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HomeMy WebLinkAbout2020-03-23 PACKET 06.3STAFF REPORT CASE: ZA2020-020 & PP2020-021 ITEM: 6.3 PUBLIC MEETING DATE: 3123120 TENTATIVE COUNCIL REVIEW DATE: 4115120 APPLICATION APPLICANT: Distinctive Design Build, LLC REQUEST: A zoning amendment to rezone approximately 25 acres of land from R -'i, Rural Residential, to R-3, Single Family Residential, with a PUD, Planned Unit Development; and a preliminary plat to be called Langdon Hills that proposes the development of 53 lots for detached single-family homes, which includes the existing house, and 4 outlots. SITE DATA LOCATION: 7388 85th Street South ZONING: R-1, Rural Residential GUIDED LAND USE: Low Density Residential LAND USE OF ADJACENT PROPERTIES: CURRENT GUIDED NORTH: Residential Low Density Residential EAST: Residential Low Density Residential SOUTH: School Public/Semi-Public WEST: Agricultural LDRfPark & Open Space SIZE: Approximately 25 acres DENSITY: 2.03 units per acre RECOMMENDATION Approval, subject to the conditions stipulated in this staff report. GCottage COTTAGE GROVE PLANNING DIVISION rove k�� pryape+;ty Meer "'ire Pride ani Planning Staff Contact: Emily Schmitz, Senior Planner; 651-458-2874; eschmitzCcDcottaeegrovemn.gov Application Accepted:_ 3/19/2020 60 -Day Review Deadline: 5/18/2020 City of Cottage Grove Planning Division . 12800 Ravine Parkway South . Cottage Grove, MN 55016 Planning Staff Report Langdon Hills Planning Case Nos. ZA2020-020 & PP2020-021 March 23, 2020 Proposal Distinctive Design Build, LLC is requesting approval for a zoning amendment and preliminary plat on 25.01 acres of land located north of 65th Street and west of Hinton Avenue. The current zoning of the parcel is R-1, Rural Residential; the Developer is proposing a zoning change to R-3, Single Family Residential, with a PUD, Planned Unit Development, allowing for flexibility in development requirements. The plat for this residential subdivision is proposed to be called Langdon Hills and will consist of 51 residential lots for single family homes. Ir F ° - r k Irl rrr'#`rr�, i Location Map Review Schedule Application Received- February 26, 2020 Application Accepted- March 19, 2020 Planning Commission Meeting- March 23, 2020 Tentative City Council Meeting- April 15, 2020 60 -Day Review Deadline- May 18, 2020 1 - F ¢!,I fFT9P r:Frr ; �..rrr, 7r' w`---•.'. �, r. C' ['aT PT 1-= F °% I i .s- r"r►r p -C'4" F - .. f i a` �.- i. fi ir o �i q F wd C �(D r _ s ,gyp F P T- C Location Map Review Schedule Application Received- February 26, 2020 Application Accepted- March 19, 2020 Planning Commission Meeting- March 23, 2020 Tentative City Council Meeting- April 15, 2020 60 -Day Review Deadline- May 18, 2020 Planning Staff Report — Langdon Hills Case Nos. ZA2020-020 & PP2020-021 March 23, 2020 Page 2 of 23 Background Site Conditions The current project site maintains the original farmstead including a single family residence and agricultural outbuildings. The majority of the site is tilled fields with treed buffers along each property line and near the exisiting farmstead. Existing Property Conditions The proposed site borders the Silverwood development to the east, Eastbrooke development on the north, and existing rural residential lots to the west. Cottage Grove Elementary is to the south across 65th Street. Planning Considerations Plan Review The dates of the plan set utilized for this review were submitted by Pioneer Engineering dated: 2/26/20. All comments provided in the engineering review memo dated 3/19/20 will be required to be addressed in a new submittal. The updated site plan received 3/10/20, which reconfigures the Planning Staff Report — Langdon Hills Case Nos. ZA2020-020 & PP2020-021 March 23, 2020 Page 3 of 23 three -acre parcel to maintain the farmstead, will require a full set of plans to be submitted prior to formal review and approval of a final plat. Land Use and Zoning The property is guided for Low Density Residential in the current 2030 Comprehensive Plan and proposed 2040 Comprehensive Plan. No changes in land use are proposed with the development. 2040 Future Land Use l _ � C iy Bour,dary — — — Majar Fulure Roadways ® Agricudure Preserve Rural Residentiol Low Density Residential - Medlum Density Resldentiol - High Density Residentlol Commercial Mixed Use Mixed Use within 300' of Artedal Roadwa- Industrial - Publlc/SernWublic Agdculrural Porksl®pen Space Gdr course Transl Non Plo nning Area 'nen Water eet o nd Rollrood Rightoi-Way 1 1) V) so 0 -�• i I 2040 Land Use Map The property is current zoned R-1, Rural Residential. The requested rezoning from R-1, Rural Residential, to R-3, Single Family Residential, with a PUD, Planned Unit Development, would be in accordance with the long-term growth plan for the parcel. Low Density Residential allows for 1 to 4 units per acre density. The proposed preliminary plat and the land use map from the City's Future Vision 2040 Comprehen- sive Plan are consistent in the following ways: • The Future Land Use Map in the Future Vision 2040 Comprehensive Plan identifies the future land use development of the applicant's property for low density residential land uses. The de- veloper is proposing single-family lots for the property, which is consistent with the City's Future Vision 2040 Comprehensive Plan. • Trail and sidewalk connections are proposed and acceptable to the City. • The proposed preliminary plat and grading plan are consistent with the low-density residential land use designation for this area. Preliminary Plat The preliminary plat, as proposed, depicts a logical development given the performance standards of the zoning district. The plat consists of 51 units, which equates to a density of 2.03 units per acre, aligning with the Comprehensive Plan guidance of 1 to 4 units per acre. Planning Staff Report — Langdon Hills Case Nos. ZA2020-020 & PP2020-021 March 23, 2020 Page 4 of 23 _ r O \ y \ \ v \ I ' \ rn 0 1 I 4—_ _— - D Z rn rn rq II w �� •.� � I -I I> • 2j rT I rrI r U mLn , r c I� 1 t rn I M ..... < D ------------ E 65TH ST EET SOUTH - CR74 65TH SLS, — ...:4!:...::t9..... ........... .� . �.. ........................._ .�. y................................................................. ..-.... ........... .. :...._.........._ _'»Liso%:":':'`rrrrr<'�1(`':'j:::=E i;<.::_>`:':k::::5:_)_:_:"`rt{fi Eiii:r:, ................................................................................ .............::::............................... Preliminary Site Plan (received: 3/10/20) Planning Staff Report — Langdon Hills Case Nos. ZA2020-020 & PP2020-021 March 23, 2020 Page 5 of 23 Neighborhood Meeting The Developer, Distinctive Design Build, LLC, held a neighborhood meeting on March 11, 2020. Notice of the neighborhood meeting was sent to surrounding property owners within 500 feet of the project area. The intent of the meeting was to give neighboring property owners the oppor- tunity to ask questions and present concerns they might have to the developer in the early planning stages of the proposed project. Approximately 15 residents attended the neighborhood meeting. Below is a summary of the com- ments, questions, and concerns that were received: • Verification that the existing tree line/buffer would remain along the easterly property line. o The developer verified the tree inventory indicated a large portion of the trees along the property line would be maintained. o Staff verified that the developer is required to follow the approved tree inventory as a part of the project approval. • Concern was mentioned about safe crossing of 65th Street and the current high speed limit of the road. o The developer verified the speed limit is set by Washington County as 65th Street is a County Road. o Staff will continue to work with Washington County on their evaluation of a safe crossing of 65th Street. • Silverwood residents wanted verification of the distance between the proposed houses along the easterly property line of the development and the rear property lines given the reduced (65 -foot) lot widths proposed. o The developer verified the distance between the proposed house pads and the rear lot lines and indicated these setbacks align with current approved developments within the community. o Staff verified these lot widths are similar to proposed lots sizes within the Eastbrooke 2nd development to the north as well as other newly approved developments in the community. • Comment was made about difficult access to a park area with active play equipment from the existing Silverwood neighborhood and that it would also be an issue for the newly pro- posed neighborhood. o Staff verified the City's long-range park plan does not indicate a park area planned within this development site, but that a park area is proposed as part of the East- brooke 2nd Addition to the north as well as the trail access available to Peter Thompson Park and the elementary school. Zoning Development Standards The development performance standards of the requested zoning district classifications are detailed below. Planning Staff Report — Langdon Hills Case Nos. ZA2020-020 & PP2020-021 March 23, 2020 Page 6 of 23 Lot Development Performance Standards Standard Proposed Zoning R-3 Langdon Hills R-3/PUD Minimum Lot Area 10,000 sf 6,300 sf Minimum lot width 75 feet 60 feet Minimum side yard setback House 7.5 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 Maximum Principal structure height 30 feet 30 feet Proposed lot widths range from 60 feet to 75 feet. Side yard setbacks are proposed at 7.5 feet while the front yard setback is proposed to be reduced to 25 feet to allow additional open space in rear yards as well as provide additional buffers between existing structures and the new devel- opment. A 35 -foot rear yard setback will be required to align with past and recently approved developments to maintain consistency and buffering between development lots. Density The density of the proposed Langdon Hills development is 2.03 units per acre. The density range for the Low Density Residential Land Use District is 1-4 dwelling units per acre. The proposed development meets the Comprehensive Plan standards. Transportation Main access to the proposed development will be off 65th Street in the southeast corner. An additional connection will be made in the northeast corner of the site to the Silverwood develop- ment to the east as well as to the northerly Eastbrooke development. The farmstead will retain the existing access directly off 65th Street until such time the County upgrades 65th Street, then the 3 -acre parcel will be required to access through the Langdon Hills development. Site Access Points o f �5' -�' A IGN 'i >OS' A WT FUtu4E PUT' '° E � cpnC✓+ETE � � I ' El � I 1 1 Aca � � - _ � � s caacwcrz O Site Access Points Planning Staff Report — Langdon Hills Case Nos. ZA2020-020 & PP2020-021 March 23, 2020 Page 7 of 23 The access proposed directly off 65th Street will align with the County's access management plan, which provides access points permitted off County roads to ensure future permitted ac- cesses are in the safest location along these corridors. 65th Street Improvements The County is requiring the Developer to be responsible for installation of a right -turn lane into the development for traffic traveling from east to west. The addition of a right -turn lane will also require a through lane as well as a left turn lane to be installed to the school access. Traffic traveling from west to east will also have a right -turn lane provided into the new development as well as a through lane to continue traveling east. All streets within the proposed development are proposed to be a 28 -foot wide public street face- to-face with a minimum of a 60 -foot right-of-way. The proposed street names have been desig- nated per Washington County's uniform street naming guide. The proposed street names have been reviewed and approved by the City's Public Safety Department to ensure the most efficient emergency response to the area. All street names must be labeled on the final plat. 1 9.y a re r L9O — 910 r ..� OUTLOT D 1 50f d' ° 163.32' 50. an, C... .. NPROP 12' RIGHT RJR%N! P UP 12 THRU LANE who.00' VPROP 12' RIGHT TURN: P P 12' LEFT TURtW . 1 v .................................... �.--.-. .......-.. '- .......-.-............-..... ...-. ....-.-.-. .....-...- .. — — — — — — 12- J D� WASHINGTON COUNTY 'MAY e r COTTAGE GROVE ELEMENTARY 65th Street Improvements The County is requiring the Developer to be responsible for installation of a right -turn lane into the development for traffic traveling from east to west. The addition of a right -turn lane will also require a through lane as well as a left turn lane to be installed to the school access. Traffic traveling from west to east will also have a right -turn lane provided into the new development as well as a through lane to continue traveling east. All streets within the proposed development are proposed to be a 28 -foot wide public street face- to-face with a minimum of a 60 -foot right-of-way. The proposed street names have been desig- nated per Washington County's uniform street naming guide. The proposed street names have been reviewed and approved by the City's Public Safety Department to ensure the most efficient emergency response to the area. All street names must be labeled on the final plat. Planning Staff Report — Langdon Hills Case Nos. ZA2020-020 & PP2020-021 March 23, 2020 Page 8 of 23 IF 'i - Proposed Street Names A temporary cul-de-sac or turn -around is required to be installed at the proposed three -acre parcel until such time the parcel develops. This will allow emergency vehicles the ability to turn around and provide services for the parcels at the "dead end" road. Trails and Sidewalks The 16 -foot boulevard between the back of the curb and the property lines for each proposed parcel will allow for the required sidewalk along each local street within the development. The sidewalk will connect to the sidewalk stubbed at the Silverwood development and will connect on the same side of the street to the Eastbrooke development. The Developer will also be required to install a trail segment along 65th Street from the east to west border. As development continues along 65th Street, trail connections will continue to be made through this corridor. The City will also work with the property owner to the east of the development related to future trail connection to the segment along Silverwood to Langdon Hills. Planning Staff Report — Langdon Hills Case Nos. ZA2020-020 & PP2020-021 March 23, 2020 Page 9 of 23 1 t V I - -r - 3, 1 - • =t ]� �=..f��f l• � f } � li. f — A Fes,. .�.. /�.• 2 TEEIUAF — ,e dtlrrIP 10 13W CUL -M- 9+[: 4S aEu.1Y1H' ONORETE WIEWALK IQ mulM + spEwALk Tr�j — �- Proposed Sidewalk Connections Stormwater Management Plan Storm sewer will be extended from all streets to the stormwater basins proposed throughout the development. The proposed basin areas will be required to be dedicated to the City as outlots for future maintenance. Proposed Outlots A, B, C, and D will be required to be deeded to the City. These basins will also require access points, which are to be a minimum of 20 feet wide, to allow for maintenance of the infrastructure in the future and will be required to dedicate the accesses as an easement to the City. The property owners on either side of these access routes will be required to maintain the vegetation to the centerline of the access. The Developer's engineering consultant will continue to work with the City Engineer and SWWD to address stormwater require- ments. Grading As with all new development projects, site grading is necessary to provide on-site stormwater detention, street and building pad elevations, and drainage swales for routing surface water runoff to appropriate storm sewer systems. Each building pad will be graded above the street elevation and at least three feet above the ordinary high-water elevation for stormwater basins. As noted on the preliminary grading, drainage, and erosion control plan, silt fence will be installed along the perimeter of the grading limits. Part of the grading requirements for the site include construction of the required ponding for the site. These ponds will be platted in outlots that will be owned and maintained by the City. Planning Staff Report — Langdon Hills Case Nos. ZA2020-020 & PP2020-021 March 23, 2020 Page 10 of 23 The preliminary grading plan (dated: 2/26/20) was reviewed by the City's engineering staff, and their review comments are included in the 3/19/20, memorandum. Additional grading review will be required upon submittal of an updated plan set. These plans are required to be submitted and approved prior to issuance of a grading permit. Utilities The development parcel is located within the Metropolitan Urban Service Area (MUSA) and have public utilities available at 65th Street in the southeast corner of the site and at the Silverwood development in the northeast corner. Water will be connected to an existing 8 -inch water main within 65th Street as well as at the north property line between the Eastbrooke development and Langdon Hills. Sewer will be connected at the Silverwood development. The City's engineering staff is reviewing the need and the ability to stub utilities for future devel- opments on properties abutting the Langdon Hills development avoiding future street impacts. Utilities should also be made available for future development of the parcel abutting the easterly property line aligning with the ghost plat. The Developer will be required to work with the property owner as disruption to the existing driveway would be required. I I I I I I I I E 1 0 17 I I 7 EET LI HT f "T I` C{1rLC7 _ ;o;c; o;•;cl o;c I ,-ILOT 11 — 5 �_ ! � � xh��� `:a� ,�c�L r:.y.1:,�•els'...'����da^-�=L'��:•3aah1P'�_ �-�� `# _ ::� f x�-• � I � __ I - Ei .:.:.:.:.:.:.: '�' {• I I I I I �I I • :I � •• - 1 .• I I I I Y#�' 7490 65th Street South Ghost Plat — Future Development Utilities should be stubbed for the future connection of either the farmstead in the southwest cor- ner or for additional lots at such time the parcel develops. Appropriate connection fees will be required to be paid at time of utility connection of the existing residence. Planning Staff Report — Langdon Hills Case Nos. ZA2020-020 & PP2020-021 March 23, 2020 Page 11 of 23 7388 65th Street South Ghost Plat — Future Development Existing overhead power service along "Street B" should be removed. The service can remain to the existing house, but all poles and power infrastructure shall be required to be located outside of the plat on private property. Service to the plat is required to be underground. The installation of the on-site utilities, roads, and supporting infrastructure will be privately de- signed and constructed to meet City specifications. The Engineering memo dated March 16, 2020, addresses the connections for the project. Drainage and utility easements are required over all utility connections and infrastructure, allowing the City access to public infrastructure. Tree Preservation City Code Title 11-6-19 requires completion of a tree inventory (all qualifying trees) for the entire project area of a proposed development. Inventories can be completed as an individual tree in- ventory and/or large woodland tract inventory. An individual inventory provides the tree species, diameter inches, and health of each individual qualifying tree on site. A large woodland tract (con- tiguous canopy equal to 7,500 square feet or greater), can be utilized to get an average of the qualifying inches within preserved canopy areas without inventorying each individual qualifying tree. The Developer has conducted an individual tree inventory for the entire 25 -acre site, including the 3 -acre parcel. The inventory indicates a total of 8,639 qualifying inches on the site. Developments of 10 units per acre or less are permitted to remove 35 percent of the total qualifying inches on site, without required mitigation. This would permit the Developer to remove 3,023 qualifying Planning Staff Report — Langdon Hills Case Nos. ZA2020-020 & PP2020-021 March 23, 2020 Page 12 of 23 inches on the site, but because the Developer is proposing to remove 3,376 inches, they are required to mitigate the additional 353 qualifying inches proposed to be removed from the site. Per the zoning code, the Developer can mitigate by planting additional trees on site or paying cash in lieu of the required mitigation or a combination of both. Langdon Hills -Tree Mitigation % qualifying inchespermitted removal 8,639 total qualifying inches inventoried on .site (including 3 -acre parcel) 3,023 inches permitted to be removed 3,376 inches proposed to be removed 353 inches additionally removed 353/2 (50% mitigation rate) 1176 required mitigation inches 176 mitigation inches (2.5 inch deciduous trees and/or 6 -foot coniferous) 176 X $150 (cash in lieu of planting per inch) $ 26,400.00 Required Mitigation A large portion of the preserved tracts of trees are located along the existing property lines (east and northwest corner) as well as the entire three -acre parcel. These larger preserved tracts will provide an existing natural buffer between the new house locations and existing homes in neigh- boring developments. These buffers will be required to be preserved as indicated on the tree inventory and cannot be impacted during grading of the site or during construction. Landscaping City Code requires a minimum amount of landscape plantings be installed as a part of single- family development projects within the City. Required plantings include boulevard trees (one per lot, two per corner lot), and individual lot landscaping as indicated in the below table: - Langdon. .. calculations 50 - family lots,- .. .. Boulevard 4 Trees 10 Trees Shrubs Total 10-5-311 10-5-317 Required Coniferous 1 per unit 50 1 per unit 46 units 3 per unit 46 Overstory 204 Z per corner lot (4 units) Shrubs 10 per unit 500 Required Landscape Calculation Planning Staff Report — Langdon Hills Case Nos. ZA2020-020 & PP2020-021 March 23, 2020 Page 13 of 23 The Developer has provided a landscape plan indicating the proposed locations of the required boulevard trees (one for each lot, 2 per corner lot). The City Forester has reviewed the location and species of each boulevard tree to ensure tree locations do not interfere with utility infrastruc- ture, pond access routes, hydrants, traffic signage, and street lighting. The City Forester's com- ments have been included in the engineer review memo dated 3/19/20 and will be required to be complied with. A landscape escrow will be required to be submitted prior to issuance of a building permit in the amount of 150 percent of the landscape cost for the boulevard trees. City Code Title 10-5-3 requires an additional four trees (one coniferous and three deciduous) and ten shrubs be planted at each single-family lot. These required plantings are typically installed after construction of the residence and can be placed anywhere within the single-family lot. The Developer must work with the builder and property owner to ensure the appropriate plantings are installed prior to the issuance of a certificate of occupancy. A landscape buffer will be required to be installed along 65th Street that would align with existing developments along the 65th Street corridor. These plantings would be required to be planted outside of the ROW within Outlot B, and the proposed species required to be reviewed and ap- proved by the City Forester. This landscape buffer shall be required to be indicated on a revised landscape plan prior to final plat approval. Park Land and Open Space A minimum of 10 percent of developable area shall be required for new developments to provide residents with public recreation facilities including parks and open spaces as a part of develop- ment projects per City Code Title 10-4-3. The City's Comprehensive Plan does not guide any portion of this parcel as future passive or active park area. The Developer will be responsible to pay a park dedication fee in lieu of dedicated acreage. j4S8 pReterlTharnpsorn "rk Family Par 1■ � 1 4 ..,,_ ' Meadow Grass Park Hardwood9 Park West Il'J1__ 2040 Comprehensive Plan - Parks & Trails Map The proposed development would have access via trail connections to the proposed park area within the Eastbrooke development to the north as well as Peter Thompson Park to the east. 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 Planning Staff Report — Langdon Hills Case Nos. ZA2020-020 & PP2020-021 March 23, 2020 Page 14 of 23 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. Fee's will be calculated for the proposed three -acre parcel with the farmstead as a rural friendly calculation and will be based on the ghost platted future six lots. Development Distinctive Design Build is proposing to be the predominant builder within the development but have indicated a second custom builder may purchase some of the lots as well. It is expected the homes will be a mix of two-story, rambler, and split entry homes. Prices are proposed to be be- tween $375,000 and $550,000 depending on the lot. Given the proposed builders are custom builders, the architecture throughout the site will be varied with exterior materials including trim, garage doors, and front porches. The Developer has proposed a mass site grading and the thought is that the entire site would be developed site without phasing. Grand opening of the model homes is planned to be around the start of the 2021 Spring Parade of Homes. Total build out of the development is projected to take around three to four years. Homeowners Association A homeowners association (HOA) is not proposed for the Langdon Hills development considering its smaller size. There are no common areas proposed as a part of the development including monument sign, landscape islands, or cul-de-sac islands. Public Hearing Notices Public hearing notices were mailed to 53 property owners who are within 500 feet of the proposed subdivision and published in The Bulletin on March 11, 2020. Recommendation That the Planning Commission recommend that the City Council approve the following two appli- cations: A. A zoning amendment to change the zoning of property located north of 65th Street South and West of Hinton Avenue from R-1, Rural Residential, to R-3, Single Family Residential with a PUD, Planned Unit Development. B. A preliminary plat for a residential subdivision to be called Langdon Hills, which will consist of 51 lots for single-family homes. Approval of the preliminary plat is subject to the following conditions: General Development 1. The Developer and builders must comply with all city ordinances and policies except as may be modified by agreement of the Developer and City staff. 2. All grading, drainage, erosion control, and utilities must conform to the final plans approved by the City Engineer. Planning Staff Report — Langdon Hills Case Nos. ZA2020-020 & PP2020-021 March 23, 2020 Page 15 of 23 3. The applicant receives appropriate building permits from the City, and permits or approvals from other regulatory agencies including, but not limited to: South Washington Watershed District, Minnesota Department of Health, Minnesota Department of Natural Resources, and Minnesota Pollution Control Agency, and Washington County. 4. The Developer shall incorporate into the final plat the recommendations, requirements, and evaluations noted in the Bolton & Menk memorandum dated March 16, 2020, subject tc modifications that are agreed to by the Developer and City Engineer. 5. The Developer shall install the remaining trail segment along 65th Street from the east property line to the west property line. Platting, Land Dedication, and Easements 6. 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. 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. The final plat must be recorded with the Washington County Recorder's Office before any building permit can be issued. 9. Common mailboxes meeting the approval of the local postmaster are required. Construction and Grading 10. A grading permit and financial guaranty is required prior to approval of grading activity related to the project. 11. Prior to Council review of the final plat, the Developer must submit for staff review and approval a final construction management plan that includes erosion control measures, project phasing for grading work, areas designated for preservation, a rock construction entrance, and construction -related vehicle parking. All emergency overflow swales musl be identified on the grading and erosion control plan. 12. 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. 13. 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. Planning Staff Report — Langdon Hills Case Nos. ZA2020-020 & PP2020-021 March 23, 2020 Page 16 of 23 14. Upon completing site grading, four copies of an "As -Built" survey for the site grade eleva- tions must be submitted to the City. An electronic file of the "As -Built" survey must be submitted to the City Engineer. 15. Temporary parking during construction shall be permitted on only one side of the street. No construction parking is permitted on 65th Street or 63rd Street within the Silverwood development. Construction access is prohibited from 63rd Street in the Silverwood devel- opment. Lot Performance Standards 16. The architectural standards of the homes shall be consistent with the following: a. The minimum finished floor area for single-family dwellings is 1,200 square feet. b. The minimum attached garage floor area for single-family dwellings shall be 440 square feet. c. The minimum roof pitch for the main roof slope is a 6/12 pitch. d. Windows, doors, and garage doors must have a low or no maintenance trim on all four sides of the dwelling. e. Architectural materials must be varying on the front fagade of the principle structure (shakes, board and batten, brick or stone, accent siding, shutters, window boxes, etc.). Architectural design is required on all four sides of the principal structure. 17. Setbacks required: a. Front: 25 feet b. Rear: 35 feet c. Side: 7.5 feet 18. Home styles and floorplans that meet the intent of the PUD may be offered subject to administrative review and approval from City staff. Utilities 19. 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. 20. The water utility plan shall conform to the City's water supply and distribution plan. 21. The sanitary sewer utility plan shall conform to the City's sanitary sewer comprehensive plan. 22. All stormwater designs shall meet the intent of the City's Surface Water Management Plan and the SWWD water management plan. Planning Staff Report — Langdon Hills Case Nos. ZA2020-020 & PP2020-021 March 23, 2020 Page 17 of 23 23. 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). 24. The Developer must provide utility stubs for the ghost platted future lots within the parcel to the east (7490 65th Street South) and credit provided for the cost. Streets 25. The street names for proposed public streets shall align with the County's uniform street naming system and labeled on the final plat. 26. 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. 27. Sidewalk shall be installed on one side of each public street within the development align- ing and connecting with existing sidewalks in neighboring developments. 28. The existing driveway for 7490 65th Street should be removed from the Street B right-of- way. Landscaping and Irrigation 29. Irrigation systems installed within City right-of-way are solely the responsibility and risk of the Developers, or individual. The City is not responsible or liable for any damage or costs related to installation, damage, or replacement of lawn irrigation systems placed in the boulevard as a result of City use of or future changes in the right of way. 30. All proposed tree locations on the proposed landscape plan shall be reviewed and ap- proved by the City Forester. Deciduous trees should be located a minimum of 5 feet off any utility pipe. Coniferous trees shall be located a minimum of 15 feet off any utility pipe. No trees shall be located within a storm pond high water level or within the pond access routes. Trees shall not be located so as to interfere with hydrants, street lighting, and traffic signage. 31. A buffer along 65th Street South between the trail and the high-water level of the ponding within Outlot B shall be landscaped aligning with existing developments along 65th Street. These plantings shall be indicated on a landscape plan reviewed and approved by the City Forester prior to installation. 32. The City Forester will mark the location where boulevard trees must be planted and ap- prove the tree species to be planted. The final landscape plan must be reviewed, coordi- nated, and approved by the City Forester. 33. The Developer is responsible for establishing the final grades, topsoil, and seeding of all the lots, outlots, and boulevards within the subdivision. 34. Four trees and ten shrubs are required to be installed within each lot prior to the issuance of a certificate of occupancy. Planning Staff Report — Langdon Hills Case Nos. ZA2020-020 & PP2020-021 March 23, 2020 Page 18 of 23 35. Outlots A, B, C and D shall be deeded to the City Surface Water Management 36. The lowest opening ground elevations of all structures shall be a minimum of two feet above the emergency overflow elevation, and three feet above adjacent pond high water levels. 37. All emergency overflow swales must be identified on the grading and erosion control plan. Each fall while home building is occurring, emergency overflow elevations shall be sur- veyed to ensure the emergency overflows are properly graded and maintained. Onsite Infrastructure Improvements 38. A street lighting plan must be submitted by the Developer and approved by the City Engi- neer. 39. The Developer must place iron monuments at all lot and block corners and at all other angle points on property lines. Iron monuments must be placed after all site and right-of- way grading has been completed in order to preserve the lot markers for future property owners. 40. The Developer is responsible for the cost and installation of public land boundary markers at the corners of private properties abutting Outlot A, B, C, and D as determined by the Parks Director. The boundary markers are $115 per marker and are to be picked up at the Cottage Grove Public Works facility. The boundary markers must be installed before a building permit is issued for the lot that abuts the recommended marker location. The actual number of park boundary markers will be determined once the final boundary configuration for the Outlots is determined. 41. The Developer shall contact the electric, telephone, gas, and cable companies that are authorized to provide service to the property to ascertain whether any of those utility pro- viders intend to install underground lines within the development. 42. Existing overhead power service along Street B should be removed from the plat area. 43. The Developer is responsible for all street maintenance; upkeep and repair of curbs, boule- vards, and sod; and street sweeping until the project is complete. All streets must be main- tained free of debris and soil until the subdivision is completed. The Developer hereby agrees to indemnify and hold the City harmless from any and all claims for damages of any nature whatsoever arising out of Developer's acts or omissions in performing the obliga- tions imposed upon Developer by this paragraph. 44. The Developer will provide to the City copies of test results, suppliers, subcontractors, etc., relating to the work to be performed by the Developer. The Developer agrees to furnish to the City a list of contractors being considered for retention by the developer for the perfor- mance of the work described in the development agreement. 45. 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 Planning Staff Report — Langdon Hills Case Nos. ZA2020-020 & PP2020-021 March 23, 2020 Page 19 of 23 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. 46. The Developer is responsible to require each builder within the development to provide a rock entrance for every house that is to be constructed in the development. This entrance is required to be installed upon initial construction of the home, but a paved driveway must be completed before the City will issue a certificate of occupancy for that property. See City Standard Plate ERO-12 for construction requirements. The water service line and shut-off valve shall not be located in the driveway. 47. The Developer will be required to conduct all major activities to construct the public improvements during the following hours of operation: Monday through Friday Saturday Sunday 7:00 A.M. to 7:00 P.M. 9:00 A.M. to 5:00 P.M. Not Allowed This does not apply to activities that are required on a 24-hour basis such as dewatering or bi-pass pumping, etc. Any deviations from the above hours are subject to approval of the City Engineer. 48. 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. 49. 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. 50. 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. 51. 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 Planning Staff Report — Langdon Hills Case Nos. ZA2020-020 & PP2020-021 March 23, 2020 Page 20 of 23 State of Minnesota, and receipt of reproducible record drawings and satisfactory test re- sults, the City Engineer will notify the Developer in writing of the City's approval of the public improvements and schedule the request for acceptance for review by the City Council. 52. 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. 53. 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. 54. Notwithstanding any other provision of this resolution to the contrary, the City will issue building permits for up to two (2) model homes on lots acceptable to the City upon Devel- oper's compliance with the following requirements: a. Approval of a building plan and survey by the Chief Building Official. b. Presence of a paved road within three hundred feet (300') and presence of a fire hydrant within one thousand feet (1,000') of the model home(s). c. An unobstructed gravel surface road extension from a paved street surface to the pro- posed model home's driveway. d. No certificate of occupancy for such model homes shall be issued until all typical requirements for such issuance have been met. e. Final plat has been recorded. 55. 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. 56. The Developer acknowledges in the development agreement that prior to the construction of the improvements, site conditions, access to paved roads, and fire hydrants will be sub- standard and will not be optimized until the improvements are completed. To the fullest extent permitted by law, Developer agrees to indemnify the City, its officers, employees, agents and others acting on its behalf and to hold them harmless and defend and protect them (with counsel of the City's choosing) from and against any and all loss, damage, liability, cost, and expense, specifically including attorneys' fees and other costs and ex- penses of defense, which result from, or otherwise arise in connection with any actions, claims or proceedings of any sort caused by or arising from the construction or use of the model homes by Developer or its contractors, employees, agents, or assigns, prior to the Planning Staff Report — Langdon Hills Case Nos. ZA2020-020 & PP2020-021 March 23, 2020 Page 21 of 23 improvements being completed. Such claims shall include, but not be limited to, claims that the model homes could not be accessed properly or in a timely manner by fire equipment and/or police or emergency vehicles due to road or site conditions or claims based on lack of proximity to fire hydrants or lack of adequate fire protection. Although indemnification shall cease for claims arising after the improvements are completed and accepted, indem- nification obligations for claims arising prior to the completion of the Improvements shall survive the termination of the agreement. 57. Adequate dumpsters must be on site during construction of streets, utilities, and houses. When the dumpsters are full, they must be emptied immediately or replaced with an empty dumpster. The Developer is responsible to require each builder to provide an on-site dump- ster to contain all construction debris, thereby preventing it from being blown off-site. It is the responsibility of the Developer to ensure no debris blows on or off site. 58. 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. 59. After the site is rough graded, but before any utility construction commences or building permits are issued, the erosion control plan shall be implemented by the Developer and inspected and approved by the City. The City may impose additional erosion control re- quirements if it is determined that the methods implemented are insufficient to properly control erosion. 60. All areas disturbed by the excavation and back -filling operations shall be fertilized, mulched, and disc anchored as necessary for seed retention. Time is of the essence 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. 61. The Developer is responsible for erosion control inspection fees at the current rates. If the Developer does not reimburse the City for the costs the City incurred for such work within thirty (30) days, the City may draw down the letter of credit to pay such costs. 62. Dust control measures must be in place to prevent dust and erosion, including, but not limited to daily watering, silt fences, and seeding. The City Engineer may impose reason- able measures to reduce dust at the site. 63. The Developer shall comply with the 1991 Wetlands Conservation Act, as amended. 64. 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 — Langdon Hills Case Nos. ZA2020-020 & PP2020-021 March 23, 2020 Page 22 of 23 the Developer has been released from any further obligation by City Council motion re- ceived in writing from the City Engineer. 65. The Developer must provide to the City an irrevocable letter of credit for on-site improve- ments to ensure that the Developer will construct or install and pay for the following: a. Paved streets b. Concrete curb and gutter c. Hard surface driveways d. Street lights e. Mailboxes f. Water system (trunk and lateral) and water house service stubs g. Sanitary sewer system (trunk and lateral) and sanitary house service stubs h. Storm sewer system i. Street and traffic control signs j. Shaping and sodding drainage ways and emergency overflows in accordance with the drainage development plan approved by the City Engineer k. Adjust and repair new and existing utilities I. Trails and sidewalks m. Erosion control, site grading and ponding n. Surveying and staking o. Stormwater basin, and open space boundary markers p. Landscaping These improvements are all in conformance with City approved plans and specifications and will be installed at the sole expense of the Developer in conformance with Title 10, Chapter 5 of the City Code; or if in lieu of the Developer making said improvements, the City proceeds to install any or all of said improvements, under the provisions of Chapter 429 of the Minnesota Statutes, the City Council may reduce said Letter of Credit by the amounts provided, upon the ordering, for those public improvements so undertaken. The Letter of Credit must have the same expiration date as the Developer's contract. The bank and form of the security is subject to the reasonable approval of the City. The security shall be automatically renewing. The term of the security may be extended from time to time if the extension is furnished to the City at least forty-five (45) days prior to the stated expiration date of the security. If the required public improvements are not com- pleted, or terms of the Development Agreement are not satisfied, at least thirty (30) days prior to the expiration of a letter of credit, the city may draw down the letter of credit. The City may draw down the security without prior notice for any default of the Development Agreement. The minimum amount for this financial guarantee will be included in the devel- opment agreement. Planning Staff Report — Langdon Hills Case Nos. ZA2020-020 & PP2020-021 March 23, 2020 Page 23 of 23 66. The Developer must post a cash escrow with the City's Finance Director to cover engineer- ing, legal, and administrative costs incurred by the City. If this non-interest-bearing account balance becomes deficient, the Developer must deposit additional funds. This must be done before final bonding obligations are complete. This escrow amount will be included in the development agreement. 67. 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. Prepared by: Emily Schmitz Senior Planner Attachments: — Developer Narrative — Site Plan 03/10/2020 — Preliminary Civil Drawings 02/26/2020 — Engineering Review Memorandum 03/19/2020 RECEIVED FEB 2 6 2020 LAN G DO N HILLS r1ITY OF COTTAGE GROVE COTTAGE GROVE, MN Preliminary Plat and Rezoning with a PUD Overlay Application Narrative Project BacItground Distinctive Design Build, LLC is requesting a preliminary plat for a 53 lot single family detached subdivision and a rezoning with a planned unit development (PUD) overlay from R-1 Rural Residential District to R-3 Single Family Residential District. One of the lots will contain the existing house that is on the property, so 52 new lots are being created. The project is to be know as Langdon Hills and is located on north side of 65th Street S west of the Silverwood development, south of the new Eastbrooke project and north of Cottage Grove Elementary school. The site is approximately 25 acres in size and consists of an existing single family house with outbuildings with an address of 7388 65th Street S. The site is partially wooded with open space on the west half of the property and is agricultural farmland on the east side of the property. The primary access to the site will be provided by a street access on 65th Street S. that lines up with the access to Cottage Grove EIementary school. Secondary access points will be at 63rd Street South, an existing street stubbed into the east property Iine from Silverwood development and a proposed street on the north property line that will be constructed as part of the future phases of the Eastbrooke development. As part of the development, the existing house and outbuildings will be retained by the seller of the property, The Iot being created for this property will be 3 acres in size and will not be part of any covenants or potential homeowners association. This property will be platted as part of the development and have a lot and block legal description. The lot with the existing house on it will have a street stubbed into the north property Iine and at some point in the future this property could be resubdivided further when the house is removed, As part of the submittal a potential concept plan is shown for the future development of this property. Two outlots are proposed for stormwater management facilities and open space purposes. These outlots also contain large stands of trees that will be preserved with the development of the project. It is projected that these outlots will be dedicated to the City of Cottage Grove as part of the final plat approval and recording. The preservation of these trees and open space is a PUD benefit very similar to projects that were recently approved in this area. Two additional outlots will also be created on the east side of the development and it is expected that these outlots would be included with any future development of the property to the east. Page t Rezoning & PUD Overlay The property is currently zoned R-1 Rural Residential District and as part of the request the property is proposed to be rezoned to R-3 Single Family Residential District with a PUD overlay. The minimum lot size for lots in the R-3 district is 10,000 square feet and 75 feet wide. Setbacks in the R-3 district are 30 feet in the front yard, 35 feet in the rear yard and 10 feet on the house side yard and 5 feet on the garage side yard. Fourteen lots on the west and north side of the development are proposed to meet the R-3 standards and setbacks, These lots are located in the mostly wooded area of the property and back up to the Eastbrooke plat to the north and future development land to the east where the property consists of sloped hill sides and a creek, It is expected that these lots will command a higher price due to the natural amenities that back up to these lots. The remaining 38 lots are proposed to be sixty feet wide with 7.5 feet side yard setbacks and are mostly located in the areas of the property that are currently being farmed and have views of 65th Street South. With the lack of trees in these areas it is expected the price point will be lower than the lots that back up to trees and open space and therefore the reason for the 60 foot lot widths. In order to allow the 60 foot wide lots and changed side yard setbacks, a PUD overlay has been requested with this approval. This development plans on protecting and preserving valuable natural resources and amenities to ensure a high quality of environmental conservation by protecting wooded areas Froin future development. This type of preservation is very similar to other recent development approvals in this area. This proposal is consistent with the Comprehensive Plan since the proposed use is considered low density and that is what this property is guide for. Single Family Homes It is projected that the approximate prices of the homes to be constructed will be in the $375,000 to $450,000+ range for the 60 foot wide lots and $400,000 to $550,000+ for the 75 foot wide lots. Distinctive Design Build will be the builder for the homes but it is possible a few of the lots could be sold to another custom home builder. It is expected the homes will be a mix of two-story, rambler and split entry homes depending on the lot. The current grading plans show 10 flat lots, 13 full basement lookout lots and 29 full basement walkout lots. At this time no association is proposed for the project but covenants and architectural guidelines will be required. The following architectural guidelines will be incorporated into the covenants that will be recorded against the lots. it is expected that the existing house at 7388 65th Street that is remaining will be exempted from the covenant requirements. Architectural Guidelines: All Builders and Buyers understand that a full set of plans, blueprints, elevations of all buildings, lot survey and exterior colors are submitted to Distinctive Design Build, LLC (the "Developer") for approval prior to construction. All Buyers shall adhere to the following guidelines. Page 2 1. BUILDING AREA. The size of any dwelling, exclusive of one-story open porches, decks, }casements, garages, fireplaces and three season porches, shall be: Rambler or Single Floor Minimum of 1,250 square feet of finished living area on the main floor. Multi-level Minimum of 1,300 square feet of finished living area above grade. Two Story Minimum of 1,800 square feet of finished- living area above grade. Split Entry Minimum 1,200 square feet of finished living area on the main floor. Other Style Homes Must receive specific case-by-case written approval by the Developer. 2. ROOF PITCH. A minirnum roof pitch (slope) of six (6) feet on rise in twelve (12) feet of run (6112 pitch) is required on all dwellings including attached garages, except that Developer may approve a lesser roof pitch if presented as an element of a plan proposing a recognized architectural style (e.g. "Prairie Style" dwellings). Porch areas are excluded from the 6112 roof pitch requirement. GARAGE. Minimum three car garage on the 75 foot wide lots (Lots 1-14, Block 1) and a minimum two car garage on the 60 foot wide lots (Lots 1-21, Block 2; Lots 1-7, Block 3; and Lots 1-10, Block 4). 4. FRONT PORCHES. If a porch is utilized, porches on the front of the dwelling must extend a minimum of six (5) feet from the front of the principal dwelling. 5. GARAGE DOORS. All residential garage doors must have raised panels or similar design features. 6. TRIM AND WRAPS. The Developer encourages the use of window wraps, window grids, shutters, etc. and all windows, doors and garage doors must have a low or no maintenance trim or wrap on all four sides of the dwelling. 7. EXTERIOR MATERIALS. All exterior dwelling surfaces shall be of approved materials including, but not limited to brick, stone, stucco, shakes, hardie board, LP Srnartside, cedar, vinyl siding, or aluminum or steel siding. Siding shall have a reveal of no more than eight (8) inches, and where used shall be the same on all sides of the dwelling. 8. NEUTRAL COLOR AND ELEVATION CONTROL. No two colors or elevations alike next to each other on the same side of the street. Natural colors utilizing earth tones, greens, grays, or natural wood tones are encouraged. Page 3 9. ZONING, Builders/Buyers are responsible for all City of Cottage Grove ordinance requirements and all setbacks shall be consistent with the approved Planned Unit Development standards. 10. TREES AND SHRUBS. Builders/Buyers agree to plant to be based on cit requirement) front yard tree(s), per the approved landscape plan for Langdon Hills dated '2020. Specific location and types of trees are specified on the approved landscape plan and said trees shall be a minimum of two and one half inches (2'/2") in trunk diameter and balled and burlapped. All trees shall be warranted by the Builder/Buyer to be alive, of good duality, and disease free for twelve (12) months from the time of planting. Any replacements shall be warranted by the Builder/Buyer for twelve (12) months from the time of the replacement planting. Timing Once the preliminary plat is approved, it is expected that the final plat will be submitted for approval and that construction on the site will begin late spring or early summer. Grading and construction of the utilities and streets is expected to be complete in the fall of 2020 with home construction beginning at that time or sooner if a model home permit is allowed. Grand opening of the model homes is projected to be around the start of the 2021 spring Parade of Homes. It is thought that total build out of all the lots will take around three to four years. Page 4 PIONEER SITE DATA GROSS AREA: 315.1 EXISTING ZONING: R.1 RURAL RESIDENT -IAL ZW GUIDE+ PLAN: LOW DENSITY RESIDENTIAL (1-4 UNIT51-k(-RF, PROPOSFD ZONING: PUD PROMCASED LGTS: 31 0: 37 75': 1.3 3.0 ACRE FARM STF.A D BLOCK I 75' I.l Y1STANDARDS; OT W I DTH: 75' LOT ARSA: 10.000 SF I-RUN'1' sLmT CK: 25' C0KNLR SEI-HACK:2[Y REAR. SFIBACK: V SIDE YARD'.SFTR.%('K: 7.1' BLOCK2-4 69 LOT STANDARDS: IAT WIDTH: 6V LOT AREA: 7,800 SF FRU TC SETBACK: 2.5' CORNER SFTNACK: 20' REAR SEC IkM 30' SIDE YARD SET&ACK: 7 S' v no !� 6RAMIC WAM IN FM WARNNO UNDERGRO4NO UTILITIES CALL 48 HOURS BEFORE DIGGING GOPHER STATE ONE CALL TWN CITIES .AREAL (t5l) 454-On02 MN. TOLL FREE: I -SOD -252-1166 LANGDON DILLS 1,1 TE R'tIDDSL RY PRELIMINARY PLATE " 1; COTTAGE GROVE, MINNESOTA I� p11111 1 ILL T- 471-1 V'r. 1-J(11 1'`��' a r` ;l LOCATION kJAP C' 1D 4 ' 6 4meg: Y I SC y,• - 8 � ' � '� 1. , �� , `• Y 7I *� l5 i S Lo I Ij� I I I 1 _ ----- _ __ ___J ,� t'IZ �,' oro 65TH STREET SOUTH - C—� 0 76 160 Otio PMNEE a M scAm IN nv7 � ti -•� , =Z— ,�>» a ,ens, eeA.Ar�, �n „� DISTINL .LLC LANG➢DN HILLS 1.10 1, 17 COVER TIVP DE5141N BUILD. `c'`inuk IUlmmsrnnirw SHEET INDEX COVER sIIEEr 1.10 - -� LEGENDSHEI=I' 1-20 2 ; I} , ,5 1 to i' �. EXI4TTNO CONDITIONS 2A PRELIMINARY PLAT 3,10 PRE[ SITE PIAN .... 4,10 c I PRTIIMINARY SANITARY &'.WATERMAINPLAN PRTIIMIN ARY STORM PLAN 5-10 5.20 # + ! J �. 2 I PRFI IVIINAR V(iR.AOINGPLAN 6.10 �-` I -, { ' PRELIMINARY EROSION CONTROLPL4N PRFI IV11NARY 6VEDrNG PLAN 6.20 15.30 2 ' - • s GRADING DETAILS 6.40.6.42 �-- PRELIMINARY STREET PROFILES PRELIMINARY 7L-RNLANES CITY DETAILS 7AD 7"20 S.1"A l r---- - ----- - + PRELIMINARY LANDSCAPE PLAN ... 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W$ �R EYE6EFx WB Q 96h[x tRuS _.. _CE1Pbw gwco ersna. 6' 8e9 +5 n1RWhv SPWUCi/Pt[[h A6[5 e' 6A6 25 yRrfC WA , B' P!6 'B LANDSCAPE NOTES: PROPOSED UNITS: 52 EVERGREEN. 56 TREES REQUIRED BY CITY: 208 TREES REQUIRED: PER SINGLE FAMILY LOT- ONE IN BOULEVARD EACH UN17 WILL HAVE A MINIMUM OF 1D SHRUBS MITIGATION REQUIREMENTS: 151.5"" SEE TREE PRESERVATION PLAN FOR DETAILS 707AL INCHES PROPOSED: 549.5' 56 EVERGREENS X 2s 112' 175 OVERSTORY X 2.5= 437.5' CONIFEROUS TREE PLANTING DETAIL M Y Ia'r •4.t ti P X401 W. F' ti "MC 417 { HT1 f LANDSCAPE NOTES DECIDUOUS TREE PLANTING DETAIL F' ti { HT1 PI*NEER ,,;,g 3�w iwsarNa (65l)66L141C Cinfca tMiyhr. ClHSSIEd .w 6✓'mrlTCut6 PLANT SCHEDULE N Y Y ri r N., pdM�pn BEES ROOTAN II'l: . NMrlNgop MhPLE£httv i..- 2.5' BCS 15 a.' . 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C' Beg +5 td �SyEfvW�CE/pK[h E!�[5 e' 9}g 25 yBCfC FN/RYva �rcara B' on 'B LANDSCAPE NOTES: PROPOSED UNITS: 52 MRSTORY. 1 EVERGREEN: 56 TREES REQUIRED BY CITY: 208 TREES REQUIRED: PER SINGLE FAMILY LOT- ONE IN BOULEVARD EACH UNIT PALL HAVE A MINIMUM OF 1D SHRUBS MITIGATION REQUIREMENTS: 151-5"' SEE TREE PRESERVATION PLAN FOR DETAILS TOTAL INCHES PROPOSED: 549.5' 56 EVERGREENS X 2s 112' 175 OVERSTORY X 2.5= 437.5' CONIFEROUS TREE PLANTING DETAIL R ell - _57 LANDSCAPE NOTES DECIDUOUS TREE PLANTING DETAIL { �T1 1 A SNEE levnem g `„-,tnx�uLb<e a! •waaam (F a��i�H� lfnfes F3uyG�, Ed1f 16]t0 rw Ppp�uCFua 6RAP111C SC.UE ]N PEE]' New Tree Preservation Orem an ee (11-6.19): Total signifi cant i nehes on site: 5,9% Al l owed removal! 50'%of 5,986=2,993 Inches removed! 3,376(56%) Removal ove r threshold! 383 i nches Mitigation: 383/2=191.5' Trees deemed poor or off-site are excluded from AI Calculations TREE IDENTIFICATION PROVIDED BY: KEN ARNDT. 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MEMORANDUM Date: 03/19/2020 To: Ryan Burfeind, PE From: Mike Boex, PE Subject: Langdon Hills Plan Review City of Cottage Grove, M N Project No.: N14.120811 2035 County Road D East Maplewood, MN 55109-5314 Ph: 15511704-9970 Fax. 16511704-9971 Bolton-Menk.com This memo summarizes the review of both grading documents and street & utility documents submitted by Pioneer Engineering, dated 02/26/20. 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. ShPPt 1.10- 1. Identify the benchmarks and horizontal and the vertical datums used on the project. 2. Note that the City of Cottage Grove's 2020 Standard Specifications for Street and Utility Construction shall govern for all improvements on the project. A copy will be provided. Sheet 3.10: Coordinate the plat and right-of-way location with the proposed Eastbrooke 2nd development to the north. There appears to be an easterly shift of 10' in the right-of-way and street alignment location compared to the submitted Eastbrooke 2"d Addition. Plans have been attached for reference. 4. A 20' wide outlot shall be provided for access to the basin in Outlot A. 5. Outlots A, B, C, and a shall be deeded to the City. 6. Clarify if a monument sign for the development is proposed and where it will be located. If needed, it should be located on HOA property and would require an additional outlot. Sheet 4.10: 7. Street B should he referred to as Harkness Avenue per the Eastbrooke 2nd Addition plans. 8. The overhead power service along Street B should be removed as a part of this development since it is located within the plat. The aerial service to the home can remain, but the pole should be relocated to private property and underground service from the development should be brought to the pole and coordinated with Xcel. If to remain, the existing driveway for 7490 65th Street should be removed from the new Street B right-of-way. However, it's preferred that the driveway be adjusted to permanently access Street B and remove the 65th Street connection. H:\COTT�N14120811�I Cumes�C To Others\ 120811 Plan Review 2020-03-19.dact Balton & Menk is an equal opportunity employer. Langdon Hills Plan Review Page: 2 10. Lots 1 and 2 block 2 will not be buildable until the temporary cul-de-sac is removed. The cul-de- sac should be shifted east such that the permanent sidewalk and boulevard can be constructed in front of lot 14 block 1. a. Although not depicted, please be aware that a temporary turnaround would be needed in the future for the 7 -lot ghost plat to the south (block 5). 11. Label street stationing on Street B. 12. Label curb radii at intersections (20' typ.). 13. 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.). 14. 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. 15. Identify the transition points on 63`d Street as it relates to the connection at the existing Silverwood development (street width, curb type). 15. Identify park/open space marker installations on the plans. See the attached plan for locations. 17. 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. Make the following adjustments to the street lighting plan: i. Move the light between lots 1 and 2 block 1 one lot line to the south. 1. Provide an empty conduit from this light to the north plat line. This conduit shall be connected to a conduit to be installed in the Eastbrooke 2nd Addition. ii. Move the light between lots 5 and 6 block 3 one lot line to the west. 1. Provide an empty conduit from this light to the existing streetlight in the Silverwood development. A handhole in the north boulevard to cross the street will be necessary since the Silverwood streetlight is located in the south boulevard. iii. Add a streetlight between lots 12 and 13 block 2. iv. Move the streetlight between lots 14 and 15 block 2 one lot line to the south v. Move the streetlight between lots 19 and 20 block 2 one lot line to the north vi. Add a streetlight on the south side of lot 21 block 2. vii. The streetlight at 65th Street shall comply with city detail LGT-6 (20' pole). All other lights within the development shall conform to detail LGT-1. Beltu & Menk :5 an equal opportunity employer. Langdon Hills Plan Review Page: 3 viii. Add a light on the south side of lot 13 block 1. 18. 8' wide bituminous trail shall be installed along 65`h Street adjacent to the proposed plat. The developer should obtain an additional 25 -ft easement from the property owner of 7490 65th Street in order to extend trail from the Silverwood Development to Langdon Hills. a. The sidewalk on the west side of Street B should connect to the new trail. The trail will provide an east -west pedestrian crossing of Street B. b. No pedestrian crossing of 65th Street should be depicted at this time. Pedestrian crossing options will be further discussed with Washington County and additional direction may be given in the future. 19. Stop signs should be provided for: a. Both approaches of 63rd Street to Street B. b. Street B at 65`h Street (36" stop sign). 20. Due to a proposed trail crossing on Harkness Avenue just north of the plat in the Eastbrooke 2nd Addition, an advance pedestrian warning sign (W11-2) shall be provided between lots 2 and 3 block 3. 21. Regarding ingress and egress from the site: It should be noted on the plans that no access shall occur from the Silverwood development to the east. The existing barricades at 63rd Street shall remain during construction. 22. Barricades and future street extension signs per detail STR-31 should be placed at the end of 63rd Street. Sheet 5.10: 23. The existing temporary hydrant and valve at the eastern plat line in the Silverwood development should be salvaged and delivered to public works. 24. 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. 25. Pipe class will he reviewed when profiles are submitted. 26. 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'. b. In order to minimize future street impacts, services should be provided on the east side of Street B for the future lots. A separate discussion should be had with the developer and City staff to discuss lot layout options. Impacts to the existing driveway for service installation should be evaluated. 27. Valves should be located in accordance with city standard detail STR-28. 28. Hydrant valves shall be provided at each hydrant per the city detail plate. 29. Dead-end hydrant on 63�d Street: restrain the vertical bend and a minimum of the next 3 joints for 6 and 8 -inch pipe with %-inch tie rods in conjunction with blocking. Bolton & Menk �5 an cqual oppprtunity er:pWyer. Langdon Hills Plan Review Page: 4 30. Rather than install a parallel 8" watermain in the north boulevard of 65th Street, cross 65th Street near Street B with the proposed watermain and tie into the 12" main in the south boulevard. Sheet 5.20.- 31. .20: 31. 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. 32. Profiles will clarify the following discrepancies: a. The outlet elevation of the infiltration basin (907) does not appear to match the detail on sheet 6.42 (906). b. The grade of pipe between OCS-48 and FES -47 does not agree with the elevation of FES - 47 and the detail of OCS-48 on sheet 6.42. c. The grade of pipe between FES -39 and OCS-40 does not agree with the elevation of FES - 39 and the detail of OCS-40 on sheet 6.42. d. The grade of pipe between OCS-40 and FES -41 does not agree with the elevation of FES - 41 and the detail of OCS-40 on sheet 6.42. e. The grade of pipe between OCS-9 and FES -10 does not agree with the elevation of FES - 10 and the detail of OCS-9 on sheet 6.42. 33. Easement widths will be confirmed when plan and profiles are provided for the proposed utilities. Generally, a minimum easement width twice the pipe depth is preferred. 34. 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 should he provided in greenspaces. 35. A 3' build may not work for C6-24. Off-street catch basins shall conform to STO-9 or STO-10. A 3.33' minimum build is recommended with 12" pipe. Likewise, a 3.€7' build is recommended for CB -1 due to the 15" pipe. 36. The maximum velocity discharged overland shall be limited to 4 -fps and the maximum velocity into a wet basin is 6 -fps. The grade on storm pipe segments will be reviewed when profiles are provided. 37. Inlets should be at the pond NWL (FES -23). 38. Submerged outlets are not allowed in wet basins. Please utilize a skimmer structure per city detail STO-16 in lieu of submerged flared ends (FES -8, FES -49). 39. Realign FES -41 such that it isn't directed towards the side slope of the infiltration basin (rotate pipe to west). 40. Sump structures shall be provided in the street prior to a pond. 41. Multiple labels make the plan difficult to read and they obstruct the storm sewer system below (e.g. the label for CBMH-30 is obstructing the storm sewer system near CBMH-6). Eliminate the wipeouts or reposition the text. 42. Evaluate ways to handle drainage around FES -32. Investigate if drainage can be collected closer to lot 10 block 4 lot line. An off-road catch basin structure is preferred to a flared end. Sewer Bottcn d Mcr.$ in equa[ appertuna c.—eAo:;er. Langdon Hills Plan Review Page: 5 and water service locations for the future lots will need to be coordinated with the proposed storm sewer. 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. In order to avoid short-circuiting of the pond, consider shifting STM H-14 further east, such that FES -15 can be directed more northerly and not aligned towards the pond outlet. Sheet 6.10: 45. Label the bottom of the proposed infiltration basin. For example, FES -49 is set at an elevation of 905.5 on Sheet 5.20 but the bottom contour is 905. Confirm flared ends into the infiltration are placed at the bottom of the basin {FES -41 at 905}. 46. Label pond NW and HWLon the grading plan. 47. The swale behind lot 7 block 4 should be moved into the proposed drainage and utility easement or additional easement should be provided. 48. Drainage on the north side of lot 1 block 1heads directly towards the home, evaluate if a swale can be incorporated to direct drainage away from the home. 49. Construct a 10' wide(minim um) EGF depressed 12" at each basin berm, with rip rap or TRM placed on the EOF and downslope. a. Identify top of berm elevations. The minimum width at top of berm shall be 10'. 50. Some text is difficult to read, for example the EGF of the basin northwest of 65`" Street and Street B. Please ensure critical text and elevations are readable throughout the plan. 51. 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 STC] -15 for typical pond benching detail. Confirm ponds have a maintenance bench and aquatic bench 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). 52. 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. Sheet 6.20: 53. Show the location of the rock entrance on the plan. Sheet 6.41: 54. As previously mentioned, top of berms shall be 10' in width and maintenance benching shall be provided per city detail STO-15. 55. In the infiltration basin, the City recommends providing a Filter Topsoil Borrow (MnDOT 3877.2.G) consisting of 70% sand (meeting the gradation requirements of 3126) and 30% Grade 2 Compost (MnDGT 3890). Lower compost levels have typically proved difficult when establishing vegetation in basins. 56. The slopes in the infiltration basin cross-section (3:1) do not agree with the infiltration basin depicted in the stormwater basin section immediately above (4:1). Sheet fi_47 Bolton & Menk S an equal opportunity employer. Langdon Hills Plan Review Page: 6 57. Provide stairs on the upstream side of structures with weir walls. Position them such that they can be accessed with the city's standard grate. 58. Depict the correct outlet structure grate per the city detail plates. 59. The minimum amount of steel in the weir walls shall be #4's @ 12", each way, for the weir heights currently depicted; please depict this on the plan. Should the weir height increase, the design should be reevaluated. 60. On the outlet side of structures with weir walls, outlet shall be at bottom of structure or fill bottom of structure to outlet with concrete to avoid a sump of water where it's not needed. Shoat 7 9 n• 61. Coordinate the street profile and grading with the proposed Eastbrooke 2nd development to the north. If possible, a maximum grade of 5% should be provided. 62. Label intersecting streets including stationing and elevation. 63. Vertical curves should be designed for stopping sight distance. Minimum K values of 19 (crest) and 37 (sag) should be evaluated. 64. Depict the existing street grade on €151 Street in the Silverwood development to depict how the proposed work will tie in. A plan sheet showing the design centerline was been provided for reference. Cheat 7 -)n- 65. Provide typical sections, including pavement section, and label lane widths. 66. Confirm a 12' lane with 2' curb reaction distance is provided. Lane width is not labeled by Hedgecroft Avenue. 67. Label proposed curb type. A 4" curb is anticipated due to speed. 68. Proposed spot elevations and gutter grades should be provided. Evaluate the need for catch basins. 69. Depict the existing lane lines east of Hedgecroft Avenue. Please confirm the westbound lane on the east lines up with the west side as drawn. 70. The westbound taper west of Street B is shown at 378'. A 50 -mph road should depict a 50:1 for 12' lane = 600' taper. 71. There is an existing culvert just east of Street B that will need to be extended for the right turn lane. Please depict this work on the plans. 72. Washington County will also review the plans and provide comment. Sheets 08.10-8.11: 73. Review and include applicable city detail plates to the plans. The City will provide updated 2020 detail plates, please incorporate into the plans. Below are some typical details in residential construction: a. Sanitary sewer manholes (SAN -1, SAN -2, SAN -4) b. Concrete hydrant pad (WAT-9). 5vllcn & Menk ., an equal cppertuniry Qmplo•ycr. Langdon Hills Plan Review Page. 7 c. Hydrant (WAT-1) d. Gate valve (WAT-3) e. Dead end water line (WAT-8) L Services {SER -1} g. Riser (SER -9) h. Irrigation service, if applicable (SER -12) i. Storm sewer structures (STC -3, STO-4, STO-5, STO-6, STC -7, STO-9, STO-10) j. Bedding (BED -01, BED -2, BED -3) k. Trail and sidewalk {STR-9} I. Curb and gutter (STR-10) m. Service stamp in curb (STR-11) n. Curb transition (STR-12) o. Curb at catch basin (STR-14) p. Structure adjustment {STR-23} q. Bituminous wedge (STR-26) r. Temporary turnaround {STR-27} s. Streetlight (LGT-1, LGT-6) and concrete base (LGT-7). t. Eliminate STR-3 and STR-4 from the plans. 74. Temporary streets should be identified with a bituminous wedge per detail STR-26 and final wear course under a future contract. Sheet L1-L2: 75. 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 76. Please depict all surface features such as traffic signs, streetlights, and hydrants on the landscape plan to help identify potential conflicts. 77. Corner lots should only have two boulevard trees. Bolton & Menk S an equal opportunity er:ployer. Langdon Hills Plan Review Page: 8 78. See the attached map of trees to be removed per the forester. The restrictions listed above should still be applied. 79. The permitted qualifying inches to be removed is 35%, not 500/6. 80. The required boulevard tree does not count towards the required 4 yard trees therefore, additional yard trees must be included in the landscape plan as the current plan indicates only 3 yard trees in addition to the boulevard tree 81. The total inches to be mitigated cannot be fulfilled by the required yard tree and boulevard trees — additional plantings must be proposed or cash in lieu of to mitigate additional inches removed above the permitted. Stnrmwntar- 82. 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 or explain why there is a difference. b. The HydroCAD model includes existing conditions pervious area curve numbers (based on HSG A) of 36 and 49 for Woods/Grass and 60 for Small Grains. The Woods/Grass values are lower than the acceptable range of the South Washington Watershed District. The South Washington Watershed District Standards Manual specifies: "For predevelopment conditions, the allowable range for a CN to reflect undeveloped conditions should fall within values of 52 — 62 and must not exceed a value of 62." Please adjust the existing conditions curve numbers to comply with the watershed standards. c. The HydroCAD model includes proposed conditions pervious area curve numbers (based on HSG A) of 36, 39 and 49 for Woods/Grass with HSG A. These pervious curve numbers are too low for developed conditions. The South Washington Watershed District Standards Manual specifies: "...CN values listed under hydrologic soil group A will generally not be accepted where developed conditions are modeled (either as an existing developed condition or a future proposed condition). This accounts for soil compaction during mass grading and construction activities." Please adjust the developed conditions pervious curve numbers in the model to values other than HSG A, or demonstrate why the values are appropriate by showing on the drainage area maps and grading plans the areas of existing woods or grasses that will not be cleared, graded or otherwise compacted. d. Pond 10OP: Pond 100P is simulated as a 3" vertical orifice at elevation 907. The computed HWL of 909.54 slightly exceeds the OCS-9 weir crest of 909.5. Please add the weir overflow and 12" RCP outlet to the HydroCAD model e. Pond 10OP: The EOF shown on sheet 6.10 of 17 is 909.0. This is below the HWL of 90954 computed in HydroCAD. Please revise the HydroCAD model to simulate this EOF or change the grading plan to show a higher EOF. L FES 47 on 5.20 of 17 is shown with invert of 900.55 which should he corrected to 905.5. g. Hydrograph Plots: Please include hydrograph plots in the HydroCAD report so we can more easily review the pond inflows, outflows, drawdown and model stability. Bolton & MQnk s an equal opportunity er:ployer. Langdon Hills Plan Review Page: 9 h. Pond 30OP: The orifice is simulated as one of two outlets for Pond 300P. The other outlet simulates the connection between 300P and the infiltration basin INF. Although the model seems to work correctly, it would be better and easier to understand if the orifice and overflow weir were routed to the pond outlet pipe. 83. Storm water Treatment: a. Sheet 4.10 of 17 shows possible future plats. Please explain whether the proposed ponds and infiltration basin are sized to accommodate these possible future developments. 84. The Preliminary Stormwater Management Plan Narrative indicates that a MIDS model was used to simulate the ponds and infiltration Basin and the results show BMPs will remove 97% TSS and 90 % Total Phosphorus prior to leaving the site. Please provide the MIDS report to document the water quality treatment provided. b. Include in the water quality narrative a discussion of whether the total phosphorus load meets the Watershed allowable rate of 0.22 lbs./acre/year for drainages to the Mississippi River or existing loading rates, whichever is less. 85. Rate Control: a. The allowable outflow rate from Pond 1.00P is 0.15 cfs (4.59 acres @ 0.033 cfs acre). The proposed peak outflow rate from Pond 100P is 0.37 cfs—which although controlled by a 3" orifice still exceeds the allowable unit rate. Investigate if the storm sewer draining backyards in Block 3 Lots 3,4,5,6, and the road runoff from street B could be routed to Pond 200P. If needed, it appears the infiltration basin outlet could be raised, to provide additional capacity. 85. Rational Storm Sewer Design: a. Submit calculations of the storm drain rational method design for a 5 -year design. b. Plans show MH/CB numbers, but need to show the delineated drainage areas to each catch basin and list the pipe sizes, lengths, and grades. c. On-site storm sewer should be sized to a 5 -year rational method design. Submit rational method design calculations for the storm sewer system. Please submit a drainage area map for each catchment. Include individual pipe segment velocities with calculations for review. Trunk facilities should be analyzed and designed to accommodate the 100 -year ponded discharges plus 5 -year rational flows from areas that enter the trunk to he carried to the next storage area downstream. 87. The City will require post -construction infiltration testing to verify the infiltration rate and drawdown period of each basin. 88. Models: 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. 89. NPDES Construction Stormwater Permit: As this project disturbs more than 1 acre, an NPDES Construction Stormwater Permit and SWPPP will be required. 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F- LLJ LLJ TEMP CUL-DE-SAC -AS R£0--- I_ _ 'us �W },s*' C 89'y+l'– i I'� itSi EARF6AC. r--- POSSIBLE 7 LOT FUTURE PLAT; > fff o W - ,'• `� �y s tr.^ A * 1 N' h �i• Zi i I CONCRETE':.a • r i A 441'+ �i i' i i' Ili ] II` v U 2 �_ S ^',y 1%? , �, .-f SIDEWALK (TYPJ •�• 4 r 4 I I 1- I d r 3 C?� Li MALT A ", ,1 STREE7 L[CHT'�Eli" (TIP.) k' 1I 11 'I I 12 P5' CONCRETEi SIDEWALK (TYP) it Ii it �J, it i 7 I 3Q & 1 1 r I l i 6 I s TO RDAU IN FUTURE I REMOVE POSTING DR1s1EZy I AS PART OF pEVELOPMENT FION!EERRce7;ng r i..dma.r. „acv••., ---a r –—�ux�-uyar..u–® �.r. .» ME PLAN D1STD4 _v`AA I NBV u.0 LANUDON HILLS r =pfa L1RE,rplE f4'�VliA,bY [i]TIALY +lT1.uM1+p'v.1� 4111-. I' SEE SHEET U13 — — `- �� — Y �. ` _- — — — — I ll CDNCRE'E l. S , f5[CEWAIl: CQNSIRCON— j I 00N5-AU[-[ON[RE-E H•DPV- PEDES' RN DDRB R PPEN DETAIL q 3 ON SHEE-C 0.. 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F%I51N: INlD9:FF1FC 1N 151 kNI: _ _ r y r - — � STA: 34.87,74 Of ��.t . _ — — — 1 Z4A 29 51 m1 r PFA -E E%IS-IH . - END CWAb AND CUTER ��I-M.N[i 111 p 8E ]N MRS AIM GMERG+ [N1FR[M SIREEE m FID CDNSTRLP PEN 9ESIN [IlR6 AHD u7l�ER ¢ TORENAIN IN PL4CE ` w CL RB FAMF PER DETF]L DN SIE C5.3: PER DETAIL RED C 30' RAC, Fr[ —j i 1 CU j •' $ 2 1 ar C ❑ D]NSERNCT CON=E HxDAAM 8 0`' . `EVS NG I A= PAD PER DETAIL M.D: ON SNHE L i 7 L I SEE SHEE- '513 61ST STREET S0. 63RD STREET CIRCLE w IpD -. 960 IIP ELEV = 925.30 HP S-A - 32.48. 13 - - - - 960 - M STA - 32+50T2 M EIFJ=925.53 MSTAk 3059 VVI =R55 PVISTAT:4� M 57-A - 35.30 _ A.D. - •4.56 PN ELRI- 927.10. M EAEV - 92192 M EIEVI. 922.4 - - 950 MP"=9M..w K=32.93 A.D.41.42 Ad 1-•1.90 A.D.4am 950 Ad -0.50 -70.1.52 150:'4X K=7A 31 " 940 190.07VC I LC m.00'VC 940 V] ❑ W z u Z C .Wri 53 8 R - 930LLrO Wy fu Vxt i+ WY DEY6H. PRwF1E. fu 930 � ,{ rn ffi G. %] 9 K - 9 9 1 2I © V G 920 920 - 57k 34- A4 EiEN. 9 0.12 T. S'A: 29-51.4 REtl: 921.66 [ HEAA 5T0NE NOTE SD. IEGIN CUPS AND 6DT7ER uE 910 910 � Z g 900 - 900 V 890 - - - - - - - - 890 St. 2 $ ,g $ P a 36.44 35+00 34-00 33.00 32.00 31+00 3400 6.00 1.00 2-00 3.00 4'00 S+(q RECORD PSN 1 4 Boulevard Tree Plantine List 2020 Overstory Northern Pin Oak- Quercus ellipsoidalis Red Oak- Quercus rubra White Oak- Quercus alba Swamp White Oak- Quercus bicolor St. Croix Elm- Ulmus americana 'St. Croix' New Horizon Elm- Ulmus New Horizon' Accolade Elm- 11 anis davidiatia var.,jL7pottica Morlot?' Skyline Honeylocust- Gleditsia tricanthos var. inermis Skycole' Hackberry- Celtis occidentalis River Birch- Betula nigra (SINGLE STEM ONLY) Yellowwood- Cladrastis kentuckea Kentucky Coffeetree- Gymnodadus dioicus London Planetree- Platanus x acerifolia Tuliptree- Liriodendron tulipifera Understory Japanese Tree Lilac- Syringa reticulata Ivory Silk' Spring Snow Crabapple- Malus Spring Snow' Ironwood- Carpinus caroliniana L M Y ELRCiiome,,ing f�lftli-f9Mi Nee>v EW:ymx Yu st;]n �� tl 23� aBAVEnc sceec ur user FI. ANT SCI iFF1JI F ger cwww __.'!p,�. aasmn nxs ftc1GT ws __, Hale I � !W(dTele® YR�i.F/wr rvM..m TaroNsa�d 10' Bili 1S mTnaa elA4[ YNlL/h� • *.«.:mn ',1alhrmd ].!' sass 1s pY� BIRd�(9etai �,a wa,.,. 1a w � crap (D ticaaKw xAoaeroreJc.�e. «.Y."wx as eAa sa SMC MEF+ MWEROCUSa/�CWe VbLwiYq. IAI� N�nl. Rs !Btl 10 e4kAfAN epl auva.�. roti 15" Yia ¢p 0 Scl11fPY UNBCtIJiio- mxAmno '5wk� 25' aap la auJa,raua ....a �.a.Y sa9 SCYM tlFN YJPL(k.r F kesnwY'Ymm ddf Ea' aiY a1 NEN1U!%Y G'aF%FK 1eS[/aY^nadair iii.'... —� {laY/IDIIAfF€ a!' @1b 56 T as BLNX 1i1L5 4w0eLE/pk+w 94M'o dww0e C eao 0 YtlkRir BPIBUCE/i NCEg f am aYi o-�YG/pNW 4'Wm f 9!B 1S LANDSCAPE NOTES: PROPOSED UNITS: 52 PROPOSED TREES: 231 OVERSTORY: 175 EVERGREEN: 56 TREES REQUIRED BY CITY-- 208 TREES REQUIR€0:4 PER SINGLE FAMILY LOT— ONE IN BOULEVARD EACH UNIT WILL HAVE A MINIMUM OF 10 SHRUBS M171GATION REQUIREMENTS: 191,5"" SEE TREE PRESERVATION PLAN FOR DETAILS TOTAL INCHES PROPOSED: 549,5" 56 EVERGREENS X 2- 112" 175 OVERSTORY X 2.5= 437.5" LANDSCAPE NOTES DECIDUOUS TREE PLANTING DETAIL ,* %a'rc1r I I I J� LANDSCAPE NOTES DECIDUOUS TREE PLANTING DETAIL •• a x;ww-n• PI*NEER.gwmft fd CNerpblll- weww� �11m iggW. N'IddN•AVl SSIiP .�.A--..e�w C se� CWM9[C SCATa M Wd:ST PLANT SCHEDULE _ uvewdr a¢s �' W9RMdgCD rddwcld<r m.� v..mw„r � dYTJi1i 0uS YATL/.4x . hrwwa'J.iMiarK Lr BaB .Y BM YN i9 W.1F11 Bdibel>d�Wo nYdre 9wBopr d=19 Bdd1 � [fur.R �,J C1wuCN WA[BFARY/S�W .eeNdenld. 1b'bdll 1Z ��LL55 1 X+EY:CWST/�flf< I+•xp�ldro �.dY 1!' 9d8 .^K' sEN1Ri udi.Jtdo «e.nwme 5.nvy 1yr BFB — sWdw w11w CAKJ[ [e FFbn S/dRdA WFp WAE/Iar x tren�'3nw oen Lr BFB 25' 8d6 25 11 pFle�ypty 4WFEF WR'%C�rswaaAs e4elANM. LY 6✓1B y [1CitC01 ICfS WW.1t HWdS SFWCf/Pkw gwac dwwk C Bd9 1d• x9lnntT tiWINtE/ftlLRA Md5 MdaE d�I'1'�..IeRAV�t LANDSCAPE NOTES PROPOSED UNITS: 52 :PROPOSED TREES: 231 OVERSTORY: 175 EVERGREEN: 5S TREES REQUIRED BY CITY: 208 TREES REOUIRED:4 PER SINGLE FAMILY LOT— ONE IN BOULEVARD EACH UNIT WILL HAVE A MINIMUM OF 10 SHRUBS MITIGATIDN REQUIREMENTS: 181.5"' SEE TREE PRESERVATION PLAN FOR DETAILS TOTAL INCHES PROPOSED: 549.5" 56 EVERGREENS X 2— 192" 175 OVERSTORY K 2.5- 437.5` CONIFEROUS TREE PLANTING OFTW NVOU a .^K' liilll �- -I-' C BIlO TJ 6 9.e LANDSCAPE NOTES DECITIUOUS TREE PLANTING DETAIL y Xu I •••.• �k ria weeua