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HomeMy WebLinkAbout2020-03-23 PACKET 06.4.STAFF REPORT CASE: ZA2020-022 & PP2020-023 ITEM: 6.4 PUBLIC MEETING DATE: 3/23/20 TENTATIVE COUNCIL REVIEW DATE: 4/15/20 APPLICATION APPLICANT: D.R. Horton, Inc. — Minnesota REQUEST: A zoning amendment to rezone 27.6 acres of property from AG -1, Agricultural Preservation, to R-3, Single Family Residential, with a PUD, Planned Unit Development; and a preliminary plat to be called Northwick Park that would develop 71 lots for detached single-family homes and 3 outlots. SITE DATA LOCATION: 9260 Military Road and the vacant parcel to the east ZONING: AG -1, Agricultural Preservation GUIDED LAND USE: Low Density Residential LAND USE OF ADJACENT PROPERTIES: CURRENT GUIDED NORTH: Woodbury Woodbury EAST: Agricultural Low Density Residential SOUTH: Agricultural Low Density Residential WEST: Agricultural Low Density Residential SIZE: 27.6 acres DENSITY: 2.92 units per acre RECOMMENDATION Approval, subject to the conditions stipulated in this staff report. Cottage Grove COTTAGE GROVE PLANNING DIVISION � here Pride and Prosperity Meet Planning Staff Contact: John M. Burbank, Senior Planner; 651-458-2825; iburbank(o)_cottagegrovemn.gov Application Accepted:. 2/28/2020 60 -Day Review Deadline: 4/28/2020 City of Cottage Grove Planning Division • 12800 Ravine Parkway South • Cottage Grove, MN 55016 Planning Staff Report Northwick Park Planning Case Nos. ZA2020-022 PP2020-023 March 23, 2020 Proposal D.R. Horton, Inc. — Minnesota has requested a zoning amendment to change the zoning classifi- cation of 27.6 acres of land, including the parcel located at 9260 Military Road South and the vacant agricultural parcel to the east, from Agricultural Preservation (AG -1), to Single Family Residential (R-3) with a Planned Unit Development (PUD); and a preliminary plat for a residential subdivision to be called Northwick Park that would create 71 lots for detached single-family homes and three outlots. Location Map Review Schedule Application Received- February 28, 2020 Application Accepted- February 28, 2020 Planning Commission Meeting- March 23, 2020 Tentative City Council Meeting- April 15, 2020 60 -Day Review Deadline- April 28, 2020 Planning Staff Report — Northwick Park Case Nos. ZA2020-022 and PP2020-023 March 23, 2020 Page 2 of 20 Background and Site Conditions The property at 9260 Military Road South is currently occupied with a single-family home and associated agricultural outbuildings. There are a variety of mature trees and other vegetation on the site. The current driveway access to the property is on Military Road. The current use of the eastern parcel is agricultural. The eastern parcel does not have any improvements or access drives to Military Road. The northern property line of the development is the municipal boundary line between Cottage Grove and Woodbury. site urtnopnoto The current property owners also own land in Woodbury abutting the northwest corner of the development and are seeking the inclusion of an access driveway between that land and the new street in the Northwick plat. This request is a condition of the purchase agreement. In order to accommodate the connection of a driveway access between the plat and the Woodbury parcel to the north (PIN #3402821330002), it is recommended that the access drive be provided via an outlot, and that it be deeded to the City. To accommodate the existing driveway on City property, Planning Staff Report — Northwick Park Case Nos. ZA2020-022 and PP2020-023 March 23, 2020 Page 3 of 20 an access easement and private maintenance agreement including grass mowing of the outlot will need to be executed and recorded. It is required that the driveway be paved with a 12 -foot wide, 3 -inch deep bituminous surface on the segment within the plat. 1 _ ��;a � .. � •rte � •� - o PARCEL 3402821330DD2 rm 4 DEVELOPMENT SITE Access Detail Planning Considerations Plan Review The dates of the plan sets utilized for this review were submitted by Westwood and are dated March 4, 2020. There are 20 sheets of information included in the submittal plan set. Preliminary Plat The creation of the preliminary plat as proposed depicts a logical subdivision of viable develop- ment properties with available public utilities and conforms with the adopted performance stand- ards of the zoning district. The PUD allows for deviations to the minimum lot size and setback requirements. The preliminary plat is shown below. Planning Staff Report — Northwick Park Case Nos. ZA2020-022 and PP2020-023 March 23, 2020 Page 4 of 20 INSVIII i —w - Z11 -:11.4m ' I I i I I I 1 Proposed Preliminary Plat 1 ■ i y Ir Iv' pIL y J l t 5 � 5 •� k Ye 4. i —w - Z11 -:11.4m ' I I i I I I 1 Proposed Preliminary Plat Planning Staff Report — Northwick Park Case Nos. ZA2020-022 and PP2020-023 March 23, 2020 Page 5 of 20 Land Use The property is currently guided for Low Density Residential. No changes in land use are proposed with this development. The proposed use is in compliance with the land use designations as guided in the 2030 and 2040 Comprehensive Plans. Zoning The property is currently zoned AG -1, Agricultural Preservation. The requested rezoning to R-3, Single Family Residential, with a PUD, Planned Unit Development; lot design; and configuration are consistent with the recent surrounding subdivisions. Zoning Development Performance Standards The adopted development performance standards for the requested zoning district classification are detailed below: Lot Development Performance Standards Standard Proposed Zoning = R3 Residential PUD Minimum Lot Area 10,000 sf 8,842 sf Minimum lot width Interior 75 feet 65.5 feet Minimum lot width Corner 85 feet 75.5 feet Minimum side yard setback House 10 feet 7.5 feet Minimum side yard setback Garage 5 feet 7.5 feet Minimum front yard setback 30 feet 25 feet Minimum rear yard setback 35 feet 35 feet Corner lot setback 20 feet 20 feet Minimum lot width at Right-of-way for Cul-de-sac lots 65 feet 65 feet Minimum lot width at setback for Cul-de-sac lots 90 feet 90 feet Maximum Principal structure height 30 feet 35 feet Lot Sizes As stated above, the minimum lot size in the R-3 zoning district is 10,000 square feet. The average lot size in this proposed subdivision is 10,558, and the smallest lot size is 8,842, which compares to the 8,560 square feet in the Ravine Meadows subdivision located to the south of the plat. The largest lot size is 20,364 square feet. The smallest lot width at the front property line is 65.5 feet. Density The gross density of the proposed development is 2.57 gross units per acre, and the net density is 2.92 units per acre. The density range for the Low Density Residential Land Use District is one to four dwelling units per acre. Public Utilities The property is currently located in the Metropolitan Urban Service Area (MUSA) and has public utilities available for service connection. The installation of the on-site utilities, roads, and sup- porting infrastructure will be privately designed and constructed to meet City specifications. The engineering memo dated March 14, 2020 from Bolton & Menk, addresses the street, grading, and utility comments for the project. Planning Staff Report — Northwick Park Case Nos. ZA2020-022 and PP2020-023 March 23, 2020 Page 6 of 20 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. Environmental Assessment Worksheet (EA W) The proposed project is under the review envelope of the East Ravine AUAR, therefore an EAW is not required. Transportation The through street for the proposed development connects to Jeffery Avenue to the south and has four east -west future local road connections. Direct driveway access is not permitted to the Military Road right-of-way. Public right-of-way 33 feet in width is required to be platted along Mil- itary Road adjacent to the plat. The final plat shall contain a landscaped center island in the cul- de-sac and have street names consistent with Washington County's adopted street naming and address convention. A homeowner's association (HOA) shall be established and be responsible for the maintenance of the island. There is a deferred assessment waiver recorded against both developing parcels related to the public improvements required to construct Ravine Parkway to serve Neighborhood District One of the East Ravine. The developer will be responsible for removing the temporary cul-de-sacs that were installed as part of the Parkview Pointe development at the connections of 64th Street and 63rd Street. The developer is also responsible for installing a temporary cul-de-sac at the north end of Street 1 and will be required to post an escrow for removal of the cul-de-sac upon future development. � r ------------ Surface Water Management The surface water management plan was reviewed by the City's engineering staff, and their com- ments are included in the review memorandum from Bolton & Menk dated March 14, 2020. The storm sewer and ponding will need to be designed to meet all City and South Washington Water- shed District Requirements. A revised surface water management plan will be required that addresses all comments. Grading The preliminary grading plan was reviewed by Engineering and comments are included in the March 14, 2020 memorandum from Bolton & Menk. Additional grading review will be required upon submittal of final grading and utility plans for the site. Planning Staff Report — Northwick Park Case Nos. ZA2020-022 and PP2020-023 March 23, 2020 Page 7 of 20 Grading Plan Tree Mitigation and Landscaping The existing tree mass on the site is being removed as a component of the site grading. This requires mitigation actions. The applicant is proposing to include the required mitigation trees within the subdivision. Any required mitigation trees not planted on the site shall be cause for payment into the City's Public Landscape Initiative Fund per the ordinance requirements. The table below identifies the tree mitigation and landscaping quantities planned for the site: Planning Staff Report — Northwick Park Case Nos. ZA2O2O-022 and PP2O2O-023 March 23, 2020 Page 8 of 20 Single Family Landscape Requirements SIYG,_c FAh4I LY R3S.D=NTIAL SL.BD.VISION REG4IF. ='.9EV-S: 284 TREES " 4 TREES PER LOT MINIMUM 284 TREES •* 1 TO BE CONIFEROUS FR LOTS. * 19 SHRUBS PER LOT 714 SHRUBS - TEN UNDERSTOI Y SHRUBS INSTALLED PER LOT (BY BUILDER) Tree Replacement Requirements TREE R=PiACEMENT CALCULATIONS: 142 TR==S R.-P-.ACEMENT INCHES REQUIRED 322.1 1%0-=3 REPLACEMENT TREES REQUIRED DECIDUOUS (2-5- RATIO) 9C TR=ES CONIFEROUS (2" RATIO) 62 TRE2S Single Family Landscape Provisions TOTAL 5 NGLE FAV _Y LAYDSCA� NG PROVIDED: 426 TREES ' BOULEVARD TREES: 106 TREES ' BUFFER DELI DUCTUS TREES: 50 TREES ' BUFFER EVERGREEN TREES: 62 TREES ' BUFFER ORNAMENTAL TREES: 6 TREES ' FUTURE YARD TREES: 202 TREES ' SHRUBS (BY BUILDER. SEE NOTES): 719 SHRJBS The project will include standard boulevard tree plantings as well as the inclusion of tree mitigation plantings per lot and four additional trees and 10 shrubs per lot. The detail below identifies a portion of the proposed planting locations. Typical Boulevard Tree Planting Detail Planning Staff Report — Northwick Park Case Nos. ZA2020-022 and PP2020-023 March 23, 2020 Page 9 of 20 Trails and Sidewalks Sidewalks are proposed to be installed as part of this project-, the loca- tions are detailed in orange in the sidewalls and trails detail below. Required recreational trails are identified in green below. The City's Technical Review Committee identified the need for the con- struction of a recreation trail in Outlot B to connect with future regional trails being coordinated by the South Washington Watershed District (SWWD) and to provide a future trail connection to Glacial Valley Com- munity Park. The costs associated with removing 50 percent of Military Road along the length of the project and 50 percent of the construction of a future bituminous recreational trail in the road/trail right-of-way along Military Road (green line below) will be required to be paid in full at the time of final plating. The costs associated with constructing 50 percent of the bituminous recreational trail in the Outlot B will be re- quired to be paid in full at the time of final plating. One hundred percent of the drive access (future trail connection) construction costs in Outlot A will be the responsibility of the developer. NORTHWICK FUTURE TRAIL CONNECTION +x PARK t PARKVIEW POINT RAVINE - p .: MEADOWS RAYLME R(W sr✓suD ° < .� y } 'y - � � r uture Trail Link Example Sidewalks and Trails Fire Department Access The additional four future through roadway connections and lot count satisfy the secondary access requirements per the fire code. ..� • 3CiC Yy. "(— szipa- ,�ic3rYarzc�rsaras�� A3E3f3E3E�L�`�.3f+�519 Access Detail Planning Staff Report — Northwick Park Case Nos. ZA2020-022 and PP2020-023 March 23, 2020 Page 10 of 20 Park Dedication No neighborhood parks are identified for this area, so per city ordinance, a park dedication cash fee for each lot will be required to be paid be at the time of recording of the final plat. In addition, 23 public open space markers will be required to be installed by the Developer around the storm - water outlots. The ponding outlots are 3.99 acres total in size. As a component of the PUD, no park dedication credit will be given for land areas in the outlots above the high water elevation of the ponding areas. Historic Preservation The existing buildings on the site are historic but are not on the City's Local Register of Historic Sites and Landmarks, and therefore did not require a review by the Advisory Committee on Historic Preservation (ACHP). Prior to the demolition of the structures on the property, it is rec- ommended that the City be granted access to the structures to photo document them for the City's pre -1940 structure files. Architecture The minimum home size will be 1,500 square feet for ramblers and 2,000 square feet for two- story homes. The market will determine the brick and stone amenities. It is reported that the new homes will be consistent with surrounding single-family residential developments. Some exam- ples of house elevations are shown below. House Style Examples Recommendation That the Planning Commission recommend that the City Council approve: Planning Staff Report — Northwick Park Case Nos. ZA2020-022 and PP2020-023 March 23, 2020 Page 11 of 20 A. A zoning amendment of Parcel 0302721210001 and Parcel 0302721210001 from AG -1, Agricultural Preservation, to R-3, Single Family Residential, with a PUD, Planned Unit Devel- opment. B. A preliminary plat for a residential subdivision to be called Northwick Park that would create 71 lots for detached single-family homes and three outlots. Approval of the preliminary plat is subject to the following conditions: General Development 1. The Developer and builders must comply with all city ordinances and policies except as may be modified by agreement of the Developer and City staff. 2. All grading, drainage, erosion control, and utilities must conform to the final plans approved by the City Engineer. 3. The Applicant shall obtain appropriate building permits from the City, and permits or ap- provals 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 March 14, 2020, subject to modifications that are agreed to by the Developer and City Engineer. Platting, Land Dedication, and Easements 5. 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. 6. The dimensions of each lot must be verified on the final plat, and a list containing the square footage for each lot must be provided to the City. 7. 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. 8. Common mailboxes meeting the approval of the local postmaster are required. 9. Public right-of-way 33 feet in width is required to be platted along Military Road adjacent to the plat. 10. Outlots A, B, and C must be deeded to the City. Construction and Grading 11. A grading permit and financial guaranty is required for grading activity related to the project. Planning Staff Report — Northwick Park Case Nos. ZA2020-022 and PP2020-023 March 23, 2020 Page 12 of 20 12. Prior to City Council review of the final plat, the Developer must submit for staff review and approval a final construction management plan that includes erosion control measures, project phasing for grading work, areas designated for preservation, a crushed -rock con- struction entrance, and construction -related vehicle parking. All emergency overflow swales must be identified on the grading and erosion control plan. 13. 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. 14. 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. 15. 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 sub- mitted to the City Engineer. 16. A demolition permit is required for the demolition of the structures on the property. Demo- lition waste burial on the site is prohibited. 17. Prior to the demolition of the structures on the property, the City shall be granted access to the structures to photo document them for the City's Files. Park Dedication 18. The park dedication requirements will be satisfied upon the payment of the required cash in lieu of land dedication as detailed in the development agreement and at the time of recording of the Final plat. Lot Development Performance Standards 19. All lot performance standards shall be consistent with those identified in the planning staff report dated March 23, 2020. 20. The architectural standards of the homes shall be consistent with the following: a. The minimum finished floor area for a single-family home shall be 1,500 square feet for ramblers and 2,000 square feet for two stories. b. The minimum attached garage floor area shall be 440 square feet for detached single-family dwellings. c. Windows, doors, and garage doors must have a low or no maintenance trim on all four sides of the principal structure for lots abutting the Military Road /trail corridor. d. The minimum roof pitch for the main roof slope is a 6/12 pitch. Planning Staff Report — Northwick Park Case Nos. ZA2020-022 and PP2020-023 March 23, 2020 Page 13 of 20 I ItilitiPc 21. The Developer is responsible for providing the necessary easements and costs associated with road and utility improvements serving the site. All drainage and utility easements as recommended by the City Engineer must be shown on the final plat and dedicated to the City for public purposes. 22. The water utility plan shall conform to the City's water supply and distribution plan. 23. The sanitary sewer utility plan shall conform to the City's sanitary sewer comprehensive plan. 24. All stormwater designs shall meet the intent of the City's Surface Water Management Plan and the SWWD water management plan. 25. The Developer must make all necessary adjustments to the curb stops, gate valves, and metal castings to bring them flush with the topsoil (after grading). 26. All existing wells must be sealed in accordance with statutory requirements. 27. Demolition and removal of existing septic systems shall be required prior to the issuance of a building permit. Streets 28. Direct drive access to the Military Road/trail corridor right -of way from abutting lots within the subdivision shall be prohibited. 29. The street names shall follow the adopted Washington County street and address naming convention. 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. 31. The developer will be responsible for removing the temporary cul-de-sacs that were in- stalled as part of the Parkview Pointe development at the connections of 64th Street and 63rd Street. The developer is also responsible for installing a temporary cul-de-sac at the north end of Street 1 and will be required to post an escrow for the future removal of the cul-de-sac upon future development. Tree Mitigation 32. Any required mitigation trees not planted on the site shall be cause for payment into the City's Public Landscape Initiative fund per the ordinance requirements. Landscaping and Irrigation 33. The cul-de-sac shall include the construction of a landscaped center Island that is capable of being irrigated. Planning Staff Report — Northwick Park Case Nos. ZA2020-022 and PP2020-023 March 23, 2020 Page 14 of 20 34. In addition to one boulevard tree for each lot having street frontage and two for corner lots, four yard trees and ten shrubs must be planted on each residential lot. One of the four trees must be a coniferous tree. The Developer or builder must post a letter of credit or escrow for the estimated cost of these trees and shrubs on each lot. 35. Irrigation systems installed within City right-of-way are solely the responsibility and risk of the Developers, or individual property owner. 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. 36. At the time of building permits for single family residential lots, a letter of credit amounting to 150 percent of the landscaping estimate and irrigation systems shall be submitted to and approved by the City. Upon completion of the landscaping improvements, the owner shall, in writing, inform the City that said improvements have been completed. The City shall retain the financial guarantee covering the landscape improvements for a period of one year from the date of notice, to ensure survival of the plants. No building permit shall be issued until the required financial guarantee has been received and accepted by the City. 37. The Developer is responsible for establishing the final grades, topsoil, and seeding of all the residential lots and boulevards within the subdivision. The Developer and/or builder is responsible for planting the one boulevard tree per lot and a second boulevard tree on the corner side lot for corner lots after homes are constructed. The City Forester will mark the location where the boulevard tree must be planted and approve the tree species to be planted. The final landscape plan must be coordinated with the City Forester. Surface Water Management 38. 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. 39. 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 40. The developer is responsible for 50 percent of the total cost associated with the removal of the temporary cul-de-sacs that were installed as part of the Parkview Pointe develop- ment at the connections of 64th Street and 63rd Street . 41. The developer is responsible for 100 percent of the total cost for installing a temporary cul- de-sac at the north end of Street 1 and will be required to post an escrow for the future removal of the cul-de-sac upon future development. 42. The developer is responsible for 50 percent of the total cost associated with removing 50 percent of Military Road along the length of the project and 50 percent of the construction of a future bituminous recreational trail in the road/trail right-of-way along Military Road will be required to be paid in full at the time final plat. Planning Staff Report — Northwick Park Case Nos. ZA2020-022 and PP2020-023 March 23, 2020 Page 15 of 20 43. The developer is responsible for 50 percent of the total cost associated with the construc- tion of the bituminous recreational trail in the Outlot B will be required to be paid in full at the time of final plating. One hundred percent of the drive access (future trail connection) construction costs in Outlot A will be the responsibility of the developer. 44. The developer is responsible for 100 percent of the total cost associated with the construc- tion of the bituminous drive access (future trail connection) construction costs in Outlot A will be the responsibility of the developer. 45. The total Ravine Parkway Assessment of $251,632.12 for both properties included in the development shall be paid per the terms of the recorded deferred assessment waiver (Document 421761). 46. A street lighting plan must be submitted by the Developer and approved by the City Engi- neer. 47. 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. 48. 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. 49. The Developer is responsible for all street maintenance; upkeep and repair of curbs, boule- vards, and sod; and street sweeping until the project is complete. All streets must be main- tained free of debris and soil until the subdivision is completed. Warning signs shall be placed when hazards develop in streets to prevent the public from traveling on said street(s) and directing them to detour routes. If and when the street becomes impassible, such streets shall be barricaded and closed. In the event residences are occupied prior to completing streets, the Developer must maintain a smooth driving surface and adequate drainage on all streets until they are completed and accepted by the City. The Developer hereby agrees to indemnify and hold the City harmless from any and all claims for damages of any nature whatsoever arising out of Developer's acts or omissions in performing the obligations imposed upon Developer by this paragraph. 50. The Developer will provide to the City copies of bids, change orders, test results, suppliers, subcontractors, etc., relating to the work to be performed by the Developer. 51. The Developer agrees to furnish to the City a list of contractors being considered for reten- tion by the Developer for the performance of the work described in the development agree- ment. 52. 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. Planning Staff Report — Northwick Park Case Nos. ZA2020-022 and PP2020-023 March 23, 2020 Page 16 of 20 53. Developer is responsible to require each builder within the development to provide a Class 5 aggregate entrance for every house that is to be constructed in the development. This entrance is required to be installed upon initial construction of the home, but a paved drive- way must be completed before the City will issue a certificate of occupancy for that prop- erty. See City Standard Plate ERO-12 for construction requirements. The water service line and shut-off valve shall not be located in the driveway. 54. 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 bypass pumping, etc. Any deviations from the above hours are subject to approval of the City Engineer. Violations of the working hours will result in a $500 fine per occurrence. 55. 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. 56. 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. 57. 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. 58. 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 Planning Staff Report — Northwick Park Case Nos. ZA2020-022 and PP2020-023 March 23, 2020 Page 17 of 20 public improvements and schedule the request for acceptance for review by the City Council. 59. 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. 60. 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. 61. Notwithstanding any other provision of this resolution to the contrary, the City will issue building permits for up to two (2) model homes on lots acceptable to the City upon Devel- oper's compliance with the following requirements: a. Approval of a building plan and survey by the Chief Building Official. b. Presence of a paved road within three hundred feet (300') and presence of afire hydrant within one thousand feet (1,000') of the model home(s). c. An unobstructed gravel surface road extension from a paved street surface to the pro- posed model home's driveway. d. No certificate of occupancy for such model homes shall be issued until all typical re- quirements for such issuance have been met. e. Final plat has been recorded. f. The Developer acknowledges in the development agreement that prior to the construc- tion of the improvements, site conditions, access to paved roads, and fire hydrants will be sub -standard and will not be optimized until the improvements are completed. To the fullest extent permitted by law, Developer agrees to indemnify the City, its officers, employees, agents and others acting on its behalf and to hold them harmless and de- fend and protect them (with counsel of the City's choosing) from and against any and all loss, damage, liability, cost, and expense, specifically including attorneys' fees and other costs and expenses of defense, which result from, or otherwise arise in connec- tion with any actions, claims or proceedings of any sort caused by or arising from the construction or use of the model homes by Developer or its contractors, employees, agents, or assigns, prior to the improvements being completed. Such claims shall in- clude, but not be limited to, claims that the model homes could not be accessed properly or in a timely manner by fire equipment and/or police or emergency vehicles due to road or site conditions or claims based on lack of proximity to fire hydrants or lack of adequate fire protection. Although indemnification shall cease for claims arising after the improvements are completed and accepted, indemnification obligations for claims Planning Staff Report — Northwick Park Case Nos. ZA2020-022 and PP2020-023 March 23, 2020 Page 18 of 20 arising prior to the completion of the Improvements shall survive the termination of the agreement. 62. 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. 63. 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. 64. 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. 65. 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. 66. 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. 67. 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. 68. 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. 69. The Developer shall comply with the 1991 Wetlands Conservation Act, as amended. 70. 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 Planning Staff Report — Northwick Park Case Nos. ZA2020-022 and PP2020-023 March 23, 2020 Page 19 of 20 the Developer has been released from any further obligation by City Council motion received in writing from the City Engineer. 71. 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. Streetlights e. Water system (trunk and lateral) and water house service stubs f. Sanitary sewer system (trunk and lateral) and sanitary house service stubs g. Storm sewer system h. Street and traffic control signs i. Shaping and sodding drainage ways and emergency overflows in accordance with the drainage development plan approved by the City Engineer j. Adjust and repair new and existing utilities k. Erosion control, site grading and ponding I. Surveying and staking m. Park and open space boundary markers. n. These improvements are all in conformance with City approved plans and specifications and will be installed at the sole expense of the Developer in conformance with City Code Title 10, Chapter 5. o. The bank and form of the security is subject to the reasonable approval of the City. The security shall be automatically renewing. The term of the security may be extended from time to time if the extension is furnished to the City at least forty-five (45) days prior to the stated expiration date of the security. If the required public improvements are not completed, or terms of the Development Agreement are not satisfied, at least thirty (30) days prior to the expiration of a letter of credit, the City may draw down the letter of credit. The City may draw down the security without prior notice for any default of the development agreement. The minimum amount for this financial guarantee will be included in the development agreement. Planning Staff Report — Northwick Park Case Nos. ZA2020-022 and PP2020-023 March 23, 2020 Page 20 of 20 72. 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. 73. In order to accommodate the connection of a driveway access between the plat and the Woodbury parcel to the north (PIN #3402821330002), the access drive shall be located in an outlot that is deeded to the City. To accommodate the existing driveway on City property, an access easement and private maintenance agreement including grass mowing of the outlot will need to be executed and recorded. The driveway must be paved with a 12 -foot wide, 3 -inch deep bituminous surface on the segment within the plat. 74. The Developer shall be responsible for 50 percent of the cost associated with the installa- tion of a recreation trail in the northeast portion of Outlot B. This escrow amount will be included in the development agreement. Prepared by: Attachments: Exhibit A — Preliminary Plat John M. Burbank, AICP Exhibit B — Preliminary Civil Drawings 03/04/2020 Senior Planner Exhibit C — Engineering Review Memorandum 03/14/2020 PRELIMINARY PLANS FOR PLAT, GRADING, UTILITIES, TREE PRESERVATION AND LANDSCAPE FOR NORTHWICK PARK COTTAGE GROVE, MN PREPARED FOR: DR HORTON, INC. - MINNESOTA 20860 KENBRIDGE COURT, SUITE 100 LAKEVILLE, MINNESOTA 55044 CONTACT: MIKE SUEL PHONE: 952-985-7823 EMAIL: MSUEL@DRHORTON.COM PREPARED BY: Westwood Phone (952)931-5158 12181 WM1itewalBr Drive, Sui18 p380 Fav 1 952Wim--,534 )93]-5822 dF,, N 53 -IF— (888)931-5158 wertwoodps.com Westwood P"".I.oel Services, Inc PROJECT NUMBER: 0025307.00 CONTACT: JOHN BENDER SITE n A lk.:. Vicinity Map BENCHMARKS EM -1 11 81 3tl20S EIM-2 W CONTROL POINT#252 EL=910.]0 HORIZONTAL DATUM 1983NAD (1986AD1) WASHINGTON COUNTY COORDINATE SYSTEM IN US SURVEY FEET (CHECKED THE N1/A,, NW COR EI/4&W 1/4) EIM-4 1988NADV IN US SURVEY FEET USED CONTROL AND SECTION CORNER INFO FROM PARKVIEW POINTE (0013649.00) NO. DATE REVISION SHEETS 1 03/04/2020 PRMECT NAME CHANGE ALL PRELIMINARY PLANS FOR PLAT, GRADING, UTILITIES, TREE PRESERVATION AND LANDSCAPE FOR NORTHWICK PARK COTTAGE GROVE, MN NITIAL SUBMITTAL DATE: 02/28/2020 SHEET: 1 O 20 C.11 48 Hours before digging, t 811 or call811com —EN —J� r , PARCEL 7 A,`�`� � �, — — — s, T3 ----1-----r---------- " ---71 „rasa PARCEL 7 Y PARCEL 2 f,AR,Ro��E � C—GEG 0 oR e � o oa P E E a«,�,a'I —OC11 — — — — LEGAL DESCRIPTION LEGEND r oa NEio,aron' o ,Pion' ao. — E�sEM4�r��E n� raFo„on,E�no av'ao o CAI-01,En'1-11. w 1- g earz vawc 0 ca�eroeox s`Tr10N un'c wm warca.,aw ? rnaM .oan r 6g' 0 6g 120' 180' NOT FOR CONSTRUCTION a Irvlr 02/28/2020 FOR: vwxicis Westwood DRHORTON, INC. - MINNESOTA E"5�'°"`°"°rvoEwrEawor NORTHWICK PARK v 2086D DEN SIR DGE sA1cEVIUE,MNOESOTn55o4SUIT'n�� _03/04/2020,1,_rvo. COTTAGE GROVE, MN SHEET NUM EEl, 2 EXISTING CONDITIONS L of PLAN 20 PROJECT NUMBER: 0025307.00 Te, 03/04/2020 Is1 QPREPARED r< s< 1 o s a \ OUTLOT B r � 4 1 j 1 sc w s I��rl lr Ilr I �� Irl .•�,.� A i ..R,.� I Lry ,I 5 DEVELOPMENT NOTES 1. ALL LOT DIMENSIONS ARE ROUNDED TO THE NEAREST FOOT, 2, ALL AREAS ARE ROUNDED TO THE NEAREST SQUARE FOOT, 3, STREET NAMES ARE SUBJECT TO APPROVAL BYTHE CITY. 4 CRA NAGE WO UTI Y EASEDEOVERSHALL BE ROVIDED SS REQUIRED . DRAINAGE AND UTILITY NTS 5, STREET WIDTHS ARE SHOWN FROM BACK OF CURB TO BACK OF CURB, SITE LEGEND E I �III I a AS T 1 ,✓ r - Irvlr 02/28/2020 ISI PROPERTY DESCRIPTION SHEET NUM PER 3 \\\1" T3RF,pI'eRearongfeth21 wWestkerlWy—fog-ogoro/eE me NorthwestQuorty pfSepNpn �arvp a rxsnnrsarMwrvswn rscrurvossrxsuw / T.eppe_l f"y2'NPrM0,f C—1y,EMf—PUL ingress and egraspurppses prey, osrpss and MrpugF tFe Westerly I DR HORTON, INC. - MINNESOTA NORTHWICK PARK tl�1Ym°PiePe°ntl9iv��"` 33600/ero111etualeasementfor e[Me o orrvuNe��«rvrvt / ANO ,.XSF J ine Easterl z.00 feeepf Mew y47 y7 feet of the East Happfthe Np.tnwe:t Qaarter pfsecupna TI[Ir, PROJECT NUMBER: 0025307.00 TE, 03/04/2020 wrunlp z7 North Range z1 West, Wosnmyron County, Mlnnesoro, wnls'n Nes Northerly of Mlllrory Road I, / I n/ / (abpknownas Coontyht d Highway Np.2NJ Subject ro the right of thepublN ro and for sold MINrory Road b(f ro°uvlrvG/asw cs NAI IP r— All that por[ of tFe wes[er(y 260 00 /ee[ of tNe Eos[ Ho(/of tFe NortFwes[ puor[er pf5es'Npn 3, Tpwrunlp ---- R1 9 rt F g2 Wes[Wofiingron County, Mlnnesom, wFirh Iles SouMer(y of Me Nprther(y22o0N ssON7 Irvp RGl7­IAY , on w ie es or /e -MS Hal/ofthe Normwert puarter d F Fp N Merly of MYmry Road (abo known os CounryState Aid HlgFway No20) ue 5abjee[ ro o perpe[aol eosemen[ for ingress and egress purpwes over, Paws and SE—gh oil It -port o/ — — -, Forvo / Me obore dessribedp ,,ty—h ees wes[erly of aline drawn parallel wlM and dbront RE SEE fee[ Easter(ry/rom rhe Wes[line ofsoid Eort Hol)ofine Northwest Quarter. sa OUTm01 C i wbsvasN SITE DEVELOPMENT DATA / 4 �> PosmEDING A , PRIOPOS ZONZGG'. R-3/POO • GROSS SITE 2AREA, 7.61AC MAJOR RO,w (MILITARY . 74 AC ROAD)' OHWL AREA OE PONOS. 2.51 AC C. 148 Hours before digging, 811 or call811.com T NETSITEAREA. z4.35AC DEVELOPMENT SUMMARY 65' SIDE SINGLE FAMILY. 71 lDTS PROJECT OFEN SPACE,.AS (OUT -07 B a CI is \ ®s°gn �\�� �.••�� / I I{' I PROJECT DENSITY N 1 ET / uNC w o0 �s � ` I . L — ±2 —T T T LOT STANDARDS OUTLOT TABLE I I TI STANIIARD 65'SINGLE OUTL0T USE GRO55 ® 4 \\ "El F tl 1IN1111 11IN11 11 111111 D -T 11 RIPE 11 / TYPICAL SINGLE FAMILY (SF) LOT DETAIL PROPOSED PROPERTYLINE LOT LINE EETBACICLINE ----------- ASEMENTLINE TIP -OUT RB AND GUTTER CURB AND GUTTER POND NORMAL WATER LEVEL RETAINING WALL NOT FORCONSTRUCTION Irvlr 02/28/2020 ISI PREPARED FOR: Westwood SHEET NUM PER 3 �arvp a rxsnnrsarMwrvswn rscrurvossrxsuw Fs21 DR HORTON, INC. - MINNESOTA NORTHWICK PARK tl�1Ym°PiePe°ntl9iv��"` PRELIMINARY PLAT OF 20 orrvuNe��«rvrvt a ,.XSF e TI[Ir, PROJECT NUMBER: 0025307.00 TE, 03/04/2020 ` 5 ro°uvlrvG/asw cs NAI �— ---- —7— ssON7 Irvp RGl7­IAY NOT FORCONSTRUCTION Irvlr 02/28/2020 ISI PREPARED FOR: Westwood SHEET NUM PER 3 �arvp a rxsnnrsarMwrvswn rscrurvossrxsuw ITR1­1L DR HORTON, INC. - MINNESOTA NORTHWICK PARK tl�1Ym°PiePe°ntl9iv��"` PRELIMINARY PLAT OF 20 r< sc °° ° 2086D I BRIDGE LAcEVILLE,MINNESOTa55o4SUI T'n22 pre 03/04/2020111wIFN° 26971 COTTAGE GROVE, MIN PROJECT NUMBER: 0025307.00 TE, 03/04/2020 SEE SHEET 5_____ -SEE SHEET 6 \ may,__ _ I.I 9 'S/ 1p UTLQT •� LT / 0 r 20 L 17 1 16 ,3 �— I Cz1I FS Hours before digging, 811 or call811.com �a GRADING & DRAINAGE NOTES 1. ALL CONTOURS AND SPOT ELEVATIONS ARE SHOWN TO FINISHED SURFACE/GUTTER GRADES UNLESS OTHERWISE NOTED, 2. UNLESS OT HE RI 11 NOTED, ALL MATERIALS, CONST, TECHNIQUES AND TESTING SHALL CONFORM TO THE CITY OF COTTAGE GROVE'S STANDARD SPECIFICATIONS FOR STREET & UTILITY CONSTRUCTION. S AEFER NDNTO THE SITE PLAN/RECORD PIAT FOR MOST CURRENT HORIZONTAL SITE DIMENSIONS YOUT INTRACTORS HELOCATION AND ELEVATION OF EXISTING UTILITIES AND TOP.RAPH CAL FEATURES WITH THE OWNERS AND FIELD -VERIFY PRIOR TO CONSTRUCTION, TH CONTRACTOR AIN MEDIATELY NOTIFYTHE ENGINEER OF ANY DISCREPANCIES OR VAWATIONS FROM PLAIN 5. ALL CONSTRUCTION SHALL CONFORM TO LOCAL RULES. 6. POST VI DRAINAGE FROM THE SITE MUST BE PROVIDED AT ALL TIMES EROSION CONTROL NOTES T C ACTDFEANCEANAND CONTROL , ES SHALL BE, NPIACF PRIOR R OR (AVON/CONSTRUCT ON AND SHALL BE MAINTAINED UNTIL VIABLE TURF GROUND COVERHAS BEEN BSHEDEXISTING LT FENCE ON-SITE SHALL BE MAINTAINED AND O R REM WNO SHALL E CONSIDERED INCIDENTAL TO EGRADINGCONTRACTT SOF EXTREME CURRENT FIELD CONDITIONS WITH RESPECT TO ERIC SONC NGI HAY BALES ETCREQUIRED BY THE CITY SHALL BE INCIDENTAL TO THE GRADING CONTRACT 2. ALLSTREETSDISTURBED DURING WORKING HOURS MUST BE CLEANED AT THE END OF EACH / WORKINGDAY,AROCK ENTRANCE TOTHE SITE MUST BE PROVOEDACCORONGTO DETAILS (\ TOREDUCETRACCNGOF DRTONTOPUILIIIREETS, \ 3. ETERSEDMENT CONTROLS ARE NECESSARY WHEN SOIL DISTURBANCE IS 1 OFSURFACE WATERS REDUNDANT SEDIMENT CONTROLS COULDINCLUDE TWO OF SILT FENCE (SEPARATED BY 8 FEETI; OR lW EN CE AND FBPPLOGSEI ISTAB LIE FIRM WITH MU LIR, OR TF / 34 TOPSOI L BERM AND FI PER LOGS (STABI LICE BERM WTH MU LCH). \4 REDU NOANT SIGI MENT CONTROLS MU ST BE I NSTALLED PRI OR TODSTURFNGWITHIN SC FEET l` OF THE SU RFACE WATER, 41� A— 7 1 1 8 1 (4 T 'I 41 I / \ O / \ k i g rog' egg Bgg' NOT FOR CONSTRUCTION Irvlr 02/28/2020 ISI ° rory owA w�sAxxow 99 s° TuNIIIr�wn wo a3a °u A A o�aA -WN $ T, 0—ND TO 14 OA17D�I'IA'N�I�OK THE RIAR PFOUND Nu�MxExo�x���:rx�rrxE�. —P—D ElswaooE�. �rxx�r�,e. suws.. V-1 ILIVA70NI AND -11-11 lHoWN ARE 11 MHxopl TYPICAL LOT GD25A k i g rog' egg Bgg' NOT FOR CONSTRUCTION Irvlr 02/28/2020 ISI PREPARED FOR: West d SHEET NUM PER, A 0.pfE551p rxEnnrEarMwuE.wn w[[xuuo[xrx[w /{ -WN ADR HORTON, INC. - MINNESOTA NORTHWICK PARK tlw`vm°Pefeo°""`""4�"` OVERALL GRADING OF 2� r< II 10 a 2086D I ER DGE LA(EVILLE,MINNESOTA I.. 03/04/2020uw gre.,<IFN° 43358 COTTAGE GROVE, MIN PROJECT NUMBER: 0025307.00 TE 03/04/2020 811 or call811.com GRADING & EROSION CONTROL LEGENDa PROPOSED 0 sn-is — — — — PROPERTY LINE 0 svrs SOIL BORING LDCATION INDEXCONTOUR —IS,— INTERVAL CONTOUR EW, SPOT ELEVATION HP/Lp HIGH/LOW POI NT CL -OL CL -CL CL -CL ELEVATION FLOWDIRECTION TOPANDBOTTOM OF RETAININGWALL EO.F�—+: -XX EMERGENCYOVERFLOW Tvt PROPOSED STREET PROFILE GRADE STORM SEWER TlTREI TREI LINE PROTECTION FENCE AININGWALL (MODULAR BLOCK —_— GRADING LIMITS :r SILT FENCE OOINLET SILT FENCE -POST GRADING ."•r HEAVY DUTY SILT FENCE REDUNDANT SEDIMENT CONTROL PROTECTION EROSION CONTROL CHECKS/BIOROLLS "O ROCK CONSTRUCTION ENTRANCE EROSION CONTROL BLANKET TURF REINFORCEMENT MAT POND NORMAL WATER LEVEL WETLAND LINE o WETLAND BUFFER ® POND ACCESS MAINTENANCE BENCH 0— WETLAND BUFFER LIMITS WETLAND BUFFER MONUMENT DND Do NOT DISTURB 50 o ED,oD 150' NOT FOR CONSTRUCTION INITIAL IllUl 02/28/2020 SHEET NUM PER PREPARED FOR: West d C ISI J rxEnnrEarMwuE.wn w[[xuuo[xrx[w -WN ADR HORTON, INC. — MINNESOTA 0.pfE551p NORTHWICK PARK PRELIMINARY GRADING OF r<s< os LAKEVILLE,MINNESOTH­­— IIALF 11 A 2086D I BRIDGE ASUI T' EINMIN tlw`vm°2� 550A400 gF03/04/202011—FNo. 43358 COTTAGE GROVE, MIN PROJECT NUMBER: 0025307.00 TE 03/04/2020 a or L 811 or ca11811.com I GRADING &EROSION CONTROL LEGEND �— _ r LSI SOILPDRI LILT 0 svrs SOIL BORINGIDCATION —%0— — INDEXCONTOUR — — —IS'— INTERVAL CONTOUR POST GRAOI NG SILT I / l/W }900,00 SPOT EIEVATI ON FENCE mP1 / / ' SED Lp HIGH/- POINT ACLCL-CL ELEVATION — BE DIED o FLOW DIRECTION =t• -g BW x� TOPANp BOTTOM OF RETAINING WALL i / EO.F�—+:� EMERGENCY OVERFLOW PROPOSED STREET PROFILE GRADE I E O STORM SEWER Tvt Tl PROTECTION FENCE _ E AWING WALL (MODULAR BLOCK GRADING LIMITS SILT FENCE \ SILT FENCE -POST GRADING HEAWDUTYSILTFENCE IL P / REDUNOANTSEOIMENTCONTROI OO ET PROTECTION o"I"EO Ea.SI ON CONTROL CHEOa/FIOROLLS a ROCK CONSTRUCTION ENTRANCE EROS ION CONTROL BLANKET TURF REINFORCEMENT MAT Z POND NORMALWATER LEVEL 0 1 F_ Zw - \ — WETLAND LINE J - D = \ O ETLAND FILL \�\J WWETLANO BUFFER Q \ ® POND ACCESS MAINTENANCE BENCH WETLAND BUFFER LIMITS WETLAND BUFFER MONUMENT /Si LT FENCE RW, DND DO NOT DISTURB >g _ J MIJENTRANCE� CONSTRUCTION oFnlrvneFARRow 99 R LEINI.FF��ArIOK WO o proNraoNw:ou IN7 11 T Aare $ Eow I A- FR111o a aor,A E .FPoo aF �Io PA ILL .1-1 -1017 1.— 111 A 11 O111-NIF ORI. 71F IFAI P11— oRMD' sPI"mUW1I IDE FAR— MIwbMW TYPICAL LOT G025A o SO loo 15D NOT FOR CONSTRUCTION Irvlr 02/28/2020 SHEET NUM PER PREPARED FOR: West d G VISI rx, nnr,arMwu,.wn w[[xuuo[xrx[w DR HORTON, INC. - MINNESOTA 0.pfE551p NORTHWICK PARK PRELIMINARY GRADING OF 2086D I BRIDGE r<II os LACEVIUEMINOEBOTAS.. gre.,03/04/2020u<ervsFNO 43358 COTTAGE GROVE, MIN tlSUITE 1 DOw`vm°Pefeo°""`""4�"` 2� PROJECT NUMBER: 0025307.00 TE 03/04/2020 \l _ \ v n I �SE.:r�e�Rl a or L 811 or ca11811.com I GRADING &EROSION CONTROL LEGEND �— _ r LSI SOILPDRI LILT 0 svrs SOIL BORINGIDCATION —%0— — INDEXCONTOUR — — —IS'— INTERVAL CONTOUR POST GRAOI NG SILT I / l/W }900,00 SPOT EIEVATI ON FENCE mP1 / / ' SED Lp HIGH/- POINT ACLCL-CL ELEVATION — BE DIED o FLOW DIRECTION =t• -g BW x� TOPANp BOTTOM OF RETAINING WALL i / EO.F�—+:� EMERGENCY OVERFLOW PROPOSED STREET PROFILE GRADE I E O STORM SEWER Tvt Tl PROTECTION FENCE _ E AWING WALL (MODULAR BLOCK GRADING LIMITS SILT FENCE \ SILT FENCE -POST GRADING HEAWDUTYSILTFENCE IL P / REDUNOANTSEOIMENTCONTROI OO ET PROTECTION o"I"EO Ea.SI ON CONTROL CHEOa/FIOROLLS a ROCK CONSTRUCTION ENTRANCE EROS ION CONTROL BLANKET TURF REINFORCEMENT MAT Z POND NORMALWATER LEVEL 0 1 F_ Zw - \ — WETLAND LINE J - D = \ O ETLAND FILL \�\J WWETLANO BUFFER Q \ ® POND ACCESS MAINTENANCE BENCH WETLAND BUFFER LIMITS WETLAND BUFFER MONUMENT /Si LT FENCE RW, DND DO NOT DISTURB >g _ J MIJENTRANCE� CONSTRUCTION oFnlrvneFARRow 99 R LEINI.FF��ArIOK WO o proNraoNw:ou IN7 11 T Aare $ Eow I A- FR111o a aor,A E .FPoo aF �Io PA ILL .1-1 -1017 1.— 111 A 11 O111-NIF ORI. 71F IFAI P11— oRMD' sPI"mUW1I IDE FAR— MIwbMW TYPICAL LOT G025A o SO loo 15D NOT FOR CONSTRUCTION Irvlr 02/28/2020 SHEET NUM PER PREPARED FOR: West d G VISI rx, nnr,arMwu,.wn w[[xuuo[xrx[w DR HORTON, INC. - MINNESOTA 0.pfE551p NORTHWICK PARK PRELIMINARY GRADING OF 2086D I BRIDGE r<II os LACEVIUEMINOEBOTAS.. gre.,03/04/2020u<ervsFNO 43358 COTTAGE GROVE, MIN tlSUITE 1 DOw`vm°Pefeo°""`""4�"` 2� PROJECT NUMBER: 0025307.00 TE 03/04/2020 "LHI WATERMAIN PLUG EPIH=t. 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TECHNIQUESAND TESTING SHALL CONFORM TO THE CITY OF COTTAGE GROVE'S STANDARD SPECIFICATIONS FOR STREET & UTILITY CON STRUCTION 3, HECONTRACTOR SHALL RECEIVE THE NECESSARY PERMITS FOR ALL WORK OUTSIDE OF THE PROPERTYLIMITS, 4. VERIFY EXISTING INVERT LOCATION& ELEVATION PRIOR TO BEGINNING CONSTRUCTION, 5 OOUTILITOLLRISHALCONTACT GOPHERSTATEONECALL" FORFORUTILITYLOCATIONS PRIOR 50' D ED100 150' NOT FOR CONSTRUCTION wIr 02/28/2020 SHEET NUMBER, PREPARED FOR: Westwood 7 �Is1 rx, nnr,arMwu,.wn INEEXuuoEXTxEu DR HORTON, INC. - MINNESOTA 0.pfE551p NORTHWICK PARK PRELIMINARY UTILITIES OF 2086D I BRIDGE SUITE 1 r<s< os A LAKEVILLE,MINOESOTn55044DD gre.,03/04/2020111wssrvo. 43358 COTTAGE GROVE, MIN tls"6vae°POeo°""y""glnc 20 A I I PROJECT NUMBER: 0025307.00 "' 03/04/2020 & - EX. 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TECHNIQUESAND TESTING SHALL CONFORM TO THE CITY OF COTTAGE GROVE'S STANDARD SPECIFICATIONS FOR STREET & UTILITY CON STRUCTION 3 THE CONTRACTOR SHALL RECEIVE THE NECESSARY PERMITS FOR ALL WORK OUTSIDE OF THE PROPERTYLIMITS, 4. VERIFYEXIIIING INVERTLOCATION&ELEVATION PRIORTOBEGINNINGCONSTRUCTION, S CONTRA TOI ALL RSFICONTACT GOPHER STATE ONE CALL” FOR FOR UTILITY LOCATIONS PRI OR o IF ilo NOT FORCONSTRUCTION Irvlr 02/28/2020 SHEET NUMBER, �PREPARED FOR: West d O Is1 rxEnnrEarMwuE.wn w[[xuuo[xix[w (� DR HORTON, INC. - MINNESOTA �r0.pfE551p NORTHWICK PARK PRELIMINARY UTILITIES OF 2086D I BRIDGE COURT, SUIT'r<s< os LAKEVILLE,MINNESOTA5504400 gE03/04/2020u<IINEN. 43358 COTTAGE GROVE, MIN tlw`vm°Pefeo°""`""4�"` 20 PROJECT NUMBER: 0025307.00 DATE, 03/04/2020 a V x 0 z INID 02/28/2020 PREPARED FOR: Westwood ISI rxEnnrEarMwuE.wn INEEXuuoEXrxEu DR HORTON, INC. - MINNESOTA NORTHWICK PARK A 2086D I BRIDGE r<sc os SUITE 1 —EVILLE, MI NO EsoTA 5504499 pre., 03/04/2020 u<wss rvo. 43358 COTTAGE GROVE, MIN tl�1Ym°P1ePenwx..�i"` SHEET NUM PER 9 STREET PROFILES °` 20 PROJECT NUMBER: 0025307.00 1 TE 03/04/2020 C.1148 Hours before 69,g, 811 or call8l1 Ucom STREET 1 950 �53 si�S'e sP' "sm P P� P P & 94170 H c. ELEV= 0140,00 = 0.60Z -,00 945 ELEV941,30 -1.39% -2.19% = V= 93285 V 929,95 D C 40,00'VC �,____ PVC 014000 ELEV= 941,7D ST - PN STA = -0100,68 LEV 0.8047 EL -93559 V = 940,47 EL= 935,59 LP ELEV = 924 53 LP, ITA = 5.37 ED PVI STA = 5.5200 STA E!4111 H,P STAE 12.75.00 2 vv1 sT V -9E. " PVI I'LEV .2000 - PVI ELEV = 92964 = - - - - 940 PVI ELEV =94250 �' P - - A,711 3590 33000'vc PVC = 3.E700 9900lVC PVC -17045 00 PVC =12.75.00 ILIV 91041 = ` ELEv=929.9s 00 PELEV = 93281 = 13.6500 927,39 935 7 ED ELEV =929.03 -0,68% ____�_________________________,___ _ 930 — — PVI STA= 13.98,08 925 PVI ELEV = 925.74 920 0 1 2 3 955 4 5 6 7 E 9 10 11 12 STREET 2 13 14 955 P P P a P P P a a� P P P P a" P P P P P P P P P P P P P P P P P P 950 PP ESLTEAV = 933,43 - 2.56,44 = 939.64 V = 93774 H,P, sT, 6.50 74 H,P S,, 1 STA- 34,98 L,P, STA = 1.14 ,99 950 94$ - 2.6500 PV ELIV- 933.14 - __ 10000'VC PVC- 'VCPVT- - - "91 D PVI STA = 6.6500 PVI STA = "91 ED - V = 937,47 - PAVIDEIE E% -22 _- c=75,02 90,00'VC -----__� C-6.45.00 PVI 1146 PN STA =1.40,00 V = 934,75 X41.640% 100VC PVC=SEES ,OD 945 940 ILEV- ELEV=933.Es0 —�� — — V = 939.60 - — Vr = 6.85,00 - ELEV E V=3937.74 �Z 0,60% ELEV = 935,05 - 1.90,00 ELEV=935,65 __ -- —\\ 940 / CL -CL 935 7a1% _j 0SJ PVI STA 10.5263 ITA=5.23,00 EL,= 938.87 — E. PVI 935 930 PVI EST 14.TSA]_ _— ---___ —��� PVI = 935.26 �� '"� L----- PVI LEV = 93526 �� —� —__________________ ESLA/=O.00.DO PVI = 935,59 930 14 14 13 12 11 10 9 8 7 6 5 4 3 2 1 0 1" 50' 0 10 100' 150' NOT FOR CONSTRUCTION INID 02/28/2020 PREPARED FOR: Westwood ISI rxEnnrEarMwuE.wn INEEXuuoEXrxEu DR HORTON, INC. - MINNESOTA NORTHWICK PARK A 2086D I BRIDGE r<sc os SUITE 1 —EVILLE, MI NO EsoTA 5504499 pre., 03/04/2020 u<wss rvo. 43358 COTTAGE GROVE, MIN tl�1Ym°P1ePenwx..�i"` SHEET NUM PER 9 STREET PROFILES °` 20 PROJECT NUMBER: 0025307.00 1 TE 03/04/2020 934.40 H , STA = 0.55 PVI ITA = 1.000000 ELEV- 93558 Pvc 0.55.00 ELE�& V=94.48 5,00 ELEV = 931,06 LP ELTV�= 916,99 I , III". = 4T62.Op PVI ELEV =3.6300209— PVC-0 VC 0200EL'Q PVI'5-4"'" \\ 1 DO ELEV = 916,99 PVI ETA = 4.62,09_/ PVI LEV = 916.99 945 STREET 5 945 a� P 91 &a P 91 sP �a' 911 940 940 -2,6�% LP ELEV = 929,89 LP, ITA = 3129.30 PVI ITA = 2.7300 PVI ELAN= 0.00,00 PVI ELEV - 935 Pv1=9I0.87 spm KO35969%ze 37 935 H?srnV oss o0 14D ES: VC PVI ELEV 1`0000 PVC =1.50,00 = 936 07 ELEV = 934,3] 930–tea`°.=app% v_3g 9o,op i6s% 930 S-30.0 — ——__ PVC-0SO ,5500 Q PVI ELEV 93097 1777 PW 5 00 925 ELEV=934.62 925 0 1 2 3 4 5 940 63RD STREET 940 Irvlr 02/28/2020 Is1 2 {�p�} Westwood 935 924,66 H,P, ITA = 0.0500 PVI EL V= 0.50,00 PVI 923,76 =-2'27% C 1966, 9V,00'VC ELEV=918.37 P C = 0105,00 LP, STA = 2.27.50 V=924,66 PVI STA =1.6500 0.9500 5 ELEv=92Te4 oELE349%iee N'96� A=35.77 12S,00'VC 935 930AD 930 925- 925 PV V= 110 BE 921,52 A?)% PVr= 2.27,50 10 920 ELEV =918,37 PVI STA= 0.00,00 PVI ELEV = 92476 �— _E PVI ITA = 2.28,21 V = 910,36 920 915 915 NORTHWICK PARK 0 2 tl�1Ym°Pefe°w'""�'"` I PVI STA- 1.65,02. ZETA/=S'SSSS PVI ELEV = B4 ED p = 938,87 C.1148 Hours before digging, 811 or ca11811-com .—P, 1— a Q Irvlr 02/28/2020 Is1 PREPARED FOR: {�p�} Westwood sHIITT NUM IIR, � xpfE551p rxEnnrEarMwuE.wn INEEXuuoEXrxEu 10 DR HORTON, INC. - MINNESOTA I '4/2020IIINI I NORTHWICK PARK tl�1Ym°Pefe°w'""�'"` I STREET PROFILES D` 20 Tr sc A LAo—lLLE,MINNESOTA5KAE Are.03/0BE No. x3358 COTTAGE GROVE, MIN A PROJECT NUMBER: 0025307.00 TS 03/04/2020 Q sr GrPosT�, � nTr xEnoRicro rcsrs MAxiMuni sPAaxo. / ix—E MEa u3"�xsr";'vna ros / FQEM1nc"n"oo;rAepENr woM ns�c. muss' Fu—P] PICS Elro�sEaros;°s. msEcnaxo.waPA�w°" n 1 � � rosT EMBE[M �%�� Cottage s P.-P. 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R w aRoaowAr 4 AusaPaeAo O TYPI CAL SECTI ON ase masu xvwEA Es oc Eo( oPOa 1 S A YAa1ss) xrvlsxsn camsursa xouss EEasEess e4nRCPES P9mx causnsm ouass Mlxruas Ls,96�rAssoa xx 11—E—EroRPm ss0EERouxo rPA o 1—oow"_i sl' �z AEEaEEArsaeculss Ar waxour s,z' a.s'Touvssorl' s � ��,T<uxsrPsRwsos �oArexeAsoaEsw�ls/s" xo�ejAur�w�" o"rx�A�rloxIzaoavsToolssueERws •�T�uoLuoMisl rosNw ~"No xexoso--- 7 exElxeeRxee � — f 1--- ELL SPLIT ENTRY WALKOUT (SEWO) 65' Wide Lots 02/28/2020 PREPARED FOR: 01=1 03 DR HORTON, INC. - MINNESOTA 2086D (ENERINGE COURT, SUI T'w844 cEVILLE, MINNESOTA 55gg ATE03/04/2020ucs"ss"o. 43358 NORTHWICK PARK COTTAGE GROVE, MIN a 3 x 0 z SHEET NUMBER, 11 DETAILS 20 PROJECTNUMBER: 0025307.00 Te, 03/04/2020 /o=wBEN B�GPED. NcO rowAfrvVEKT \T1 -N INVERT1 —BIG AS SEE /1WV[ E CEPROPETE —1 PRETE —ME IN I ED A�hr _ ANTu—GTRIrvG—EFEaEIEN SJ TG OF MANN.EDGES�W TOP W�2 - MR MANMOLE SFEES Ib ON EENTER PIP SFDE ^�MA NXOIE AT TXE NPE MIO EOINT ST STaEt7IA, Gic0 GAEH we W G e mNOREIE STOOL. GRATE FRAM Pomp COTTAGE GROVE, MINNESOTA I ZT14 CHOR BOTH ^^'" i ORM SEEJER SHAD EERCP DIED ISOMETRIC m RR'E I1Iu�Sa 3/e Cottage —ED�No sOErnonAN Grove E TRAsn Ga RD D �^ae^^=•^°n«n^ �_� COTTAGE GROVE, UP, J- a EBEGN' smP/u✓o eox TXAT HATH �o SHANS TO 1/i1 -ORTINI cure STOP I lOOMNO PAR — NUORACK I EREgxr. � /�-j ` 3 TOWARD INVERT. TN aIE (sem P.Am eEE(B� , D, All, 1, Naox E - N eF DsPEaENOISFAEING-s MEAM BANO GURER\�\Lr`�\�T � -1 ED SIGMENo a+n \ MAHHoUE STEPS 16 ON CENTER ARE � 1 H� /AT ( y RMM oEEEPE E w-/�/ 5CI� o�� .1 RE—T-II-PIRIDE N� H.. AT ID PIPE N. POINT tRELIEVE (IIrvsoEAnoouTsm[oF rnnn­ L SUPPORT FOR EDGMERATIOl N oE EOuioMN/Dm� x� BE COUPP, V (MOO.)TURON Lv cOMPACRn AeorE TXEGROUND SECTION STANDARD DETPILS STPNDARD DETPILS CA[[age ESIDENr�A NDIIs�rowx NI PROPS Cottage Grove Ewen ERVla NO ZONE ®Num Gm� sroaM seweR maxlrolE (`�a . m. Rs COTTA GE GROVE, MINNESOTAs SER -1 J,�'ce• COTTAGEGROVE, MINNESOTA l 570-1 02/28/2020 oPREPARED FOR: 1I1 .N,nA.,O,MNN,�A N„NNNo,N.N,a NI DR HORTON, INC. - MINNESOTA VE—AL I—E LA(EVILLE, MINNESOTA 5— ND Are�03/04/2020 LI—IExo. 43358 C.1148 Hours before digging. 811 or ca11811.com IPm— ­­ -a e h CxS?{ 4 R RVIRAP .B R E kSTREb ET � 4 t 1HRGPADE PENN R rzE (vs MIN) o RrFncAP cu vIx 2z' ro TRENCH DETAIL (ONE OI®C YARD ISAPPROV,P8001PS.) 1L� TMDIOT RAP mGJ MP SECFIONA\. O p I wE�ABRIC ttPE IV 1D.1R 11 NO SECTON SECTION B -B IV Grope STANDARD D wEB-1PAI AT FUNDE1 Ell Ory G TTR6e STANDARD DET PIPE COTTAGE GROVE, MINNESOTA STO-12 COTTAGE GROVE, MINNESOTA 570-14 Oj STING SPEaEED AN Cx aFRaRBTO SHowx ,S_ R Da MX IE BEHIND OPaNS GERP NNM NM DIREFERGIN 01 � W DIxBMEN NNGBAS ECTIED P1GIV wnx PLAN IS a.,DR. MNapoDGQN:"' TO OTRANSITE EAETEN XeIE Ie DN GE R RINGs�sPEQEGO \ EPEFa R IDE MAN E a GRwT INSERT DOGHOUSE SUA-L BE G u`� In9Nt ANNOu vut OrmeNHOIt. 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NcO rowAfrvVEKT \T1 -N INVERT1 —BIG AS SEE /1WV[ E CEPROPETE —1 PRETE —ME IN I ED A�hr _ ANTu—GTRIrvG—EFEaEIEN SJ TG OF MANN.EDGES�W TOP W�2 - MR MANMOLE SFEES Ib ON EENTER PIP SFDE ^�MA NXOIE AT TXE NPE MIO EOINT ST STaEt7IA, Gic0 GAEH we W G e mNOREIE STOOL. GRATE FRAM Pomp COTTAGE GROVE, MINNESOTA I ZT14 CHOR BOTH ^^'" i ORM SEEJER SHAD EERCP DIED ISOMETRIC m RR'E I1Iu�Sa 3/e Cottage —ED�No sOErnonAN Grove E TRAsn Ga RD D �^ae^^=•^°n«n^ �_� COTTAGE GROVE, UP, J- a EBEGN' smP/u✓o eox TXAT HATH �o SHANS TO 1/i1 -ORTINI cure STOP I lOOMNO PAR — NUORACK I EREgxr. � /�-j ` 3 TOWARD INVERT. TN aIE (sem P.Am eEE(B� , D, All, 1, Naox E - N eF DsPEaENOISFAEING-s MEAM BANO GURER\�\Lr`�\�T � -1 ED SIGMENo a+n \ MAHHoUE STEPS 16 ON CENTER ARE � 1 H� /AT ( y RMM oEEEPE E w-/�/ 5CI� o�� .1 RE—T-II-PIRIDE N� H.. AT ID PIPE N. POINT tRELIEVE (IIrvsoEAnoouTsm[oF rnnn­ L SUPPORT FOR EDGMERATIOl N oE EOuioMN/Dm� x� BE COUPP, V (MOO.)TURON Lv cOMPACRn AeorE TXEGROUND SECTION STANDARD DETPILS STPNDARD DETPILS CA[[age ESIDENr�A NDIIs�rowx NI PROPS Cottage Grove Ewen ERVla NO ZONE ®Num Gm� sroaM seweR maxlrolE (`�a . m. Rs COTTA GE GROVE, MINNESOTAs SER -1 J,�'ce• COTTAGEGROVE, MINNESOTA l 570-1 02/28/2020 oPREPARED FOR: 1I1 .N,nA.,O,MNN,�A N„NNNo,N.N,a NI DR HORTON, INC. - MINNESOTA VE—AL I—E LA(EVILLE, MINNESOTA 5— ND Are�03/04/2020 LI—IExo. 43358 C.1148 Hours before digging. 811 or ca11811.com IPm— ­­ -a e h CxS?{ 4 R RVIRAP .B R E kSTREb ET � 4 t 1HRGPADE PENN R rzE (vs MIN) o RrFncAP cu vIx 2z' ro TRENCH DETAIL (ONE OI®C YARD ISAPPROV,P8001PS.) 1L� TMDIOT RAP mGJ MP SECFIONA\. 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G IFARI s To a nI ION COTTAGE GROVE, MINNESOTA NBNNNFM -E snouts - v. x�F.TFory / .—.U ER oe ' yMPf AEN MCTCNE eoTMDAFF.—, REE BITUMINOUS TRAIL DULLER ' � � 5Eof R A ;o IF "BACOF AND FAB DIRECTEDBy TIN'Bo, EEQI AFGaxaTE BncRau CONCRETE SIDEWALK CnLAanuAn Drv0I5 TNRAa Grovel CF c 1SI L ALN scrn ns COTTAGE GROVE, MINNESOTA STRl9 Cottage �I F.. mauls Grove A°°'T^°°•" COTTAGE GROVE, MINNESOTA 02/28/2020 PREPARED FOR: SHESIMI olFl o,MNNTA NTTw NOTwT Ta DI DR HORTON, INC. - MINNESOTA IMPTISAL LucBVIL B, MI NN SUIT, I BSOTFIT.S.. gg ATE X03/04/2020uSEFIEFo. 43358 Urate 4 A LSI=1�;� mN�TR,amDB EF—CE To4 VARIABLE a R PEB/4 / 1/21 IEM MN_ �IBmDD FACE .1 RB 2 �1IR'R RMOUNNTD t IM O'BIACE GUTTERfROS5E5 A WATER OR SANITARY SEWER SERVICE. STANDARD DEFAILS `s°o�ge III UCOTTAGEGROVE,B.CIUMINNESOTA S I IS —GROVE, MINNESOTA oxS VRA G e II COTTAGE GROVE, MINNESOTA NORTHWICK PARK COTTAGE GROVE, MN Call 48 Hours before Igging'. 811 or ca11811.com INm­ Ar,- AIa e IR � _ J FAMMCRNUAD LYRE 2N _ (1J MATOf.—NO SFR—WfolH. CULL-© o. n T[MlIRARYRDUD-UN 0 \X _•_�• COTTAGE GROVE, MINNESOTA GRACE NEUl FeN �RGmGN �AR�ett LIrLL "�'ByWATE mN IFEROosIj 'ALV �G - G ane RODS MEGuues (Tma 11- EIEND, 4s B ND MIN IF, _ IFFNE—COMMI-1 Cottage w�mAma�ND���ET� Grove 1 COTTAGE GROVE, MINNESOTA SHEET NUMBER', 13 DETAILS OF 20 PROJECT NUMBER: 0025307.00 TB03/04/2020 DESESN OR OESTENG GRADE NEIRIIN I' SANI 1. ��srcR NO t wwum 40 v5L Mn PIPE SHALL BE CENTERED UNDER 1NSUTATION UNLESS OTH—E SPEURED. Cottage S xAwunoN oEru1L5 Grove COTTAGE GROVE, MINNESOTA h,ATy mA<NrsNArv�esN x I�—AID �lSIDE ILIPE _L7 `wrrx ..Porvo NwL TWIC4L BENCH DEBPIL WITHIN � POND BOnom 30' OF SKIMMER WTLET att/OUrtaT UNE AT Hl �MaNrEwwa=BENa AQU—VESEfAnON BEACH -I -WL TYPICAL BENCH pE[AIL POxD Bon SmIGpL BEpNCpX DETAIL n COTTAGE GROVE, MINNESOTA STO-15 C\ DwoE4-1jz R OUTER FIND / e4 Pu. RVNI—RESU— �1 _�,f//caATE Iry z HOP`RE1 raN�aE sroE �k xlex smL PAa aEl— PRLOR To PAR—N. OR HE SPEEIE,UE=CTIRE PER atvT� mA. OPENm cusp`~ o VofuRE x F R 6� u (AN oo"'.,­H. Cottage INEMME STRUCTURE ve sgrvp A GloR COTTAGE GROVE, MINNESOTA STD -16 L 02/28/2020 PREPARED FOR : 01=1 o,MNNE> NEEw NOEw. Ea 0I DR HORTON, INC. - MINNESOTA 2086D I BRIDGE COURT, SUITE LAKEVILLE, MINNESOTA 55044 D9 Are�03/04/2020ucervservo. 43358 NORTHWICK PARK COTTAGE GROVE, MIN C.1148 Hours before digging. 811 or UO11811.com I—P, Gr—P --,, Y K Q V 3 NOT FOR CONSTRUCTION 0 z SHEET NUMBER, 14 DETAILS OF 20 PROJECT NUMBER: 0025307.00 TE 03/04/2020 OUTLET CONTROL/ SKIMMER STRUCTURE ELEVATIONS ELEV A ELEV B ELEV C FLIV D ELEV E ELEV E OR SIZE FICE SOUTLER ET PIPE SIZE POND 1 9224 924.1 N/A 919.5 N/A 9220 6" 30 "OUTLET/ 9" POND2 913.0 9151 N/A 909,5 N/A 911P 6" z4"0 6"UTLET/ NORTHWICK PARK COTTAGE GROVE, MIN C.1148 Hours before digging. 811 or UO11811.com I—P, Gr—P --,, Y K Q V 3 NOT FOR CONSTRUCTION 0 z SHEET NUMBER, 14 DETAILS OF 20 PROJECT NUMBER: 0025307.00 TE 03/04/2020 j Tree Preservation Requirements QUALI FYIN G TREE QUALIFYING TEE AMEASURING AMI NI MUM OF 51 IN ONES DE) DBH FOR HARDWOOD DECIDUOUS BEES, ORA MINIMUM OF, GHT FEGHT INCHES B ) GBH FOR SOFTWOOD DECIDUOUS TREES ORA MINIMUM OFTEN FEET (1 g') IN HEIGHT FOR CONIFEROUS/EVERGREEN TREES, HARDWOOD DECIDUOUS SPECIES'. IRONWOOD, OAK, ELM, MAPLE (HARD), WALNUT, ASH, HICKORY, BIRCH, BLACKCHERRY, HACKBERRY, AND LOCUST, SOFTWOOD DECIDUOUS SPECIES', COTTONWOOD,CATALPA,POPLARS, ASPEN, SILVER MAPLE, BASSWOOD, BOX ELDER, AND WILLOW, CONIFEROUS SPECIES', A WOOD PLANT WHICH, AT MATURITY, IS A LEAST TWELVE (12) FEET OF MORE IN HEIGHT, AND WHICH RETAINS ITS GREEN COLOR YEAR ROUND AND OPEN DROP ITS FRONDS OR HE IN THE WINTER, DBH CONVERSION RATE, A NUMBER EQUAL TO ONE HALF THE TREES'I HEIGHT IN FEET ,1"=2' HEALTHY TREE', A LIVE TOP CROWN THAT IS GREATER THAN THE TOTAL TREE HEIGHT, NEWLY DEAD BRANCHES THAT ICE UP LESS THAN FIFTEEN PERCENT (15%) OF THE TOTAL CROWN. LESS THAN FIFTEEN PERCENT (15%) OF THE TREE CROWN WITH MISSING BRANCHES. PERM17ED TREE REMOVAL 35% RESIDENTIAL, <i g UNITS / ACRE (71UNITS/27.6ACRE=25UN,/AC. ) SIZES AND TYPES OF REPLACEMENT TREES UANTIl QLALFYING TREE INCHES REMOVED BEYOND THE PERMITTED THRESHOLDS SHALL BE REPLACED AT A RATE OF 50% OR ONE (1) REPLACEMENT CALIPER NCH FOR TWO (2) REMOVED DIAMETER INCHES. SIZE, DECIDUOUS TREES', NO LESS THAN 25 CALIPER INCHES, CONIFEROUS TREES', NO LESS THAN SIX FEET IN HEIGHT, SECIES', CONIFEROUS TREES OR HARDWOOD DECIDUOUS TREES SHALL BE USED AS REPLACEMENT TREES, ONE NEW CONIFER SIX (6) FEET IN HEIGHT SHALL BE CREDITED ASCO NTRIBUTING TWO (2) CALPIER INCHED TO THE TOTAL OF REQUIRED REPLACEMENT INCHES. ORNAMENTAL TREES ARE NOT ACCEPTABLE FOR USE AS REPLACEMENT TREESWHERE , CET TREESSHA MOR FPLLL ACEMENT TREES ARE FTTR PERCENT EN COURAGEOFTHE PLACEMN THE TING OF TREES FOR REPLACEMENT PURPOSES SHALL BE IN ADDITION TO ANY OTHER CITY LANDSCAPE REQUIREMENTS. Y � 1 Tree Preservation Calculations TREE REPIAf FNTCAILIIrATIONS TaLauAUHING-EMEERMIT INCHES ol�r�,�, \`l C uw E EEn'nNIlr 1 n„° ALaDAL—I-HESREmwEo T- EXCESS quauwlnG INCHES RENwEozlnrlre: PL.LCEmwT IW.HES HES R -�PIg��Le C.I F8 HP',, before digging, 811 or 41811.com PIT— IPII, q MMPMMMI ' 240' 360' NOT FOR CONSTRUCTION Irvlr 02/28/2020 PREPARED FOR: DR HORTON, INC. -MINNESOTA ' TOURTSUITE —EVI UE, MI NNESOTn 55o4n gg nn`w,vwgicisw na:o"MN m. .ER ry°Eq.gEaw, LANGDON PRAIRIE COTTAGE GROVE, MN Westwood OVERALL TREE PRESERVATION PLAN PROJECTNUMBER: 0025307.00 SHEETNUMBER, 15 OF 20 DATE' g2/2$/2g2G I1I Q v "�°" P�Hw�'kq 1ne A TK s< —Q2a8/JnJnKI1wse 26111 ��—-- UI 811 or call811.com — — Tree Inventory'a N A ! W V I TRFE TSIE 408X) NOTES IXEW S SPEC ES IE pW NOTES IX T0. T1P ANS MEET A__IT 5E71AIIL 16EPa I E°El I IT _ ' I �kpm a�.11 All B EAS 5SSl 1. AAllE x IT - f — ,, En H Sa�x lm IT 5 V-1 � �IT ED E — «kp ( \� t_I A - - _ rxo cmar A. 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ES IT a _IT— IT �anEIT 5 - JCIT IT �k IT V SII Imll, �� 77 IT I — _ :, H�Tpp� s imp R��� a IT d R�,w 6;� �s e x imp R�,� 5,z3 �p d — � �enrm s� H�5;1'1qa,EHm 5,1nmaEm='gym N° R IITs / E C Sll / / o On�I� s'b'�m �,o HS=I' E, H3,awmp A --Em IS x Haa"ooa � I � I E 1 So' NOT FOR CONSTRUCTION Irvlr 12/29/2120 x,x,erc,xnn. 11111 1AID111 ow �aM.aa West d 16 QII DR HORTON, INC. -MINNESOTA uNOEp*xEUW LANGDON PRAIRIE Po TREE PRESERVATION OE o °R ME ER �e ENERIDGE100 PLAN & INVENTORY 20 LA<EVIUE MINNESOTA 55— Te, nz2e/zozo ucsrvssrva COTTAGE GROVE, MN � PROJECT NUM BER: 0025307.00 TS' 02/28/2020 C.11 48 Hours before digging, 811 or caII811.com Tree Inventory's iPEE TAG SPECIE4 zEfOBNINOTES EE TYPE STATNS SII NOTESPr TREETYPE SEATON vEI _H 1515D RE—, Eil ;11 Oil HH= SEES 1Z 5 ED A"ao I.— X �E Eim x i�4 11111; 11 1 5iIPeox H= 51D, Ell 7 1 Haag H 11 ITS 111, Elm 19 1= RLI, Ell _D SZaRE1m 12 11E 3 1.- F- R,- 1" 6g' o 6g 120' 1. NOT FOR CONSTRUCTION wIr 02/28/2020 SHE ET NUMBER, PREPARED FOR: ni`w,v wxicisw "ixn*`pint>`Westwood �I E—NQIs1 DR HORTON, INC. -MINNESOTA na:o"MN a. .ER ry°E°.Eaw, LANGDON PRAIRIE v TREE PRESERVATION I of oURTSUITE PLAN & INVENTORY 20 r< s< 1 o s sACEVILEDMGNN ESOTASSE. �� Are.02nN/20JnsI<wssrvo. 2fi 1 COTTAGE GROVE, MIN w`vm°Pefeo°""`""4"` PROJECTNUMBER: 0025307.00 EAre 02/28/2020 C.11 48 Hours before digging, 811 or call811.com Preliminary Plant Schedules SYMBOL qTY. MMONLUE—NICAL NAME SPACING OC SPACING OC, TO LI 66 TREES a a m 11, FI TRFF6 " � sT R A Norex F111—rl—L IIscaPFPUI roI S11111s L—IGIs IND DUn"nnes. cv. Single Family Landscape Requirements Native Seeding Legend SINGLE FAMILY RESIDENTIAL SUBDIVISION REQUIREMENTS. 284 TREES sTORMWATER NATIVE SEED MIX (33-261) REESPERLOTMINIMUM 284 TREES TOTAL AREA(ZO ACI TO BE CONIFEROUS 7 LOTS 10SHRUBS PERLOT] 10SHRUBS MESICPRAIRIEGENERALSEEDMIX(35-2411 TTAL TEN UN DERSTORY SHRU BS IN STALLED PER LOT (BY BU ILDEIp OTNFRwI6F DOR[aSA OEBF —111 UN L155 "OTEo Tree Replacement Requirements PLACEMENT CALCULATIONS'. 142 TREES PLACEMENT INCHES REQUIRED 322.,INGHEs PLACEMENTTREESREgU1RED DECIDUOUS (2,5" RATIO) 80 TREES CONIFEROUS C RATIO) SE TREES Single Family Landscape Provisions TOTAL SINGLE FAMILY LANDSCAPINGPROODE 426 TREES ` BOULEVARD TREES', 106 TREES `BUFFER DEC I DUOUSTREES'. So TREES ` BUFFER EVERGREEN TREES'. 62 TREES ` FI TR UTUREOYARDRNARTREES ENTALTREES', 2o2 TREES $HELPS(BY BUILDER, SEE NOTES)'. ]10 SHRUBS NOTES, 1. STREET TREE LOCATIONS AND SPACING ARE SURECT TO CHANGE BASED ON N CONSTRUCTED DRIVE WAY AND UTILITY LOCATIONS. 2. TREES INSTALLED AT FRONT OF INDIVIDUAL LOTS SHALL BE PLANTED IN A LOCATION TH T DOES NOT INTERFERE WITH CURBSTOPS OR INDIVIDUAL SEWER & WATER CONNECTIONS, 3, NOPLANTINGWILLSE NSTALLEDUNTI LALLGRADINGANDCONSTRUCTIONHAS BEEN COMPLETED IN THE IMMEDIATE AREA, 4 FUTURE YARD TREE SPECIES TO BE SELECTED BY BUILDER FROM THE CITY PUBLIC WORKS APPROVED PLANT LIST. 5 REPLACEMENT TREES HAVE BEEN UTILIZED AS ADDITIONAL BOULEVARD TREES IN SOME LOCATIONS. o 120 240 360' NOT FOR CONSTRUCTION wIr {�p�} SHE 02/28/2020 PREPARED FOR: DR HORTON, INC. - MINNESOTAparvo DEN ER DGE LA(EVILLE,MIINEsoTa55o44SUITE IUU o rxEnnrEarMwrvE.wn rEcrurvoExrxEuw NORTHWICK PARK COTTAGE GROVE, MIN Westwood LANDSCAPE PLAN2086D PROJECT NUMBER: 0025307.00 ITNH UMBER, 1 OF 20 CATS 03/04/2020 �Is1 tl�6vae°Pife°ntl9ivYg1nc IR— sc pre.,03/04/20-11—FNo 269]1 PLANTING NOTES I I LL 11 L III T1111 L TI TOMOl IT sTnNIIIN ss» IIILIIT TD11EIL-1-1 OTARaas LIIIII T"I ", I'll,"", L Desws,"I LI'llTDPSDI�EDR;aEs"sIH1`wDBEs rvNIG '.4 DEPTH TDDSDIL IE-lLL—O 1.11 xE 1—II DEPT, S,gNo1111 "ft" TO IITI 11 1 1�11EEl 111 1111 INO ILlIT 11 1111 ILL ILlITI I TI I T111 1111 IL 1111111 " IITIL I'll I'll "ILL I'll I "IT, aw4 e, TvaaR' "I IEOOLINOI -L11-1 1NO 11110 1 DELI EDCINC Ox 11-0 [DC'. I ITIL 11 11110 AV0,'OE D" O.'E' TOD"T_".T'OVT I'll 10 E sPADEO "111 ILIII NOT I l OTHEawDSE II INC TO —11 exIST1 NI CON 11110 Ns III O/EIT I -TI ONE 11 G IT IN El 1-1 IN LINEN—I —N, 111 11 11ING IOOTI OL —0 IT NEE � BO NI ll�-1111,LOIT lAl 111-11a�LEl.-TO110 11IE0.—OTINIOD'�TIOOl�TNOIOITTOOwN aR sa�4r�TTDTHE X11011111101111IIII—ONINI 1-111—TE III 1OINIIIS111101AL C. 148 Hours before digging, 811 or call811.com �a 0 6g 120' 180' NOT FOR CONSTRUCTION Irvlr 02/28/2020 PREPARED FOR: DR HORTON, INC. - MINNESOTA LA1cEVILLE,MIONESOT2086D I(EN BRIDGE a55o4SUI T'4�� parvo D TxLnnTLarMwuL.wn TLcruuoLx TxLuw NORTHWICK PARK COTTAGE GROVE, MN WestwoodSHE LANDSCAPE PLAN PROJECT NUMBER: 0025307.00 ET N 19 UMBER, IT 20 TI 03/04/2020 �Is1 r<sc os tl�6vae°Pife 1-11°ntl9ivYg1nc pre., 03/04/202011ININO 26971 INIIIAL 02/282020 �PREPARED FOR: Is1 .xEnn.EarMwuE.wn *FcruuoEx.xEuw DR HORTON, INC. - MINNESOTA 2086D I BRIDGE r< sc o s wcEVILLE, MI NN ESOTABSUI T'— gg Are03/..21` u<srvss No 26971 C.1148 Hours before digging, 811 or call811.com Landscape Planting Detailsa �,�• _ � ���'—may - 0 —11 Al 1-111Io IAN o 11-1 oaeal4 a_'_ro"N A_ sartlsleo, IBII rINu sols IIII 7 .111ILL 1117117111 NORTHWICK PARK COTTAGE GROVE, MIN g 6g 120' 1. NOT FOR CONSTRUCTION SHEETNIMPER , 20 LANDSCAPE PLAN OF 20 PROJECT NUMBER: 0025307.00 ore, 03/04/2020 OnIn BOLTON & MENK Real People. Real Solutions. MEMORANDUM Date: 03/14/2020 To: Ryan Burfeind, PE From: Mike Boex, PE Subject: Northwick Park Plan Review City of Cottage Grove, MN Project No.: N14.120842 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 Westwood Professional Services Inc., dated 02/28/20. We recognize some of the comments are related to final design and not necessarily a preliminary submittal, however we believe it's prudent to provide those comments early in the process. Sheet 1: 1. Note that the City of Cottage Grove's Standard Specifications for Street and Utility Construction shall govern for all improvements on the project. a. A copy of the 2020 Standard Specification and detail plates will be provided for reference in the plans. Sheet 2: 2. Final plans should include a removal plan. a. The private utilities along the existing drive appear to extend to the property to the north. Indicate if these are planned to be removed or relocated (and if so, to where). b. The existing wells must be sealed by an MDH licensed contractor. c. The existing septic system shall be removed in accordance with Washington County Subsurface Sewage Treatment Regulations, Minnesota Pollution Control Agency Requirements, and Minnesota Rules 7080.2500. 3. The developer shall coordinate the relocation of overhead utilities underground along Military Road adjacent to the proposed plat. The utilities should relocate at the existing right-of-way line. Sheet 3: 4. Provide a cul-de-sac island on Street 2, per city detail STR-4. Please note the right-of-way requirement when islands are present. The cul-de-sac island shall be an outlot owned and maintained by the HOA and covered by a blanket drainage and utility easement. 5. Easement widths to be confirmed with final plan and profile sheets. The minimum easement width should be twice as wide as the pipe depth. H:\C0TT\N14120842\1_Corres\C_To Others\120842 Plan Review 2020-03-14.docx Bolton & Menk is an equal opportunity employer. Northwick Park Plan Review Page: 2 6. Barricades and future street extension signs are needed where streets (Streets 1 & 5) or sidewalk/trail terminate, per the city detail plates. 7. Outlot A is identified as a private driveway. The outlot should be deeded to the City with a private driveway easement over the width of the driveway. The driveway will need to be paved. 8. Stop signs should be placed at the following locations: a. Each side of Street 5 as it approaches Street 2 b. The 64th Street and Street 2 approach to Street 1 c. Street 1 approach to Military Road 9. Stop sidewalk at the Military Road right-of-way and place a barricade at the end. The sidewalk will be extended once Military Road is removed and a trail is constructed in its place. Sheet 5: 10. Label contours, particularly in the basin. Some contours appear close together in the wet cell. 11. Label bottom of basin elevations if a contour doesn't depict the graded bottom. 12. Block numbers should be shown. 13. Show driveways on the grading plan. 14. Driveway grades are difficult to read as some interfere with contours, please attempt to improve readability. 15. Grading is shown on the adjacent property to the west. It is assumed a temporary easement or access agreement will be needed; please depict on the plans. 16. Please limit rear -yard overland drainage to 3-4 lots maximum. a. Please move the EOF behind lot 5 block 1 to the north property line. b. On Sheet 6, the catch basin behind lot 5 block 6 results in 5 lots draining overland to the next catch basin in Parkview Pointe. Please move CBMH-252 to the plat line or regrade from the plat line to CBMH-252). 17. Numerous lots in the development appear to have low spots that do not drain (e.g. backyard of lot 10 block 1). Please check all spot elevations and ensure positive drainage. 18. The flared end and storm pipe behind lot 1 block 2 shall be covered by drainage and utility easement. Please provide catch basin structures instead of flared ends for both FES -104A and FES -10413. 19. Catch basins should be located at or near lot lines when possible. a. The catch basin in front of lot 7 block 7 could be converted to a manhole if not needed for drainage. Where located it could end up in the driveway. b. Consider revising the catch basins in front of lot 10 block 5. A manhole could be used to pick up the rear yard drainage between lots 3 and 4 block 3, and street catch basins could be provided near lot lines (between lots 2 and 3 block 7 and the north side of lot 10 block 5). 20. Provide details of the infiltration basin. In the infiltration basin, the City recommends providing a Filter Topsoil Borrow (MnDOT 3877.2.G) consisting of 70% sand (meeting the gradation Botton & Menk is an equal opportunity employer. Northwick Park Plan Review Page: 3 requirements of 3126) and 30% Grade 2 Compost (MnDOT 3890). Lower compost levels have typically proved difficult when establishing vegetation in basins. 21. Provide rear -yard storm sewer to pick up drainage behind lots 1-8 block 7. Depending on the location of the rear yard storm sewer, additional easement may be needed from the adjacent land owner. 22. Pond maintenance access routes should be hatched to depict the route around each pond to each flared end and outlet structure. Refer to city detail STO-15 for typical pond benching detail. Confirm ponds have maintenance and aquatic benches where required. In addition, hatch should be depicted at each 20 -ft wide access point from a street or trail (6:1 max running slope, 10:1 max side slope). The grading east of lot 23 block 2 should be adjusted to provide pond access. 23. Place TRM on each pond EOF and downslope to protect from erosion. 24. Identify park/open space marker installations on the plans. See the attached plan for locations. 25. Final plans shall include intersection details to clarify drainage patterns and grades shall be submitted for all street intersections (e.g. grades around radii, where crown of street will be carried through or warped, etc.). a. Label curb radii at intersections (20' typ.). Sheet 6: 26. Pond 2 is within the City's 10 -yr groundwater capture zone, therefore no infiltration is allowed. 27. It would be preferred to move the EOF of Pond 2 approximately one lot line to the north so it better aligns with the low area in Parkview Point and eventual EOF to the street. 28. An easement should be provided over the swale across lot 7 block 6 since it receives drainage from lot 1 block 6. 29. Label all lot corner elevations and improve readability. For example, the eastern rear yards of lots 6 and 7 block 6 are difficult to see. 30. The storm sewer and drainage swale behind lot 6 block 3 shall be covered by drainage and utility easement. 31. Place TRM on each pond EOF and downslope to protect from erosion. Sheet 7: 32. 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. 33. Pipe class will be reviewed when profiles are submitted. Please determine the maximum cover over each pipe run and label the proposed pipe class on the plans. Less than 18' depth shall be SDR -35, less than 28' depth SDR -26, and greater than 28' shall be designed by the engineer. 34. On final plans, 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). a. The minimum riser height shall be 3'. Botton & Menk is an equal opportunity employer. Northwick Park Plan Review Page: 4 35. The 12" trunk watermain from the Ravine Meadows project (south side of Military Road) shall be extended to the north. The Ravine Meadows watermain plan has been included for reference. Extend the 12" main along Street 1 from Military Road to Street 2, then along Street 2 and through Outlot A. Provide a 12" stub to the Woodbury border and an 8" stub to the west. a. 12" watermain shall have class 250 butterfly valves with stainless steel hardware in accordance with city detail WAT-4. See the City standard specification for more detail. Note that there is typically a longer lead time to acquire these valves and that time should be planned with utility installation. 36. Remove the valve at end of Street 1 and end of Street 5 and place plugs. Future development will connect with a valve and will require a shutdown of some homes in the future. a. Move the valve on Street 5 west of Street 2 to the east side of intersection. 37. Provide a temporary hydrant at the end of Street 1 near the eastern plat line. 38. Hydrant spacing: All residential lots should be entirely covered by a 300 -ft radius. Please revise locations to achieve this requirement. 39. Eliminate storm sewer behind the curb (CBMH-153 to CBMH-152, CBMH-155 to CBMH-152) as these typically conflict with streetlight bases, signs, and boulevard tree plantings. 40. A 4' minimum build should be provided for every storm structure in the street to ensure a 3' minimum cover over pipe. Profiles will clarify cover requirements are met. a. 2' minimum cover over storm pipe should be provided in greenspaces. 41. The maximum velocity discharged overland shall be limited to 4 -fps and the maximum velocity into a wet basin is 6 -fps. It appears the requirement is met on the pond inlets, please confirm the outlet of Pond 1. 42. Label the outlet structures for Pond 1. 43. 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. 44. The first storm structure upstream of a stormwater basin within the street shall be a sump structure. See applicable city detail plates. 45. 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 at lot lines 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). e. Extend empty conduit from the last light on 63rd Street and 64th Street to the existing blank conduits at the plat line that were provided as part of the Parkview point project. A plan sheet has been provided for reference. Sheet 8: 46. Watermain is in conflict with CBM H-120, CBM H-203, and CBM H-210. Evaluate repositioning sanitary manholes. Botton & Menk is an equal opportunity employer. Northwick Park Plan Review Page: 5 47. Eliminate the valve on 63rd Street east of Street 1. Sheets 9-10: 48. Vertical curves should be designed for stopping sight distance. Minimum K values of 19 (crest) and 37 (sag) should be evaluated. 49. Label all intersecting streets including stationing and elevation. a. Street 1 & Street 5 b. Street 1 & 63rd Street Sheets 11-13: 50. The City will provide updated 2020 detail plates, please incorporate into the plans. 51. On the typical street section, incorporate boulevard and sidewalk grades per city detail STR-1. In addition, please show 6" of topsoil. 52. Review and add additional applicable detail plates, such as: a. Sanitary sewer manholes (SAN -1, SAN -2,) b. Concrete hydrant pad (WAT-9). c. Hydrant (WAT-1) d. Gate valve (WAT-3) e. Butterfly Valve (WAT-4) f. Dead end water line (WAT-8) g. Riser (SER -9) h. Storm sewer structures (STO-3, STO-4, STO-6, STO-7, STO-9, STO-10) i. Bedding (BED -01, BED -2, BED -3) j. Trail and sidewalk (STR-9) k. Service stamp in curb (STR-11) I. Curb transition (STR-12) m. Curb at catch basin (STR-14) n. Structure adjustment (STR-23) o. Bituminous wedge (STR-26) p. Temporary turnaround (STR-27) q. Streetlight (LGT-2) and concrete base (LGT-7). 53. Pedestrian ramps in the public right-of-way shall be constructed per MnDOT standard plan 5- 297.250. Consider adding these documents to the plans. Sheets 14: 54. Clarify the various outlet structure elevations in the table; some of them are difficult to interpret on the detail to the left. Botton & Menk is an equal opportunity employer. Northwick Park Plan Review Page: 6 a. Weir walls should be designed (thickness and reinforcement). The City can assist once the table elevations are clarified. Sheets 18-20: 55. The City Forester will review the landscape plan for details related to tree species and planting locations. In general, ensure the following restrictions are applied to the plan: a. Deciduous trees should be located a minimum of 5' off any utility pipe b. Coniferous trees should be located a minimum of 15' off any utility pipe c. No tree should be located within 10' of a hydrant or 15' from a streetlight d. No trees should be located within a storm pond HWL e. No trees should be located within a storm pond's 20 -ft access route f. No coniferous trees within 20' of a proposed sidewalk/trail g. For trees within public right-of-way or public outlot, trees shall conform to the attached list of approved species 56. Please depict all surface features such as traffic signs, streetlights, and hydrants on the landscape plan to help identify potential conflicts. 57. Corner lots should only have two boulevard trees. 58. See the attached map of trees to be removed per the forester. The restrictions listed above should still be applied. Stormwater: 59. HydroCAD a. The existing and proposed drainage areas shown on the drainage area maps, and included within the HydroCAD models, are not equal. Please adjust the maps and models so that the existing and proposed areas match. The proposed conditions simulate an additional off-site wooded area of 13.1 acres that is routed through the site. 60. Volume Control: a. 9.3 acres with an impervious surface area of 2.39 acres drain to the proposed Pond 2P infiltration basin. This proposed infiltration basin lies within the Drinking Water Supply Management Area 10 -year Composite Groundwater Capture Zone and infiltration within this zone is prohibited. Therefore, this proposed BMP will need to be moved or redesigned as a filtration basin or pond with impervious clay liners. b. Since the 2P Infiltration Basin is prohibited, the volume of potential infiltration provided by 113 (28,412 cubic feet) falls short of the volume control requirements by 7,713 cubic feet. Please consider providing additional infiltration within the 113 Basin or other measures to meet the volume control requirement. 61. Pretreatment: The City requires adequate pretreatment of stormwater runoff from development and redevelopment activities prior to discharge into waterbodies and volume control BMPs. Pretreatment is provided to the Pond 1 and 2 infiltration basins by the pretreatment wet sediment pond cells. Botton & Menk is an equal opportunity employer. Northwick Park Plan Review Page: 7 a. The plans do not detail the intended connections between the pretreatment cells and the infiltration/filtration areas. The City prefers submerged skimmers (City Standard Detail STO-16) in order to have better long-term operation and less maintenance. b. In wet basins, place a 1 -foot minimum 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. 62. The City will require post -construction infiltration testing to verify the infiltration rate and drawdown period of the infiltration basin. 63. 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. 64. The Preliminary Stormwater Runoff Narrative report indicates that a P8 model was used to simulate the existing and proposed conditions including the proposed ponds and infiltration basins. Unfortunately, the Pond 2P Infiltration Basin is prohibited so the 2P proposed BMP will need to be moved or redesigned as a filtration basin or pond with an impervious clay liner to prevent infiltration. The P8 model and water quality summary report will need to be similarly revised. a. The existing conditions P8 model includes "Start, Keep and Stop" dates that do not match the proposed conditions P8 model. The dates in the proposed conditions model include the 1979 water year which is preferred by the South Washington Watershed District. b. The existing and proposed conditions P8 models include particle class filtration efficiencies in the particle data that the MPCA recommends for sand filters,' but the default filtration efficiencies are more appropriate for infiltration BMPs. In addition, the South Washington Watershed District (SWWD) Standards Manual Vol. includes potential adjustments to the P8 model for hypothetical residential development within the SWWD (see Section 5.3.1.2 and the Appendix A Water Quality Modeling Example). The applicant is encouraged to propose and incorporate similar adjustments as applicable. The Standards Manual is available at the link below: https://www.swwdmn.org/pdf/sitereviews/StdsManualFinalDocument.pdf c. Please update the water quality narrative discussion of pollutant load reductions and whether the total phosphorus load meets the Watershed allowable rate of 0.075 lbs./acre/year for drainages to Ravine Lake or existing loading rates, whichever is less. 65. Rate Control: The Preliminary Storm Water Runoff Narrative explains that: "...the proposed peak discharge rates generally meet the existing rate requirement with the exception of the 2 - yr event for the South Discharge. This rate cannot be feasibly met as Subcatchment 4S cannot be routed to either pond due to site elevation limitations." Please review the 4S 1 MPCA, Recommendations and Guidance for Utilizing P8 to Meet TMDL Permit Requirements Botton & Menk is an equal opportunity employer. Northwick Park Plan Review Page: 8 drainage to determine whether additional runoff can be captured and directed into the rate control BMPS. Drainage 2 -yr (cfs) 10 -yr (cfs) 100 -yr (cfs) Existing Proposed Existing Proposed Existing Proposed North 3.06 1.85 10.45 3.8 34.37 20.82 South 1.36 2.56 6.54 5.81 27.59 24.10 4.42 4.41 16.99 9.61 61.96 44.92 b. As listed in 59.a please adjust the maps and models so that existing and proposed areas match. 66. Rational Storm Sewer Design: A tabulation of the on-site storm sewer sized to a 5 -year rational method design was submitted along with a drainage area map for each catchment. Individual pipe segment velocities calculations were also submitted for review. 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