grading
13. A grading permit and financial guaranty is required prior to approval of grading activity
related to the project.
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
City of Cottage Grove
City Council Resolution No. 2020-XXX
Page 3 of 10
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 single-family dwellings is 1,200 square feet.
b. The minimum attached garage floor area for single-family dwellings shall be 440
square feet.
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 façade of the principle structure
(shakes, board and batten, brick or stone, accent siding, shutters, window boxes,
etc.).
19. Home styles and floorplans that meet the intent of the PUD may be offered subject to
administrative review and approval from City staff.
20. If fencing is installed within the project area, it must be constructed of the same design,
materials, and color throughout the development.
21. Lots 2 to 8, Block 1 are required to have a minimum 30-foot front yard setback aligning with
existing lots abutting Highland Hills Lane to the east.
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.
City of Cottage Grove
City Council Resolution No. 2020-XXX
Page 4 of 10
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).
Streets
27. The street names for proposed public streets shall align with the County’s uniform street
naming system and labeled on the final plat.
28. The City’s curb replacement policy must be complied with during home building. A bitumi-
nous wedge shall be maintained on the street until 90 percent of the homes are constructed
in any phase or in three years.
29. Sidewalk shall be installed on one side of each public street and on both sides of Goodview
Avenue South from 65th Street to the north project site boarder.
Landscaping and Irrigation
30. 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 within the boulevard area to the
back of the curb and within any outlots. An irrigation plan is required to be submitted and
approved prior to the issuance of a building permit.
31. 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.
32. A buffer along 65th Street South between the trail and the high water level of the ponding
within Outlots A and I shall be landscaped aligning with existing developments along 65th
Street. These landscaped areas are required to be maintained by the HOA. The Developer
shall enter into a maintenance agreement with the City of Cottage Grove for maintenance
of landscaping required to be installed within City owned outlots A and I and the irrigation
and turf maintenance up to the back of the curb of 65th Street South.
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.
City of Cottage Grove
City Council Resolution No. 2020-XXX
Page 5 of 10
34. The Developer is responsible for establishing the final grades, topsoil, and seeding of all
the lots, outlots, and boulevards within the subdivision.
35. Four yard trees and ten shrubs are required to be installed within each lot prior to the
issuance of a certificate of occupancy. The 55-foot wide lots are required to have one
boulevard tree and an additional two yard trees. The remaining required two yard trees
shall be planted throughout the development’s common areas; 25 percent should be
coniferous. An updated landscape plan shall be included in the final plat submittal for
review and approval by the City’s Forester for each development phase.
36. The HOA will be required to maintain the vegetation between the 65th Street trail and the
back of the curb of 65th Street. These landscape plantings along 65th Street will be
required to be installed as part of the first phase of the development.
37. Cul-de-sac islands will be required to be platted as outlots landscaped and maintained by
the HOA.
38. Outlot J shall be deeded to the City.
39. Outlots that are not deeded to the City as stormwater basins are required to be maintained
by the HOA:
a. Outlot F
b. Outlot H
Surface Water Management
40. 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.
41. 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
42. A street lighting plan must be submitted by the Developer and approved by the City Engi-
neer.
43. 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.
44. The Developer is responsible for the cost and installation of public land boundary markers
at the corners of private properties abutting Outlot A, B, C, D, E, G, and I. 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
City of Cottage Grove
City Council Resolution No. 2020-XXX
Page 6 of 10
markers will be determined once the final boundary configuration for the Outlots is
determined.
45. 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.
46. The Developer is responsible for all street maintenance; upkeep and repair of curbs, boule-
vards, and sod; and street sweeping until the project is complete. All streets must be main-
tained free of debris and soil until the subdivision is completed. The Developer hereby
agrees to indemnify and hold the City harmless from any and all claims for damages of any
nature whatsoever arising out of Developer’s acts or omissions in performing the obliga-
tions imposed upon Developer by this paragraph.
47. 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.
48. The Developer is responsible for the control of grass and weeds in excess of eight inches
on vacant lots or boulevards within their development. Failure to control grass and weeds
will be considered a Developer’s default and the City may, at its option, perform the work
and the Developer shall promptly reimburse the City for any expense incurred by the City.
49. The Developer is responsible to require each builder within the development to provide a
rock entrance for every house that is to be constructed in the development. This entrance
is required to be installed upon initial construction of the home, but a paved driveway must
be completed before the City will issue a certificate of occupancy for that property. See City
Standard Plate ERO-12 for construction requirements. The water service line and shut-off
valve shall not be located in the driveway.
50. The Developer will be required to conduct all major activities to construct the public
improvements during the following hours of operation:
Monday through Friday 7:00 A.M. to 7:00 P.M.
Saturday 9:00 A.M. to 5:00 P.M.
Sunday Not Allowed
This does not apply to activities that are required on a 24-hour basis such as dewatering
or bi-pass pumping, etc. Any deviations from the above hours are subject to approval of
the City Engineer.
51. The Developer shall weekly, or more often if required by the City Engineer, clear from the
public streets and property any soil, earth, or debris resulting from construction work by the
Developer or its agents or assigns. All debris, including brush, vegetation, trees, and dem-
olition materials, shall be properly disposed of off-site; burying construction debris, trees,
and other vegetation is prohibited. Burning of trees and structures is prohibited, except for
fire training only.
City of Cottage Grove
City Council Resolution No. 2020-XXX
Page 7 of 10
52. The Developer grants the City, its agents, employees, officers, and contractors’ permission
to enter the site to perform all necessary work and/or inspections during grading and the
installation of public improvements by the Developer.
53. Upon acceptance of the public improvements by the City Council, all responsibility for the
improvements must be assumed by the City, except that the Developer is subject to a one-
year warranty on the construction of the improvements from the time of acceptance by the
City of all public improvements.
54. The City will not have any responsibility with respect to any street or other public improve-
ments unless the street or other public improvements have been formally accepted by the
City. Upon completion of the improvements, the Developer may request, in writing, their
acceptance by the City. This request must be accompanied by proof that there are no
outstanding judgments or liens against the land upon which the public improvements are
located. Upon the City’s receipt of a written request for acceptance from the Developer,
the City Engineer will conduct a final inspection of the public improvements and will furnish
a written list of any deficiencies noted. The City Engineer will base the inspection on com-
pliance with the approved construction plans, profiles and specifications, as required by
the city ordinance. Upon satisfactory completion of all construction in accordance with the
approved plans, profiles, and specifications, as certified by a registered engineer in the
State of Minnesota, and receipt of reproducible record drawings and satisfactory test re-
sults, the City Engineer will notify the Developer in writing of the City’s approval of the
public improvements and schedule the request for acceptance for review by the City
Council.
55. Upon completion of the work, the Developer shall provide the City with a full set of as-built
plans for City records and transmitted to the City in a DWG Autocad format and pdf format.
Developer must also furnish the City with a pdf format of the final plat and four prints of the
recorded plat. If the Developer does not provide as-builts, the City will produce them at the
developer’s expense.
56. The Developer is responsible for completing the final grade on all lots and ensuring all
boulevards and yards have a minimum of four inches of organic topsoil or black dirt on
them. Placement of organic topsoil or black dirt, sod, and shrubs must not be transferred
to homeowners.
57. Notwithstanding any other provision of this resolution to the contrary, the City will issue
building permits for up to two (2) model homes on lots acceptable to the City upon Devel-
oper’s compliance with the following requirements:
a. Approval of a building plan and survey by the Chief Building Official.
b. Presence of a paved road within three hundred feet (300’) and presence of 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.
City of Cottage Grove
City Council Resolution No. 2020-XXX
Page 8 of 10
e. Final plat has been recorded.
58. No additional building permits beyond the model permits will be issued until such time as
adequate public utilities, including streetlights and streets, have been installed and deter-
mined to be available to use. The City will require that the utilities, lighting, and street sys-
tem have been constructed and considered operational prior to issuance of any building
permits in the development. Also, the City must have all the necessary right-of-way and/or
easements needed for the property to be serviced.
59. 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.
60. 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.
61. 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.
62. 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.
63. 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
City of Cottage Grove
City Council Resolution No. 2020-XXX
Page 9 of 10
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.
64. 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.
65. 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.
66. The Developer shall comply with the 1991 Wetlands Conservation Act, as amended.
67. 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 re-
ceived in writing from the City Engineer.
68. 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
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
l. Trails and sidewalks
m. Erosion control, site grading and ponding
n. Surveying and staking
o. Stormwater basin, and open space boundary markers
p. Landscaping
City of Cottage Grove
City Council Resolution No. 2020-XXX
Page 10 of 10
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.
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.
69. 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.
70. 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.
71. Temporary parking during construction shall be permitted on only one side of the street.
No construction parking is permitted on 65th Street, Century Avenue, Geneva Avenue, or
within the Bailey Woods development.
Passed this 18th day of March 2020.
Myron Bailey, Mayor
Attest:
Joe Fischbach, City Clerk